The applicant proposes to develop a one-story, 3,560-square-foot medical office building with new landscaping, parking, perimeter walls, and future signage on a currently vacant
0.32-acre parcel located at 428 W. Grand Boulevard. The property is in the Community Services (CS) District of the Downtown Revitalization Specific Plan. The project site is surrounded by the Corona Post Office to the north and west, Saint Edwards Catholic Church to the east, and a dental office to the south. The parcel was previously developed with a single-family home.
The variance request (V2024-0001) is associated with an Architectural Review application (ARC2024-0001), which was for the review of the site plan, architecture, landscaping and fencing associated with the proposed medical office building. On March 9, 2026, the Planning and Housing Commission approved both architectural and variance applications. Only the variance requires City Council review as the next step.
The project was initially reviewed by the Development Plan Review (DPR) Committee on February 16, 2023. The applicant formally submitted the Variance and Architecture Review applications to the city on January 3, 2024. The applications were reviewed by the Project and Environmental Review Committee (PRC) on January 25, 2024. Missing and revised items were subsequently submitted, and the applications were deemed complete on December 18, 2025, and scheduled for the Planning and Housing Commission meeting of February 23, 2026. Due to a lack of quorum, the applications were rescheduled to the March 9, 2026, meeting, where approval was received.
ANALYSIS:
Corona Municipal Code (CMC) § 17.86.020(C) requires the following setback to be provided for new development located on Grand Boulevard:
“17.86.020
Building setback lines are established for the following major streets:
(C) Grand Boulevard, not less than 60 feet from the centerline. Parking shall not be permitted in the setback area or between the right-of-way line and any building, structure or portion thereof.”
The project, as proposed by the applicant, provides a building setback of 128 feet, measured from the Grand Boulevard centerline to the medical office building, which exceeds the minimum 60-foot building setback requirement under § 17.86.020(C). The parking area is also located behind the 60-foot setback area. However, while the building and parking area meet the setback requirement, the site plan does not comply with the latter part of the code requirement regarding parking placement, which is underlined below:
“Parking shall not be permitted in the setback area or between the right-of-way line and any building, structure or portion thereof.”
The project proposes a parking lot located between the Grand Boulevard right-of-way line and the building, which places the parking in front of the building (Exhibit 2). The intent of this requirement is to ensure that parking areas are located behind or to the side of the building so that parking areas not prominently visible from Grand Boulevard. This arrangement enhances the visual quality of the streetscape, promotes a more pedestrianoriented environment, and reinforces the traditional downtown development pattern in which buildings are situated closer to the street frontage. Accordingly, the applicant is requesting a variance from § 17.86.020(C) to allow parking in front of the building.
Justification For Variance
CMC § 17.96.020 requires that special circumstances applicable to the subject property must exist for the Planning and Housing Commission to grant a variance application.
Special circumstances applicable to the subject property must relate to the size, shape, topography and location or surroundings of the subject property.
The property is physically constrained by its size, shape, and surroundings, hindering the applicant’s ability to design a site plan that places the parking lot behind the building, as required by § 17.86.020(C). The following outlines the applicant’s justification for the variance:
1. Narrow and irregular lot configuration.
The lot is trapezoidal in shape, with an average lot depth of approximately 173 feet and a frontage width of approximately 82 feet. Due to the limited width, the applicant indicates that there is insufficient area to accommodate a medical office building of functional size, required parking counts, landscape setbacks, fire access drive aisles, driveway ingress/egress; and building and life-safety code requirements, including special design requirements mandated by the California Department of Health Care Access and Information for OSHPD-3 licensed healthcare facilities. These constrains limit site planning flexibility and hinder the ability to place parking behind the building while maintaining code compliance.
2. Infill condition with only one point of access.
The property is an infill parcel surrounded by existing development on all three sides and has only one point of vehicular access from Grand Boulevard. The site lacks alley access and shared access from the adjoining properties. If the building were placed at the front of the lot with the parking behind, the parking area would effectively become “landlock”. The lot width is inadequate to accommodate a compliant driveway extending from Grand Boulevard to the rear parking area while also meeting minimum width requirements for two-way circulation, accessible parking access, and emergency vehicle access.
3. Fire Department access requirements.
Fire Department standards require that dead-end drive aisles shall be limited to a maximum length of 150 feet. If drive aisles exceed 150 feet, the drive aisle lane must be at least 28 feet wide and include a turn-around area for emergency vehicles at the end of the drive aisle. Placing the parking lot behind the building would create a dead-end drive aisle over 150 feet, requiring the additional design features which would substantially reduce the buildable area of the site and impose additional layout constraints on the medical office building and parking configuration.
4. Patient and emergency access considerations.
The applicant states that providing a driveway and parking area in front of the building improves patient safety and accessibility, particularly for pediatric patients, patients with disabilities, and patients requiring assisted drop-off. Furthermore, a front-loaded access design also facilities a more direct and efficient response by EMS and emergency personnel, reducing travel distance from the public right-ofway to the building entrance.
5. Driveway spacing constraints.
The proposed driveway is located near the center of the site frontage along Grand Boulevard. This placement was determined by City staff to be most optimal because it maximizes separation from the adjacent driveways that serve the Post Office to the north and dental office to the south. The required driveway spacing standard limits alternative placement options for the driveway and influences the placement of the parking lot and onsite circulation. Given that the driveway is restricted near the center of the site’s frontage, the most feasible location for the parking area is at the front of the building.
6. Post Office encroachment on the property.
A portion of the adjacent Post Office parking lot is located immediately west of the project site. The parking lot currently encroaches into the project site by approximately three feet along the site’s entire west perimeter. This existing encroachment further constrains the site and reduces the flexibility in designing a compliant rear parking lot and circulation layout.
7. Specialized healthcare facility design requirements.
The proposed medical office building will operate as an OSHPD-3 licensed healthcare facility and is therefore subject to specialized design regulations that are administered by the California Department of Health Care Access and Information. Examples of required design elements include having a separate
front entrance for walk-in patients from the patient discharge exit; having an enclosed accessible parking space for patients who cannot reasonably enter through the front door; and providing an exterior access closet for medical gas and medical vacuum systems. According to the applicant, accommodating these design regulations is only feasible with the building placed at the rear of the property.
CMC § 17.96.020 requires that special circumstances applicable to the subject property must exist for the Planning and Housing Commission to grant a variance application.
Special circumstances applicable to the subject property must relate to the size, shape, topography, and location or surroundings of the subject property.
Based on the analysis provided herein, the requested variance to allow parking to be located between the Grand Boulevard right-of-way line and the building is justified due to the existence of special physical circumstances unique to the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single vehicular access point. These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site so that parking is located to the rear or side of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
Strict application of the CMC would therefore deprive the property privileges enjoyed by other similarity zoned properties that are not subject to the same physical and operational constraints or located on Grand Boulevard. The variance request is not the result of actions by the applicant but rather the inherent limitations of the site and the regulatory requirements governing the proposed medical office use.
Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building. These include the following sites:
U.S. Post Office – 414 W. Grand Blvd. (located to the north, adjacent to subject site)
New Hope Thrift Shop – 514 W. Grand Blvd. (located to the south of the subject site)
Grand Commercial Center – 210 W. Grand Blvd. (located to the north of the subject site)
Furthermore, the variance will not be detrimental to the public health, safety, or welfare or to the surrounding properties. The project has been reviewed by the applicable city
departments and as designed and conditioned, the project can maintain compliance with all other applicable development standards.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $5,773 to cover the cost of the Variance.
ENVIRONMENTAL ANALYSIS:
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 9, 2026, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Longwell/Vernon) and carried, with Commissioner Woody voting “No” and with Vice Chair Siqueland absent, that the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), adopt Resolution No. 2684 granting V2024-0001, 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: ROCIO LOPEZ, SENIOR PLANNER
SUBMITTED BY: SANDRA VANIAN, PLANNING MANAGER
REVIEWED BY: BRETT CHANNING, ASSISTANT CITY MANAGER and ACTING
PLANNING AND DEVELOPMENT DIRECTOR
ATTACHMENTS:
1. Exhibit 1 – Locational and zoning map
2. Exhibit 2 – Site plan for Variance 2024-0001
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Minutes of the Planning and Housing Commission meeting of March 9, 2026
LOCATIONAL & ZONING MAP
V2024-0001
428 W. GRAND BLVD.
ZONING LEGEND:
CS: Community Services
TC: Transitional Commercial
MF: Multi-Family
CS
TC
CS
MF
CS
PROJECT SITE
TC
CS TC
DATE: 03/09/2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-72
APPLICATION REQUEST:
V2024-0001: Variance request from § 17.86.020(C) of the Corona Municipal Code to allow parking for a proposed 3,560-square-foot medical office building on 0.32 acres to be located between the Grand Boulevard right-of-way line and the proposed building located at 428 W.
Grand Boulevard (APN: 117-340-019). (Applicant: Shar Alikhani, M.D. for MobiSurg Inc., 23025 Mill Creek Drive, Laguna Hills, CA 92653).
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. 2684 GRANTING V2024-0001 based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY:
Area of Project Site 0.32 acres
Existing Zoning Community Services (CS) District within the Downtown Revitalization Specific Plan
Existing General Plan Mixed Use (MU-1)
Existing Land Use Vacant lot
Proposed Land Use Medical Office
Surrounding Zoning/Land
Uses
N: CS / Post Office
E: Transitional Commercial (TC) / St. Edwards Catholic Church S: CS / Dental Office
W: CS / Post Office parking lot
BACKGROUND
The applicant proposes to develop a one-story, 3,560-square-foot medical office building with new landscaping, parking, perimeter walls, and future signage on a currently vacant
0.32-acre parcel located at 428 W. Grand Boulevard. The property is in the Community Services (CS) District of the Downtown Revitalization Specific Plan. The project site is surrounded by the Corona Post Office to the north and west, Saint Edwards Catholic Church to the east, and a dental office to the south. The parcel was previously developed with a single family home.
The variance request (V2024-0001) is associated with an Architectural Review application (ARC2024-0001), which is for the review of the site plan, architecture, landscaping and fencing associated with the proposed medical office building. Details associated with ARC2024-0001 are provided under a separate staff report, which is being processed concurrently with this variance request for the Planning and Housing Commission’s consideration.
The project was initially reviewed by the Development Plan Review (DPR) Committee on February 16, 2023. The applicant formally submitted the Variance and Architecture Review applications to the city on January 3, 2024. The applications were reviewed by the Project and Environmental Review Committee (PRC) on January 25, 2024. Missing and revised items were subsequently submitted, and the applications were deemed complete on December 18, 2025, and scheduled for the Planning and Housing Commission meeting of February 23, 2026. Due to a lack of quorum, the applications were rescheduled to the March 9, 2026 meeting.
PROJECT DESCRIPTION
Code Requirement
Corona Municipal Code (CMC) § 17.86.020(C) requires the following setback to be provided for new development located on Grand Boulevard:
“17.86.020
Building setback lines are established for the following major streets:
(C) Grand Boulevard, not less than 60 feet from the centerline. Parking shall not be permitted in the setback area or between the right-of-way line and any building, structure or portion thereof.”
The project as proposed by the applicant provides a building setback of 128 feet, measured from the Grand Boulevard centerline to the medical office building, which exceeds the minimum 60-foot building setback requirement under § 17.86.020(C). The parking area is
also located behind the 60-foot setback area. However, while the building and parking area meet the setback requirement, the site plan does not comply with the latter part of the code requirement regarding parking placement, which is underlined below:
“Parking shall not be permitted in the setback area or between the right-of-way line and any building, structure or portion thereof.”
The project proposes a parking lot located between the Grand Boulevard right-of-way line and the building, which places the parking in front of the building. The intent of this requirement is to ensure that parking areas are located behind the building and are not prominently visible from Grand Boulevard. Locating parking behind buildings enhances the visual quality of the streetscape, promotes a more pedestrian-oriented environment, and reinforces the traditional downtown development pattern in which buildings are situated closer to the street frontage.
Accordingly, the applicant is requesting a variance from § 17.86.020(C) to allow parking in front of the building.
Justification For Variance
CMC § 17.96.020 requires that special circumstances applicable to the subject property must exist in order for the Planning and Housing Commission to grant a variance application.
Special circumstances applicable to the subject property must relate to the size, shape, topography and location or surroundings of the subject property.
The property is physically constrained by its size, shape, and surroundings, hindering the applicant’s ability to design a site plan that places the parking lot behind the building, as required by § 17.86.020(C). The following outlines the applicant’s justification for the variance:
1. Narrow and irregular lot configuration.
The lot is trapezoidal in shape, with an average lot depth of approximately 173 feet and a frontage width of approximately 82 feet. Due to the limited width, the applicant indicates that there is insufficient area to accommodate a medical office building of functional size, required parking counts, landscape setbacks, fire access drive aisles, driveway ingress/egress; and building and life-safety code requirements, including special design requirements mandated by the California Department of Health Care Access and Information for OSHPD-3 licensed healthcare facilities. These constrains limit site planning flexibility and hinder the ability to place parking behind the building while maintaining code compliance.
2. Infill condition with only one point of access.
The property is an infill parcel surrounded by existing development on all three sides and has only one point of vehicular access from Grand Boulevard. The site lacks alley access and shared access from the adjoining properties. If the building were placed at the front of the lot with the parking behind, the parking area would effectively become “landlock”. The lot width is inadequate to accommodate a compliant driveway extending from Grand Boulevard to the rear parking area while also meeting minimum width requirements for two-way circulation, accessible parking access, and emergency vehicle access.
3. Fire Department access requirements.
Fire Department standards require that dead-end drive aisles shall be limited to a maximum length of 150 feet. If drive aisles exceed 150 feet, the drive aisle lane must be at least 28 feet wide and include a turn-around area for emergency vehicles at the end of the drive aisle. Placing the parking lot behind the building would create a deadend drive aisle over 200 feet, requiring the additional design features which would substantially reduce the buildable area of the site and impose additional layout constraints on the medical office building and parking configuration.
4. Patient and emergency access considerations.
The applicant states that providing a driveway and parking area in front of the building improves patient safety and accessibility, particularly for pediatric patients, patients with disabilities, and patients requiring assisted drop-off. Furthermore, a frontloaded access design also facilities a more direct and efficient response by EMS and emergency personnel, reducing travel distance from the public right-of-way to the building entrance.
5. Driveway spacing constraints.
The proposed driveway is located near the center of the site frontage along Grand Boulevard. This placement was determined by City staff to be most optimal because it maximizes separation from the adjacent driveways that serve the Post Office to the north and dental office to the south. The required driveway spacing standard limits alternative placement options for the driveway and influences the placement of the parking lot and onsite circulation. Given that the driveway is restricted near the center of the site’s frontage, the most feasible location for the parking area is at the front of the building.
6. Post Office encroachment on the property.
A portion of the adjacent Post Office parking lot is located immediately west of the project site. The parking lot currently encroaches into the project site by approximately three feet along the site’s entire west perimeter. This existing encroachment further constrains the site and reduces the flexibility in designing a compliant rear parking lot and circulation layout.
7. Specialized healthcare facility design requirements.
The proposed medical office building will operate as a OSHPD-3 licensed healthcare facility and is therefore subject to specialized design regulations that are administered by the California Department of Health Care Access and Information.
Examples of required design elements include having a separate front entrance for walk-in patients from the patient discharge exit; having an enclosed accessible parking space for patients who cannot reasonably enter through the front door; and providing an exterior access closet for medical gas and medical vacuum systems.
According to the applicant, accommodating these design regulations is only feasible with the building placed at the rear of the property.
ENVIRONMENTAL ANALYSIS
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (InFill Development Projects) categorical exemption. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. The Notice of Exemption is attached as Exhibit 6.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 10-day bilingual (English and Spanish) public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department has not received any comments from the public in response to the public notice.
STAFF ANALYSIS
Corona Municipal Code Section 17.96.020 requires that special circumstances applicable to the subject property must exist in order for the Planning and Housing Commission to grant a variance application. Special circumstances applicable to the subject property must relate to the size, shape, topography, and location or surroundings of the subject property.
Based on the analysis provided herein, the requested variance to allow parking to be located between the Grand Boulevard right-of-way line and the building is justified due to the existence of special physical circumstances unique to the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single vehicular access point.
These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site so that parking is located to the rear of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
Strict application of the Corona Municipal Code would therefore deprive the property privileges enjoyed by other similarity zoned properties that are not subject to the same physical and operational constraints or located on Grand Boulevard. The variance request is not the result of actions by the applicant but rather the inherent limitations of the site and the regulatory requirements governing the proposed medical office use.
Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building. These include the following sites:
• U.S. Post Office – 414 W. Grand Blvd. (located to the north, adjacent to subject site) • New Hope Thrift Shop – 514 W. Grand Blvd. (located to the south of the subject site) • Grand Commercial Center – 210 W. Grand Blvd. (located to the north of the subject site)
Furthermore, the variance will not be detrimental to the public health, safety, or welfare or to the surrounding properties. The project has been reviewed by the applicable city departments and, as designed and conditioned, the project is capable of maintaining
compliance with all other applicable development standards. Therefore, the Planning and Development Department recommends approval of V2024-0001, subject to the findings below and the recommended Conditions of Approval in Exhibit 3.
FINDINGS OF APPROVAL FOR V2024-0001
1. A Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines because the project qualifies as a Class 32 (In Fill Development Projects) categorical exemption under CEQA. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres, surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts.
Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
2. The strict application of the terms of the zoning regulations from which the Variance is being sought deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the following special circumstances applicable to the property related to size, shape, topography, location or surroundings:
a. The strict application of the parking location requirement under § 17.86.020(C) of the Corona Municipal Code which prohibits parking for a proposed 3,560- square-foot medical office building to be located between the Grand Boulevard right-of-way line and the proposed building deprives the property owner of privileges enjoyed by other commercial properties in the area due to special circumstances that exist on the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single point of vehicular access. These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site in a manner that locates the parking to the rear of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
3. The approval of V2024-0001 does not constitute the granting of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is located for the following reason:
a. Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building.
4. The Variance will not adversely affect property and the use thereof in the vicinity of subject property or the public health, safety and general welfare for the following reason:
a. Granting the variance to allow parking to be located between the Grand Boulevard right-of-way line and the proposed building willnotadverselyaffect surrounding property in the vicinity, as the project site is being developed in an orderly manner and provides parking in a location similar to properties within the immediate vicinity. The project has been reviewed by the applicable city departments and as designed and conditioned, the project is capable of maintaining compliance with all other applicable development standards.
Additionally, the development of this property adds new landscaping within the front setback area, new parkway landscaping, new wrought iron fencing with decorative pilasters and a new medical office facility which will enhance the surrounding properties. The existing commercial businesses located within the immediate vicinity will not adversely be affected by the development of this property. Therefore,thevariancedoesnotadverselyaffect surroundingpropertynorthepublic’shealth,safetyandgeneralwelfare.
PREPARED BY: ROCIO LOPEZ, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
RECOMMENDED BY: BRETT CHANNING, ASSISTANT CITY MANAGER / ACTING PLANNING
AND DEVELOPMENT DIRECTOR
Exhibits:
1. Resolution No. 2684
2. Locational and Zoning Map
3. Conditions of Approval
4. Site Plan
5. Applicant’s letter (dated: 4/10/25)
6. Environmental Documentation
Case Planner: (951) 736-2293
RESOLUTION NO. 2684
APPLICATION NUMBER: V2024-0001
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A VARIANCE FROM
SECTION 17.86.020(C) OF THE CORONA MUNICIPAL
CODE TO ALLOW PARKING FOR A PROPOSED 3,560-
SQUARE-FOOT MEDICAL OFFICE BUILDING ON 0.32
ACRES TO BE LOCATED BETWEEN THE GRAND
BOULEVARD RIGHT-OF-WAY LINE AND THE
PROPOSED BUILDING LOCATED AT 428 W. GRAND
BOULEVARD (APN: 117-340-019). (APPLICANT: SHAR
ALIKHANI, M.D. FOR MOBISURG INC.)
WHEREAS, the application to the City of Corona, California, for a Variance under the provisions of Chapter 17.96 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the Variance request from Section
17.86.020(C) of the Corona Municipal Code (CMC) to allow parking for a proposed 3,560- square-foot medical office building on 0.32 acres to be located between the Grand Boulevard right-of-way line and the proposed building located at 428 W. Grand Boulevard (APN: 117-340- 019); and
WHEREAS, the Variance was submitted in conjunction with Architectural Review 2024-0001 (ARC2024-0001); and
WHEREAS, the Planning and Housing Commission cancelled a noticed public hearing for V2024-0001 and ARC2024-0001 on February 23, 2026 for lack of a quorum; and WHEREAS, the Planning and Housing Commission held a re-noticed public hearing for V2024-0001 and ARC2024-0001 on March 9, 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
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 2
Implementing CEQA because there is no possibility that the activity may have a significant effect of the environment; and
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Variance as set forth in Corona Municipal Code Section 17.96.020 do exist in reference to V2024-0001 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the V2024-0001 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:
SECTION 1. CEQA Findings. As the decision-making body for this V2024- 0001, 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 of the State Guidelines and Section 3.31 of the City of Corona adopted Local Guidelines for implementing CEQA. There is no evidence presented to the city that the project will have any significant effects on the environment.
SECTION 2. Variance Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.96.020 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 Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines because the project qualifies as a Class 32 (In Fill Development Projects) categorical exemption under CEQA. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres, surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
2. The strict application of the terms of the zoning regulations from which the Variance is being sought deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the following special
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 3
circumstances applicable to the property related to size, shape, topography, location or surroundings:
a. The strict application of the parking location requirement under § 17.86.020(C) of the Corona Municipal Code which prohibits parking for a proposed 3,560- square-foot medical office building to be located between the Grand Boulevard right-of-way line and the proposed building deprives the property owner of privileges enjoyed by other commercial properties in the area due to special circumstances that exist on the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single point of vehicular access.
These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site in a manner that locates the parking to the rear of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
3. The approval of V2024-0001 does not constitute the granting of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is located for the following reason:
a. Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building.
4. The Variance will not adversely affect property and the use thereof in the vicinity of subject property or the public health, safety and general welfare for the following reason:
a. Granting the variance to allow parking to be located between the Grand Boulevard right-of-way line and the proposed building will not adversely affect surrounding property in the vicinity, as the project site is being developed in an orderly manner and provides parking in a location similar to properties within the immediate vicinity. The project has been reviewed by the applicable city departments and as designed and conditioned, the project is capable of maintaining compliance with all other applicable development standards.
Additionally, the development of this property adds new landscaping within the front setback area, new parkway landscaping, new wrought iron fencing with decorative pilasters and a new medical office facility which will enhance the surrounding properties. The existing commercial businesses located within the immediate vicinity will not adversely be affected by the development of this property. Therefore, the variance does not adversely affect surrounding property nor the public’s health, safety and general welfare.
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 4
SECTION 3. Effective Date. V2024-0001 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 Variance.
LOCATIONAL & ZONING MAP
V2024-0001
428 W. GRAND BLVD.
ZONING LEGEND:
CS: Community Services
TC: Transitional Commercial
MF: Multi-Family
CS
TC
CS
MF
CS
PROJECT SITE
TC
CS TC
April 10, 2025
City of Corona
Planning and Development Department
400 S. Vicentia Ave.
Corona, CA 92882
Subject: DPR 2023-0010
MobiSurg Ambulatory Surgery Center ARB and Major Variance 428 W. Grand Ave.
Corona, CA 92882
Dear Members of the Planning Commission and Planning Department:
My name is Shar Alikhani, and I am a pediatric anesthesiologist with over 20 years of experience practicing in Orange County and served as the Chief of Anesthesia at Children's Hospital of Orange County (CHOC) at Mission for ten years. In 2010, I started MobiSurg, Inc., and the Pediatric and Specialty Surgery Center of Orange County to serve a specific need for pediatric patients in Orange County and Southern California. MobiSurg is an accredited surgical setting for outpatient procedures, specializing in children and adults with developmental disabilities.
MobiSurg provides a much-needed service to Orange County children and the disability community by creating a safe, state of the art surgical environment for oral surgery and minor surgical procedures.
Given the high cost of a surgery performed in the hospital and the long wait times (greater than 6-9 months), some of our patients, seen in the Laguna Hills facility, travel great distances from the Inland Empire. Recently, I acquired the property at 428 E. Grand Blvd with the intent of developing a similar ambulatory surgery center to serve the needs of children and the disability community in the inland region.
Consistent with the accreditation guidelines that govern ASCs, patients are ambulatory and treated during the day only. There are no overnight stays and no meals provided at the facility.
The new facility will meet all accreditation guidelines for an OSPHD-3 (non-acute) facility pursuant to California regulation Section 1226.8 where general anesthesia is administered in an ambulatory setting. There will be a maximum of two patients under general anesthesia at any time within the facility. All patient cases are scheduled by appointment only and there will be no walk-in or emergency patients. The surgery center will employ four people including a receptionist, two nurses and a dental technician. At maximum capacity, an average of six patients per day will be treated with a single trip each for service.
ARCHITECTURAL REVIEW BOARD:
This application is for the development of a built-to-suit medical office building (outpatient ambulatory surgery center) on a vacant infill lot. Parking is provided to meet the ratio required by the municipal code. All roof-top HVAC equipment will be screened from view by architectural parapets. A van accessible parking stall is located within an enclosed structure that will allow
direct patient access to a hallway that leads to the surgical suite; this area will also be utilized as a mobile staging area. This accessible stall is provided in addition to a van accessible stall in the surface parking lot. The outpatient surgery center has been designed to meet the requirements of OSHPD-3. There will be no more than 5 patients rendered unable for self-preservation by the services provided within the building. This will be a B-Occupancy and is neither an 1-2.1 or 1-2 occupancy nor under HCAi's (previously OSHPD) jurisdiction. The exterior fa�ade has been designed to be consistent with heritage buildings within the Grand Circle. Although the design concept is not to mimic legacy buildings, the elevations include design elements featured on historic buildings.
MAJOR VARIANCE REQUEST:
The variance request pertains to Chapter 17.86 of the CMC, Section 17.86.020(() Grand Blvd., parking shall not be permitted between the right-of-way and any building. Justification for this variance request includes the following:
1. Narrow Lot: The lot in question is a narrow infill lot which limits the ability to build a building AND a driveway, especially one with easy access for emergency vehicles.
2. Infill Lot with no access from the back: The lot is an infill lot, there is no access from the back and no back alley. Placing the building in front would land-lock the parking in the back, limit ability of large vehicles (such as handicapped accessible and emergency vehicles) to turn around and limit the ability of patients to exit the parking or building.
3. Irregular Lot: Municipal and building code setbacks reduce the usable site area by 35% (from 13,998 sf to 9,058 sf). This irregular parcel makes building a useable and functional building impossible for our purposes, even if the setbacks were eliminated.
4. Patient Safety: An easily accessible driveway in front of building will provide direct access for pediatric patients and patients with disabilities. It will also make it easier for EMS and emergency personnel to respond.
5. Fire Dept Requirements: Fire department comment #3 in DPR stating that "Dead end access drives shall not exceed 150' in length" would make it impossible to build the building in the front of the property. Placing the parking in the rear of the property would result in the access driveway exceeding 200'. Additionally, the site cannot be designed to provide a circular drive.
6. Area Context: This site design is consistent with the larger adjoining Post Office and the church across the street, both of which have parking adjacent to the right of way. These two sites are the most prominent and newer built buildings, and we think our design would provide a steady and logical flow.
7. Post Office encroachment on our property: Due to prior buildout and city approval, the existing Post Office parking and fence encroaches on our lot by 3 feet across the whole rear of our property. This further limits our ability to build our building as the encroachment will be nearly impossible to reverse and further adds to our challenges.
8. Patient Perception: The client owns and operates a similar facility in Orange County. His experience is patients and families are less anxious when they arrive at a front door entrance facing the street - they can see where they are going and it is less threatening for parents, pediatric patients and patients with developmental challenges. Entering at the rear of a building creates a "hidden entrance" feel and increases patient and parent
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
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)
Name: City of Corona
Address: 400 S. Vicentia Ave. Corona,
CA 92882
Telephone: 951-736-2201
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address: P.O. Box 751, Riverside, CA 92502-
0751
Submitted via email:
1. Project Title: ARC2024-0001 & V2024-0001
2. Project Applicant: Shar Alikhani, M.D. for MobiSurg Inc., 23025 Mill Creek Drive, Laguna Hills, CA 92653
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):
428 W. Grand Boulevard (APN: 117-340-019) located to
the northwest of the W. Grand Blvd. and W. 5th Street
intersection.
4. (a) Project Location – City: Click to enter City (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
ARC2024-0001: Architectural Review for a 3,560 squarefoot outpatient surgery medical building on 0.32 acres in the Community Services District of the Downtown
Revitalization Specific Plan. V2024-0001: Variance
from Corona Municipal Code § 17.86.020(C) to allow
parking for a proposed 3,560-square-foot outpatient
surgery medical building (ARC2024-0001) to be located
between the Grand Boulevard right-of-way line and the
building.
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:
Shar Alikhani, M.D. for MobiSurg Inc., 23025 Mill Creek Drive, Laguna Hills, CA 92653
8. Exempt status: (check one)
Notice of Exemption FORM “A”
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) ☒ Categorical Exemption.
State type and section number:
Section 15332 (In-fill 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 qualifies as a Class 32 (In-fill Development Projects) categorical exemption per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA). The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
10. Lead Agency Contact Person:
Telephone:
Rocio Lopez, MPA – Senior Planner
951-736-2293
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: March 9, 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.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, March 9, 2026, 6:00 p.m.
Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Karen Alexander, Sarah Longwell, Marie Vernon, Matt Woody Commission Absent: Craig Siqueland
_____________________________________________________________________
1. PLEDGE OF ALLEGIANCE
Commissioner Longwell led the Pledge of Allegiance.
2. CALL TO ORDER
Chair Alexander called the meeting to order.
3. MEETING MINUTES
3.1 MINUTES - February 9, 2026
These Minutes were approved.
Moved by: Sarah Longwell
Seconded by: Matt Woody
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
4. COMMUNICATIONS FROM THE PUBLIC
None.
5. CONSENT CALENDAR
The consent calender items were pulled for discussion.
5.1 Declaration of Surplus Property for Three Circle City Drive Parcels Joel Belding, Economic Development Director, reviewed the staff report and exhibits for this item.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 2
Discussion ensued between the Commission and staff regarding the history of the subject parcels and how potential sale proceeds would support affordable housing projects in the City.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
That the Planning and Housing Commission recommend that the Corona Housing Authority and City Council declare 1043, 1061, and 1065 Circle City Drive as exempted surplus land under the Surplus Land Act.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
5.2 PPE2026-0003
Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for PPE2026-0003.
Discussion ensued between the Commission and staff regarding the history of the project's extensions.
Mr. Paymon Roshan, the applicant, responded to Commission questions.
Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2686 GRANTING PPE2026-0003, based on the findings contained in the staff report.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6. PUBLIC HEARINGS
Chair Alexander approved a request to move agenda item 6.4 up to first Public Hearing item for this meeting.
6.1 ARC2024-0001
Rocio Lopez, Senior Planner, reviewed the staff report and exhibits for ARC2024- 0001 and V2024-0001 together as these items are related to the same project.
Dr. Shar Alikhani, the applicant, provided a presentation of his project to the Commission.
The Commission and staff discussed parking challenges related to the Variance, with clarification provided by Planning Manager Sandra Vanian.
Chair Alexander opened the public hearing.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 3
Dr. Alikhani addressed the Commission offering an additional presentation if needed.
Richard Winn, representing the Corona Historic Preservation Society, expressed support for the project and recommended adding bollards to protect the brick pilasters of the project's fencing.
Chair Alexander closed the public hearing.
The Commission and applicant agreed to add bollards as a condition of approval.
Chair Alexander thanked the applicant and called for a motion with the added condition.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
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. 2683 GRANTING ARC2024-0001 based on the findings contained in the staff report and conditions of approval, with added condition to: Add protective bollards to the fence area at both sides of the driveway entry on the site plan and wall and fence plan.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6.2 V2024-0001
This item was presented with the previous presentation, and there was no further discussion.
Chair Alexander opened and closed the public hearing, with no speakers or comments.
Moved by: Sarah Longwell
Seconded by: Marie Vernon
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. 2684 GRANTING V2024-0001 based on the findings contained in the staff report and conditions of approval.
Aye (3): Karen Alexander, Sarah Longwell, and Marie Vernon Nay (1): Matt Woody
Absent (1): Craig Siqueland
Motion APPROVED (3 to 1)
6.3 PM 39079
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 4
Eduardo Galdamez, Assistant Planner, reviewed the staff report and exhibits for PM 39079.
Discussion ensued between the Commission and staff regarding the item's details.
Chair Alexander opened the public hearing to allow the applicant to address the Commission's questions.
Chair Alexander closed the public hearing.
The Commission questioned staff on the applicability of historic architectural requirements for the new parcel, the significance of a Heritage property, as well as other questions regarding the proposed parcel map. Ms. Vanian provided clarification, and Mr. Galdamez noted an exhibit error.
Chair Alexander reopened the public hearing.
Mr. Winn, representing the Corona Historic Preservation Society, noted the historic significance of the existing home on the property and cautioned that future development on the new parcel should remain architecturally compatible with the neighborhood.
Chair Alexander closed the public hearing.
The Commission asked additional questions on the conditions of approval, received further clarification from staff, and proceeded to a vote.
Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 of the State CEQA Guidelines and recommend APPROVAL of PM 39079 to the City Council, based on the findings contained in the staff report and subject to the conditions of approval.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6.4 PPM2024-0007
This item was heard first on the Public Hearing agenda.
Evan Langan, Senior Planner, reviewed the staff report and exhibits for PPM2024-0007.
The Commission questioned staff on the shopping center's shared parking, and Mr. Langan provided clarification.
Chair Alexander opened the public hearing.
Scott Ostland, the applicant, addressed the Commission's question regarding K-1 Speed's parking impacts on the existing movie theater and future tenants.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 5
Chair Alexander closed the public hearing and called for a motion.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2685 finding the Project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and GRANTING PPM2024-0007 based on the findings contained in the staff report and conditions of approval.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
7. WRITTEN COMMUNICATIONS
None.
8. ADMINISTRATIVE REPORTS
None.
9. COMMISSIONERS' REPORTS AND COMMENTS
None.
10. FUTURE AGENDA ITEMS
Future agenda items were not yet determined for the Planning and Housing Commission meeting of March 23, 2026.
11. ADJOURNMENT
Chair Alexander adjourned the meeting at 8:02 p.m. to the Planning and Housing Commission meeting of Monday, March 23, 2026, commencing at 6:00 p.m. in the City Hall Council Chambers.
DATE: 04/15/2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
PARCEL MAP 39079 TO SUBDIVIDE A 2.28-ACRE LOT INTO TWO LOTS FOR
RESIDENTIAL PURPOSES
EXECUTIVE SUMMARY:
This staff report asks the City Council to approve Parcel Map 39079 (PM 39079) to subdivide a 2.28-acre lot in the R-1A zone into two lots in conjunction with the relocation of the existing driveways and various public improvements along Garretson Avenue and Santana Way. At its March 9, 2026, meeting, the Planning and Housing Commission recommended approval of PM 39079 to the City Council.
RECOMMENDED ACTION:
That the City Council approve Parcel Map 39079 based on the findings and conditions as approval as recommended by the Planning and Housing Commission.
BACKGROUND & HISTORY:
The subject property is a 2.28-acre lot at 2412 Garretson Avenue currently developed with a two-story, single-family residence, detached garage, tennis court, and various detached accessory structures (including a pool, shed, and greenhouse). An existing, freestanding block wall runs the length of the property’s frontage along Magnolia Avenue, and a chain link fence runs along Garretson Avenue. Topographically, the pad portion of the property is mostly flat, except for the western side, which has a steep slope. The property also features a multitude of mature trees scattered throughout. Access is provided by two existing driveways, one on Santana Way and the other on Garretson Avenue. The dwelling itself was originally built in 1913, adheres to the Craftsman Bungalow architectural style, and is listed on the City’s Heritage Inventory with a “high”
potential for designation as a landmark on the Corona Registrar of Historic Resources.
The subject request is for a land division only, and no alterations to any existing buildings are proposed.
Pursuant to Section 16.20.010 (B) of the Corona Municipal Code (CMC), a parcel map shall be required for residential subdivisions of four or fewer lots, with a recommendation for action to be provided by the Planning Commission, followed by a determination from the City Council. The proposed scope of work would subdivide one lot into two lots and accordingly requires approval of a parcel map. The proposed map was initially reviewed by staff through Development Plan Review DPR2024-0020 on November 6, 2024.
ANALYSIS:
Parcel Map 39079 is a request to subdivide one 2.28-acre lot into two newly created lots (identified as “Parcel 1” and “Parcel 2” on the map) in conjunction with the construction of various infrastructure improvements. As stated, the proposal is a “paper subdivision” only, with no companion (onsite) development proposed, nor changes to the property’s underlying R-1A zoning or ER (Estate Residential) General Plan land use designation.
Subdivision Layout
As shown in Exhibit 2 (Parcel Map 39079), proposed Parcel 2 is designed as a “reverse corner lot,” in that its side lot line along Garretson Avenue would be a continuation of the front lot line for proposed Parcel 1. This configuration would result in Parcel 1 being defined both as an “interior lot,” and a “flag lot,” the latter including a “pole” with frontage along Garretson Avenue measuring approximately 89 feet in depth and 30 feet in width at the narrowest point. Pursuant to CMC Section 17.04.267, lot frontage is defined as the portion of a property that abuts a public right-of-way or, in cases with multiple frontages, the narrowest portion that abuts the right-of-way. In this case, the primary lot frontage for Parcel 1 would be along Santana Way, and the frontage for Parcel 2 would be along Garretson Avenue; however, both parcels propose vehicular access from Garretson Avenue via two new driveway aprons (the existing aprons on Santana Way and Garretson Avenue would be removed).
Lot Depth, Width, Area and Density
The standards for minimum lot dimensions and overall area for the property’s R-1A zone are enumerated in CMC Sections 17.10.060 and 070; maximum density for the property’s ER Land Use is cited both in CMC Section 17.10.080 and in Table LU-1 of the Land Use Element of the General Plan.
Pursuant to CMC Section 17.10.070, proposed interior lots shall have a minimum width of 120 feet, and reverse corner lots, a minimum width of 130 feet. In addition, both parcels are required to have a minimum depth of 120 feet, with an overall area no smaller than one acre or 40,000 square feet. As shown in Table A below, both newly created parcels comply with the lot width, depth, and area requirements of the R-1A zone.
TABLE A: Lot Summary Table
Proposed
Parcel Number
Width Depth Net Area
1 247 feet 224 feet 55,667.14 square feet (1.28 acres)
2 237 feet 224 feet 43,522.26 square feet (1.0 acre)
Section 17.04.358 of the CMC states that flag lots shall have a minimum width of 25 feet at its narrowest point and a depth of not less than 80 feet. As proposed, the “pole” portion of Parcel 1 would have a depth of approximately 89 feet and a width of 30 feet, exceeding the minimum standards as prescribed by zoning. Following the proposed subdivision, the existing dwelling on Parcel 1 will remain compliant with the R-1A zone standards, including setbacks, lot coverage, and density.
TABLE B: Project Density
Document Standard Proposed Compliant
CMC § 17.10.080 40,000 square feet
Parcel 1: 55,667 square
feet (1.28 acres) Yes Parcel 2: 43,522 square
feet (one acre)
General Plan ER
(Estate Residential)
Land Use
1-3 dwelling units per
adjusted gross acre 0.88 dwelling units per
acre
Yes
South Corona
Community Facilities
Plan
Maximum target
density of 1.47
dwelling units per
acre
As denoted by the building setback lines in Exhibit 2, the newly created Parcel 2 has ample land area to accommodate a new single-family dwelling designed in compliance with the development standards of the R-1A zone.
Access
As previously stated, the project proposes to remove the existing driveway aprons on Santana Way and Garretson Avenue and replacing them with two new aprons which will provide access to the newly created lots from Garretson Avenue thereby complying with the requirements in CMC Section 17.68.010.
c Improvements
In conjunction with the proposed subdivision, the applicant is required to make the following infrastructure improvements along the portion of Garretson Avenue, Santana Way, and Magnolia Avenue adjacent to the project site:
Improve Garretson Avenue by installing a new, four-foot-wide sidewalk, a sevenfoot-wide landscaped buffer between the proposed sidewalk and the street, and new curb and gutter.
Repave Santana Way and Garretson Avenue between the existing curb and gutter to a distance of 10 feet past the street centerline.
Relocate all overhead utilities underground.
Protect in-place or relocate the existing palm trees along Garretson Avenue, as necessary.
Relocate existing speed limit signage and fire hydrants along Garretson Avenue Construct a new ADA/accessible pedestrian ramp at the corner of Santana Way and Garretson Avenue.
The applicant’s plans erroneously show Magnolia Avenue to be repaved to the centerline.
The applicant is not required to repave Magnolia Avenue.
Adequate right-of-way exists along Garretson Avenue, Santana Way, and Magnolia Avenue adjacent to the project site, and so no street widening or street dedication is necessary.
An existing 20-foot public utility easement is located along the southeast property line abutting Garetson Avenue. The easement will be protected in place through the recordation of this parcel map. There are no new easements or dedications proposed for this project.
The proposed project consists of subdividing a 2.28-acre parcel into two residential lots.
The newly created lots conform to the minimum lot area, width, and depth requirements of the R1-A zone and comply with the density requirements of the ER land use designation prescribed in the City’s General Plan and the South Corona Community Facilities Plan.
Additionally, access to the newly created parcels will be provided by new driveway aprons along Garretson Avenue, thereby complying with the access requirements enumerated in Section 17.68.010 of the Corona Municipal Code. The conditions of approval ensure that all missing, necessary public improvements will be constructed or guaranteed with this project.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $7,482.14 to cover the cost of the Parcel Map.
ENVIRONMENTAL ANALYSIS:
Per Section 15315 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, the Project is exempted for environmental review under CEQA because the project qualifies as a Class 15 (Minor Land Divisions) categorical exemption in that the subdivision would result in the creation of fewer than four lots, conforms to General Plan and Zoning requirements without the use of variances or exceptions, and is proposed on land with an average slope less than 20 percent.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 9, 2026, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Woody/Longwell) and carried, with Vice Chair Siqueland absent, that the Planning and Housing Commission recommend approval of PM 39079 to the City Council, 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: EDUARDO GALDAMEZ, ASSISTANT PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: BRETT CHANNING, ASSISTANT CITY MANAGER and ACTING
PLANNING AND DEVELOPMENT DIRECTOR
ATTACHMENTS:
1. Exhibit 1 – Locational and zoning map
2. Exhibit 2 – Site plan for Parcel Map 39079
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Minutes of the Planning and Housing Commission meeting of March 9, 2026
LOCATIONAL & ZONING MAP
PM 39079
SWC Magnolia and Santana
APN: 113-350-043, 025
ZONING LEGEND:
P (Off-Street Parking)
A (Agricultural)
R-1A (Single-Family Residential)
R-1-8.4 (Single-Family Residential)
R-1-14.4 (Single-Family Residential)
Sub District 5 (District 5 of the Main
Street South Plaza Specific Plan)
Sub District 5
R-1A
R1-14.4
A
P
R-1A
R-1-8.4
R-1-8.4
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE GARRETSON AVE
PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE GARRETSON AVE
PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
MAGNOLIA AVENUE
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE GARRETSON AVE
PER PM 11/44
PROPERTY LINE
PROPERTY LINE
(E)POOL
(E) GREENHOUSE
(E) SHED
EXISTING
GARAGE
EXISTING
HOUSE
FF=958.00'
(E) CHAINLINK FENCE
(E) A/C
(E) IRON FENCE
(E) CHAINLINK FENCE
(E) IRON
FENCE
(E) RETAIN WALL
(E) IRON FENCE GATE (E) WALL
(E) WALL
(E) WALL
(E) WALL
(E) WATER METER
(E) CHAIN LINK FENCE
(E) TRAFFIC BOX
(E) LIGHT BOX
(E) TRAFFIC BOX
(E) TRAFFIC
BOX
(E) LIGHT BOX
(E) IRRIGATION
BOX
(E) SPECTRUM
(E) WATER METER
(E) FONTAINE
(E) MAIL
(E) LIGHT BOX
(E) HYDRANT
(E) HYDRANT
(E) POST LIGHT
(E) POST LIGHT STREET
(E) POST LIGHT
(E) TRAFFIC BOX
(E) IRRIGATION
BOX
(E) TRAFFIC BOX
(E) WALL
(E) IRRIGATION BOX
(E) WIRE GUY
(E) TRAFFIC BOX
(E) IRRIGATION BOX
(E) IRRIGATION BOX
(948)
(949)
(950)
(951)
(952)
(953)
(954)
(955)
(957)
(956)
(959)
(958)
(961)
(954)
(952)
(952)
(951)
(950)
(949)
(949)
(950)
(955)
(959)
(953)
(949)
(950)
(945)
(944)
(949)
(951)
(952)
(953)
(946)
(944)
(E) SIDEWALK
(E) SIDEWALK
(E) COBBLE
(E) COBBLE
(E) COBBLE
(E) COBBLE
(E) SIDEWALK
(E) SIDEWALK
(E) PCC-CONCRET
(E) PCC CONCRET (E) CHAIN LINK FENCE (E) GAS TANK
(E) SIDEWALK
(E) CHAIN LINK FENCE
(E) PCC-CONCRET
SANTANA WAY
GARRETSON AVENUE
(E) WALL
(E) PCC CONCRET
(E) CHAINLINK FENCE
(E) TENNIS COURT
(N13° 10' 40"E 168.90' R1)
(S87° 08' 00"W 318.12' R1)
L=4
2 .7 1, R=12 0 .0
R3 )
(Δ=2 1° 0 8' 17 " L
=2
7 .7 6 , R
=12 0 .0
R3 )
(Δ
=
10 ° 5 2' 2 9"
N77° 26' 13"E 284.92'
34.00'
34.00'
60.00'
60.00'
CL
CL
CL
(S29° 18' 00"W 315.17' R1)
(S29° 18' 00"W 790.78' R1)
S.N.F ESTABLISHED BY BEARING
AND DISTANCE ACCEPTED BY
CENTERLINE GARRETSON AVE
PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE ACCEPTED BY CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
S.N.F ESTABLISHED BY BEARING
AND DISTANCE ACCEPTED, AS
INTERSECTION MAGNOLIA AVE &
SANTANA WAY PER PM196/74-79
L=2 5 3 .2 2 , R=6 0 0 .0 0 R3 )
(Δ=2 4 ° 10' 5 0" PROPOSED PROPERTY LINE PROPOSED PROPERTY LINE
40.00'
40.00'
L5 L6
L4
(S29° 18' 00"W 385.36' R1)
L3 L2 (E) WATER VALVE (E) SMH
(E)SMH
(E) SIGNAL
(E) DMH
(E) CHAIN LINK
FENCE
N01° 56' 36"W 43.13'
N77° 26' 13"E 71.31'
(E)SMH
N42° 04' 13"W 128.00'
N04° 53' 44"W 116.91'
L
=
18 5 .7 5' R
=12 8 0 .0 '
Δ
=
8 ° 18' 5 3" L=5 0 .7 0' R=6 4 4 .0 0' Δ=4 ° 30' 40 " L1 N29° 18' 00"E 197.25'
(E) SIGNAL
C
1 S29° 18' 00"W 227.53' BASIS OF BEARINGS
N29° 18' 00"E 87.64' PARCEL "A" PER LLA 03-046 DOC. 2004-0134528 PARCEL "A"
N02° 26' 40"E 71.93' N13° 10' 40"E 13.30'
N84° 43' 04"E 316.39' OLD LINE NEW LINE PER LLA 99-02 DOC. 2000-029183 OLD LINE OLD LINE NOTE: THE MATURE OAK TREE ALONG MAGNOLIA AVENUE WILL BE
PROTECTED IN PLACE
(946) LP=961.00 LP=944.00
. PM 104/40 A.P.N.: 113-350-043 PORTION PARCEL 3 ZONING R-1A ESTATE RESIDENTIAL MB 2/2 A.P.N.: 113-350-044 PORTION LOT 188 ZONING R-1A ESTATE RESIDENTIAL PM 356/80 A.P.N.: 113-350-048 LOT 1 ZONING R-1A ESTATE RESIDENTIAL
8.04'
21.25'
22.52'
N29° 18' 00"E 227.97' PARCEL 2 Gross and Net Area: 43,458.39 Sq Ft 1.00 AC PARCEL 1 Gross and Net Area: 55,667.14 Sq Ft 1.28 AC L=9 9 .10' R=6 3 4 .0 0' Δ=8 ° 57 ' 2 1"
(E)R2-1 SIGNAL
25.00'
25.00'
P. U. E.
S75° 14' 56"E 91.15'
A
10.00'
B. S. L.
B. S. L.
B. S. L.
15.00'
15.00'
B. S. L.
(960)
15.00'
10.00'
10.00'
B. S. L. B. S. L.
B. S. L.
20.00'
15.00'
15.00'
15.00'
B. S. L.
5.00'
5.00'
10.00'
10.00'
10.00'
B. S. L.
10.00'
10.00'
B. S. L.
B. S. L.
10.00'
10.00'
10.00'
L7
10.00'
30.72'
89.10'
B
N
S
W
E EXHIBIT FOR PARCEL MAP 39079 2412 GARRETSON AVE A.P.N.: 113-350-043 4 1 LEGAL DESCRIPTION LEGEND SITE ADDRESS: LAND OWNER(S) DEVELOPER(S) REFERENCES BASIS OF BEARINGS VICINITY MAPPROJECT
MAGNOLIA AVE LOCATION
S MAIN ST
E ONTARIO AVE
MAGNOLIA AVE
E ONTARIO AVE
N
S W
E PARCEL MAP 39079 IN THE CITY OF CORONA, COUNTY OF RIVERSIDE OFFICIAL USE ONLY: DEVELOPMENT SERVICES~PUBLIC WORKS/ENGINEERING 26 CITY OF CORONA 1420 E COOLEY DR, OFFICE 102 COLTON, CA 92324.
TEL: (909)733-6487
[email protected] UTILITY PURVEYORS: AVERAGE SLOPE
···PHASE MAP: UTILITIES: ORIGINAL PARCEL
···PARCEL 1···PARCEL 2······ CURVE DATA R C1 No.
D
L 00°49'25" 1280.00' 18.40' C2 72°28'35" 25.00' 31.62' LINE DATA L1 N88°16'17"E 12.04' L2 N23°09'55"E 7.86' L3 N85°26'24"E 14.29' L4 N85°26'24"E 12.77' L5 N03°18'18"E 27.49' L6 N27°46'35"W 15.09' L7 S29°18'00"W 30.72' A 60 90 120Feet 0 30
B
··· AREAS & USES SCHEDULE:
·· Page 589 of 707
MAGNOLIA AVENUE PARCEL 2 Gross and Net Area:
43,522.26 Sq Ft 1.00 AC PARCEL 1 Gross and Net Area:
55,667.14 Sq Ft 1.28 AC S.N.F ESTABLISHED BY BEARING AND DISTANCE, ACCEPTED AS CENTERLINE GARRETSON AVE PER PM 11/44
EXISTING
PROPERTY LINE
MB 2/2 A.P.N.: 113-350-044 PORTION LOT 188 PM 356/80 A.P.N.: 113-350-048 LOT 1
SANTANA WAY
GARRETSON AVENUE
PM 104/40 A.P.N.: 113-350-043 PORTION PARCEL 3
(N13° 10' 40"E 168.90' R1)
(S87° 08' 00"W 318.12' R1)
L=4
2 .7 1, R=120 .0
R3 )
(Δ=2 1° 0 8' 17 " L
=2
7 .7 6 , R
=12 0 .0
R3 )
(Δ
=10 ° 5 2' 2 9"
N77° 26' 13"E 284.92'
34.00'
60.00'
60.00'
CL
CL
CL
(S29° 18' 00"W 315.17' R1)
(S29° 18' 00"W 790.78' R1)
S.N.F ESTABLISHED BY BEARING
AND DISTANCE ACCEPTED AS
CENTERLINE GARRETSON AVE
PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
INTERSECTION MAGNOLIA AVE
& SANTANA WAY,PER PM 196/74-79
L=2 5 3 .2 2 , R=6 0 0 .0 0 R3 )
(Δ=2 4 ° 10' 5 0" PROPOSED PROPERTY LINE
40.00'
40.00'
L5 L6
L4
(S29° 18' 00"W 385.36' R1)
L3 L2
N01° 56' 36"W 43.13'
N77° 26' 13"E 71.31'
N42° 04' 13"W 128.00'
N04° 53' 44"W 116.91'
L
=18 5 .7 5' R
=
12 8 0 .0 '
Δ
=
8 ° 18' 5 3" L=5 0 .7 0' R=6 4 4 .0 0' Δ=4 ° 30' 40" L1 N29° 18' 00"E 197.25'
C
1 S29° 18' 00"W 227.53' BASIS OF BEARINGS
N29° 18' 00"E 87.64' PARCEL "A" PER LLA 03-046 DOC. 2004-0134528 PARCEL "A"
N02° 26' 40"E 71.93' N13° 10' 40"E 13.30'
N84° 43' 04"E 316.39' NEW LINE PER LLA 99-02 DOC. #2000-029183 OLD LINE
OLD LINE
LP=961.00 LP=944.00 OLD LINE
34.00' ZONING R-1A ZONING R-1A ZONING R-1A ESTATE RESIDENTIAL ESTATE RESIDENTIAL ESTATE RESIDENTIAL N29° 18' 00"E 227.97'
L7
L=9 9 .10' R=6 3 4 .0 0 '
Δ=8 ° 57 ' 2 1"
S75° 14' 56"E 91.15' PROPOSED PROPERTY LINE PROPOSED PROPERTY LINE EXISTING PROPERTY LINE
EXISTING
PROPERTY LINE EXISTING PROPERTY LINE
EXISTING
PROPERTY LINE
EXISTING
PROPERTY LINE EXISTING PROPERTY LINE
EXISTING
PROPERTY LINE
P. U. E.
A
25.00'
25.00'
10.00'10.00'
B. S. L.
B. S. L.
B. S. L.
B. S. L.
B. S. L.
B. S. L.
10.00'10.00'
20.00'
15.00'
15.00'
B. S. L.
B. S. L.
B. S. L.
25.00'
15.00'
10.00'
10.00'
10.00'
10.00'
15.00'
10.00'
10.00'
25.00'
25.00'
10.00'
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE GARRETSON AVE, PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE GARRETSON AVE
PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
N
S
W
E EXHIBIT FOR PARCEL MAP 39079 2412 GARRETSON AVE A.P.N.: 113-350-043 4 2 LEGAL DESCRIPTION LEGEND SITE ADDRESS: LAND OWNER(S) DEVELOPER(S) REFERENCES BASIS OF BEARINGS VICINITY MAPPROJECT
MAGNOLIA AVE LOCATION
S MAIN ST
E ONTARIO AVE
MAGNOLIA AVE
E ONTARIO AVE
N
S W
E PARCEL MAP 39079 IN THE CITY OF CORONA, COUNTY OF RIVERSIDE OFFICIAL USE ONLY: DEVELOPMENT SERVICES~PUBLIC WORKS/ENGINEERING 26 CITY OF CORONA 1420 E COOLEY DR, OFFICE 102 COLTON, CA 92324.
TEL: (909)733-6487
[email protected] UTILITY PURVEYORS: LINE DATA L1 N88°16'17"E 12.04' L2 N23°09'55"E 7.86' L3 N85°26'24"E 14.29' L4 N85°26'24"E 12.77' L5 N03°18'18"E 27.49' L6 N27°46'35"W 15.09' L7 S29°18'00"W 30.72' AVERAGE SLOPE ··· NOTE: CURVE DATA R C1 No.
D
L 00°49'25" 1280.00' 18.40' C2 72°28'35" 25.00' 31.62' ORIGINAL PARCEL ···PARCEL 1···PARCEL 2······
A 60 90 120Feet 0 30 AREAS & USES SCHEDULE:
·· Page 590 of 707
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE MAGNOLIA AVE
PER PM 196/74-79 S.N.F ESTABLISHED BY BEARING AND DISTANCE, ACCEPTED AS S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE GARRETSON AVE
PER PM 11/44
S.N.F ESTABLISHED BY BEARING
AND DISTANCE, ACCEPTED AS
CENTERLINE MAGNOLIA AVE
PER PM 196/74-79
MAGNOLIA AVENUE
(E) GREENHOUSE
(E) SHED
EXISTING
GARAGE
EXISTING
HOUSE
FF=958.00'
(948)
(949)
(950)
(951)
(952)
(953)
(954)
(955)
(956)
(957)
(959)
(958)
(961)
(954)
(953)
(952)
(951)
(950)
(949)
(949)
(950)
(955)
(959)
(953)
(949)
(945)
(950)
(946)
(944)
(949)
(951)
(952)
(953)
(946)
(944)
SANTANA WAY
GARRETSON AVENUE
(N13° 10' 40"E 168.90' R1)
(S87° 08' 00"W 318.12' R1)
L=4
2 .7 1, R=12 0 .0
R3 )
(Δ=2 1° 0 8' 17 " L
=2
7 .7 6 , R
=
12 0 .0
R3 )
(Δ
=10 ° 5 2' 2 9"
N77° 26' 13"E 284.92'
34.00'
34.00'
60.00'
60.00'
CL
CL
CL
(S29° 18' 00"W 315.17' R1)
(S29° 18' 00"W 790.78' R1)
L=2 5 3 .2 2 , R=6 0 0 .0 0 R3 )
(Δ=2 4° 10' 5 0"
40.00'
40.00'
L5 L6
L4
(S29° 18' 00"W 385.36' R1)
L3
N01° 56' 36"W 43.13'
N77° 26' 13"E 71.31'
N42° 04' 13"W 128.00'
N04° 53' 44"W 116.91'
L
=18 5 .7 5' R
=
12 8 0 .0 '
Δ
=8 ° 18' 5 3" L=5 0 .7 0' R=6 4 4 .0 0' Δ=4 ° 30' 40 "
N29° 18' 00"E 197.25'
C 1
S29° 18' 00"W 227.53'
N29° 18' 00"E 87.64'
PARCEL "A"
N02° 26' 40"E 71.93' N13° 10' 40"E 13.30'
N84° 43' 04"E 316.39'
8.04'
N29° 18' 00"E 227.97'
PROPERTY LINE
PROPERTY
LINE
(E)POOL
(E) CHAINLINK FENCE
(E) A/C
(E) IRON FENCE
(E) CHAINLINK FENCE
(E) IRON
FENCE
(E) RETAIN WALL
(E) IRON FENCE GATE (E) WALL
(E) WALL
(E) WALL
(E) WALL
(E) CHAIN LINK FENCE
(E) TRAFFIC BOX
(E) LIGHT BOX
(E) TRAFFIC BOX
(E) TRAFFIC
BOX
(E) LIGHT BOX
(E) IRRIGATION
BOX
(E) SPECTRUM
(E) FONTAINE
(E) LIGHT BOX
(E) HYDRANT
(E) POST LIGHT
(E) POST LIGHT STREET
(E) TRAFFIC BOX
(E) IRRIGATION BOX
(E) TRAFFIC BOX
(E) WALL
(E) IRRIGATION BOX
(E) TRAFFIC BOX
(E) IRRIGATION
BOX
(E) IRRIGATION BOX
(E) CHAIN LINK FENCE (E) GAS TANK
(E) CHAIN LINK FENCE
TO BE RELOCATED
(E) WALL
(E) CHAINLINK FENCE NEW PROPERTY LINE NEW PROPERTY LINE L2 (E) WATER VALVE (E) SMH (E) SMH (E) SIGNAL
(E) DMH
(E) CHAIN LINK FENCE
(E) DMH L1
(E) SIGNAL PARCEL "A" PER LLA 03-046 DOC. 2004-0134528 OLD LINE NEW LINE PER LLA 99-02 DOC. 2000-029183 OLD LINE OLD LINE LP=961.00 LP=944.00 PARCEL 2 PARCEL 1 PM 104/40 A.P.N.: 113-350-043 PORTION PARCEL 3 ZONING R-1A ESTATE RESIDENTIAL MB 2/2 A.P.N.: 113-350-044 PORTION LOT 188 ZONING R-1A ESTATE RESIDENTIAL PM 356/80 A.P.N.: 113-350-048 LOT 1 ZONING R-1A ESTATE RESIDENTIAL S.N.F ESTABLISHED BY BEARING AND DISTANCE, ACCEPTED AS CENTERLINE GARRETSON AVE PER PM 11/44 S.N.F ESTABLISHED BY BEARING AND DISTANCE ACCEPTED BY CENTERLINE GARRETSON AVE PER PM 11/44 S.N.F ESTABLISHED BY BEARING
AND DISTANCE ACCEPTED BY CENTERLINE MAGNOLIA AVEPER PM 196/74-79 S.N.F ESTABLISHED BY BEARING
AND DISTANCE ACCEPTED, AS
INTERSECTION MAGNOLIA AVE &
SANTANA WAY PER PM196/74-79
R/W
R/W
21.29'
22.57' C-C B-B B-B A-A A-A
D-D
D-D
E-E
E-E
L=9 9 .10' R=6 3 4 .0 0'
Δ=8 ° 57 ' 2 1"
L7
10.00'
10.00'
10.00'
10.00'
(E) SIDEWALK
(E) SIDEWALK
(E) COBBLE
(E) COBBLE
(E) COBBLE
(E) COBBLE
(E) SIDEWALK
(E) SIDEWALK
(E) PCC-CONCRETE
(E) PCC CONCRETE
(E) SIDEWALK
(E) PCC-CONCRETE
(E) PCC CONCRETE
(E) TENNIS COURT
(PR)LANDSCAPE END CONSTRUCTION C&G & SIDEWALK
START CONSTRUCTION
C&G & SIDEWALK
10.00'
10.00'
S75° 14' 56"E 91.15'
C-C CONSTRUCTION NOTES QTY
N
S
W
E EXHIBIT FOR PARCEL MAP 39079 2412 GARRETSON AVE A.P.N.: 113-350-043 4 3 SITE ADDRESS: LAND OWNER(S) DEVELOPER(S) REFERENCES VICINITY MAPPROJECT
MAGNOLIA AVE LOCATION
S MAIN ST
E ONTARIO AVE
MAGNOLIA AVE
E ONTARIO AVE
N
S W
E PARCEL MAP 39079 IN THE CITY OF CORONA, COUNTY OF RIVERSIDE DEVELOPMENT SERVICES~PUBLIC WORKS/ENGINEERING 26 CITY OF CORONA 1420 E COOLEY DR, OFFICE 102 COLTON, CA 92324.
TEL: (909)733-6487
[email protected] LINE DATA L1 N88°16'17"E 12.04' L2 N23°09'55"E 7.86' L3 N85°26'24"E 14.29' L4 N85°26'24"E 12.77' L5 N03°18'18"E 27.49' L6 N27°46'35"W 15.09' L7 S29°18'00"W 30.72' UTILITIES: ORIGINAL PARCEL ···PARCEL 1···PARCEL 2······ CURVE DATA R C1 No.
D
L 00°49'25" 1280.00' 18.40' C2 72°28'35" 25.00' 31.62' ABBREVIATION 60 90 120Feet 0 30 LEGEND A
B
··· Page 591 of 707
EXHIBIT FOR PARCEL MAP 39079 2412 GARRETSON AVE A.P.N.: 113-350-043 4 4 PARCEL MAP 39079 IN THE CITY OF CORONA, COUNTY OF RIVERSIDE DEVELOPMENT SERVICES~PUBLIC WORKS/ENGINEERING 26 CITY OF CORONA 1420 E COOLEY DR, OFFICE 102 COLTON, CA 92324. TEL: (909)733-6487 [email protected] ABBREVIATION SITE ADDRESS: LAND OWNER(S) DEVELOPER(S)
DATE: 03/09/2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-72
APPLICATION REQUEST:
V2024-0001: Variance request from § 17.86.020(C) of the Corona Municipal Code to allow parking for a proposed 3,560-square-foot medical office building on 0.32 acres to be located between the Grand Boulevard right-of-way line and the proposed building located at 428 W.
Grand Boulevard (APN: 117-340-019). (Applicant: Shar Alikhani, M.D. for MobiSurg Inc., 23025 Mill Creek Drive, Laguna Hills, CA 92653).
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. 2684 GRANTING V2024-0001 based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY:
Area of Project Site 0.32 acres
Existing Zoning Community Services (CS) District within the Downtown Revitalization Specific Plan
Existing General Plan Mixed Use (MU-1)
Existing Land Use Vacant lot
Proposed Land Use Medical Office
Surrounding Zoning/Land
Uses
N: CS / Post Office
E: Transitional Commercial (TC) / St. Edwards Catholic Church S: CS / Dental Office
W: CS / Post Office parking lot
BACKGROUND
The applicant proposes to develop a one-story, 3,560-square-foot medical office building with new landscaping, parking, perimeter walls, and future signage on a currently vacant
0.32-acre parcel located at 428 W. Grand Boulevard. The property is in the Community Services (CS) District of the Downtown Revitalization Specific Plan. The project site is surrounded by the Corona Post Office to the north and west, Saint Edwards Catholic Church to the east, and a dental office to the south. The parcel was previously developed with a single family home.
The variance request (V2024-0001) is associated with an Architectural Review application (ARC2024-0001), which is for the review of the site plan, architecture, landscaping and fencing associated with the proposed medical office building. Details associated with ARC2024-0001 are provided under a separate staff report, which is being processed concurrently with this variance request for the Planning and Housing Commission’s consideration.
The project was initially reviewed by the Development Plan Review (DPR) Committee on February 16, 2023. The applicant formally submitted the Variance and Architecture Review applications to the city on January 3, 2024. The applications were reviewed by the Project and Environmental Review Committee (PRC) on January 25, 2024. Missing and revised items were subsequently submitted, and the applications were deemed complete on December 18, 2025, and scheduled for the Planning and Housing Commission meeting of February 23, 2026. Due to a lack of quorum, the applications were rescheduled to the March 9, 2026 meeting.
PROJECT DESCRIPTION
Code Requirement
Corona Municipal Code (CMC) § 17.86.020(C) requires the following setback to be provided for new development located on Grand Boulevard:
“17.86.020
Building setback lines are established for the following major streets:
(C) Grand Boulevard, not less than 60 feet from the centerline. Parking shall not be permitted in the setback area or between the right-of-way line and any building, structure or portion thereof.”
The project as proposed by the applicant provides a building setback of 128 feet, measured from the Grand Boulevard centerline to the medical office building, which exceeds the minimum 60-foot building setback requirement under § 17.86.020(C). The parking area is
also located behind the 60-foot setback area. However, while the building and parking area meet the setback requirement, the site plan does not comply with the latter part of the code requirement regarding parking placement, which is underlined below:
“Parking shall not be permitted in the setback area or between the right-of-way line and any building, structure or portion thereof.”
The project proposes a parking lot located between the Grand Boulevard right-of-way line and the building, which places the parking in front of the building. The intent of this requirement is to ensure that parking areas are located behind the building and are not prominently visible from Grand Boulevard. Locating parking behind buildings enhances the visual quality of the streetscape, promotes a more pedestrian-oriented environment, and reinforces the traditional downtown development pattern in which buildings are situated closer to the street frontage.
Accordingly, the applicant is requesting a variance from § 17.86.020(C) to allow parking in front of the building.
Justification For Variance
CMC § 17.96.020 requires that special circumstances applicable to the subject property must exist in order for the Planning and Housing Commission to grant a variance application.
Special circumstances applicable to the subject property must relate to the size, shape, topography and location or surroundings of the subject property.
The property is physically constrained by its size, shape, and surroundings, hindering the applicant’s ability to design a site plan that places the parking lot behind the building, as required by § 17.86.020(C). The following outlines the applicant’s justification for the variance:
1. Narrow and irregular lot configuration.
The lot is trapezoidal in shape, with an average lot depth of approximately 173 feet and a frontage width of approximately 82 feet. Due to the limited width, the applicant indicates that there is insufficient area to accommodate a medical office building of functional size, required parking counts, landscape setbacks, fire access drive aisles, driveway ingress/egress; and building and life-safety code requirements, including special design requirements mandated by the California Department of Health Care Access and Information for OSHPD-3 licensed healthcare facilities. These constrains limit site planning flexibility and hinder the ability to place parking behind the building while maintaining code compliance.
2. Infill condition with only one point of access.
The property is an infill parcel surrounded by existing development on all three sides and has only one point of vehicular access from Grand Boulevard. The site lacks alley access and shared access from the adjoining properties. If the building were placed at the front of the lot with the parking behind, the parking area would effectively become “landlock”. The lot width is inadequate to accommodate a compliant driveway extending from Grand Boulevard to the rear parking area while also meeting minimum width requirements for two-way circulation, accessible parking access, and emergency vehicle access.
3. Fire Department access requirements.
Fire Department standards require that dead-end drive aisles shall be limited to a maximum length of 150 feet. If drive aisles exceed 150 feet, the drive aisle lane must be at least 28 feet wide and include a turn-around area for emergency vehicles at the end of the drive aisle. Placing the parking lot behind the building would create a deadend drive aisle over 200 feet, requiring the additional design features which would substantially reduce the buildable area of the site and impose additional layout constraints on the medical office building and parking configuration.
4. Patient and emergency access considerations.
The applicant states that providing a driveway and parking area in front of the building improves patient safety and accessibility, particularly for pediatric patients, patients with disabilities, and patients requiring assisted drop-off. Furthermore, a frontloaded access design also facilities a more direct and efficient response by EMS and emergency personnel, reducing travel distance from the public right-of-way to the building entrance.
5. Driveway spacing constraints.
The proposed driveway is located near the center of the site frontage along Grand Boulevard. This placement was determined by City staff to be most optimal because it maximizes separation from the adjacent driveways that serve the Post Office to the north and dental office to the south. The required driveway spacing standard limits alternative placement options for the driveway and influences the placement of the parking lot and onsite circulation. Given that the driveway is restricted near the center of the site’s frontage, the most feasible location for the parking area is at the front of the building.
6. Post Office encroachment on the property.
A portion of the adjacent Post Office parking lot is located immediately west of the project site. The parking lot currently encroaches into the project site by approximately three feet along the site’s entire west perimeter. This existing encroachment further constrains the site and reduces the flexibility in designing a compliant rear parking lot and circulation layout.
7. Specialized healthcare facility design requirements.
The proposed medical office building will operate as a OSHPD-3 licensed healthcare facility and is therefore subject to specialized design regulations that are administered by the California Department of Health Care Access and Information.
Examples of required design elements include having a separate front entrance for walk-in patients from the patient discharge exit; having an enclosed accessible parking space for patients who cannot reasonably enter through the front door; and providing an exterior access closet for medical gas and medical vacuum systems.
According to the applicant, accommodating these design regulations is only feasible with the building placed at the rear of the property.
ENVIRONMENTAL ANALYSIS
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (InFill Development Projects) categorical exemption. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. The Notice of Exemption is attached as Exhibit 6.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 10-day bilingual (English and Spanish) public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department has not received any comments from the public in response to the public notice.
STAFF ANALYSIS
Corona Municipal Code Section 17.96.020 requires that special circumstances applicable to the subject property must exist in order for the Planning and Housing Commission to grant a variance application. Special circumstances applicable to the subject property must relate to the size, shape, topography, and location or surroundings of the subject property.
Based on the analysis provided herein, the requested variance to allow parking to be located between the Grand Boulevard right-of-way line and the building is justified due to the existence of special physical circumstances unique to the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single vehicular access point.
These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site so that parking is located to the rear of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
Strict application of the Corona Municipal Code would therefore deprive the property privileges enjoyed by other similarity zoned properties that are not subject to the same physical and operational constraints or located on Grand Boulevard. The variance request is not the result of actions by the applicant but rather the inherent limitations of the site and the regulatory requirements governing the proposed medical office use.
Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building. These include the following sites:
• U.S. Post Office – 414 W. Grand Blvd. (located to the north, adjacent to subject site) • New Hope Thrift Shop – 514 W. Grand Blvd. (located to the south of the subject site) • Grand Commercial Center – 210 W. Grand Blvd. (located to the north of the subject site)
Furthermore, the variance will not be detrimental to the public health, safety, or welfare or to the surrounding properties. The project has been reviewed by the applicable city departments and, as designed and conditioned, the project is capable of maintaining
compliance with all other applicable development standards. Therefore, the Planning and Development Department recommends approval of V2024-0001, subject to the findings below and the recommended Conditions of Approval in Exhibit 3.
FINDINGS OF APPROVAL FOR V2024-0001
1. A Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines because the project qualifies as a Class 32 (In Fill Development Projects) categorical exemption under CEQA. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres, surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts.
Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
2. The strict application of the terms of the zoning regulations from which the Variance is being sought deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the following special circumstances applicable to the property related to size, shape, topography, location or surroundings:
a. The strict application of the parking location requirement under § 17.86.020(C) of the Corona Municipal Code which prohibits parking for a proposed 3,560- square-foot medical office building to be located between the Grand Boulevard right-of-way line and the proposed building deprives the property owner of privileges enjoyed by other commercial properties in the area due to special circumstances that exist on the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single point of vehicular access. These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site in a manner that locates the parking to the rear of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
3. The approval of V2024-0001 does not constitute the granting of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is located for the following reason:
a. Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building.
4. The Variance will not adversely affect property and the use thereof in the vicinity of subject property or the public health, safety and general welfare for the following reason:
a. Granting the variance to allow parking to be located between the Grand Boulevard right-of-way line and the proposed building willnotadverselyaffect surrounding property in the vicinity, as the project site is being developed in an orderly manner and provides parking in a location similar to properties within the immediate vicinity. The project has been reviewed by the applicable city departments and as designed and conditioned, the project is capable of maintaining compliance with all other applicable development standards.
Additionally, the development of this property adds new landscaping within the front setback area, new parkway landscaping, new wrought iron fencing with decorative pilasters and a new medical office facility which will enhance the surrounding properties. The existing commercial businesses located within the immediate vicinity will not adversely be affected by the development of this property. Therefore,thevariancedoesnotadverselyaffect surroundingpropertynorthepublic’shealth,safetyandgeneralwelfare.
PREPARED BY: ROCIO LOPEZ, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
RECOMMENDED BY: BRETT CHANNING, ASSISTANT CITY MANAGER / ACTING PLANNING
AND DEVELOPMENT DIRECTOR
Exhibits:
1. Resolution No. 2684
2. Locational and Zoning Map
3. Conditions of Approval
4. Site Plan
5. Applicant’s letter (dated: 4/10/25)
6. Environmental Documentation
Case Planner: (951) 736-2293
RESOLUTION NO. 2684
APPLICATION NUMBER: V2024-0001
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A VARIANCE FROM
SECTION 17.86.020(C) OF THE CORONA MUNICIPAL
CODE TO ALLOW PARKING FOR A PROPOSED 3,560-
SQUARE-FOOT MEDICAL OFFICE BUILDING ON 0.32
ACRES TO BE LOCATED BETWEEN THE GRAND
BOULEVARD RIGHT-OF-WAY LINE AND THE
PROPOSED BUILDING LOCATED AT 428 W. GRAND
BOULEVARD (APN: 117-340-019). (APPLICANT: SHAR
ALIKHANI, M.D. FOR MOBISURG INC.)
WHEREAS, the application to the City of Corona, California, for a Variance under the provisions of Chapter 17.96 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the Variance request from Section
17.86.020(C) of the Corona Municipal Code (CMC) to allow parking for a proposed 3,560- square-foot medical office building on 0.32 acres to be located between the Grand Boulevard right-of-way line and the proposed building located at 428 W. Grand Boulevard (APN: 117-340- 019); and
WHEREAS, the Variance was submitted in conjunction with Architectural Review 2024-0001 (ARC2024-0001); and
WHEREAS, the Planning and Housing Commission cancelled a noticed public hearing for V2024-0001 and ARC2024-0001 on February 23, 2026 for lack of a quorum; and WHEREAS, the Planning and Housing Commission held a re-noticed public hearing for V2024-0001 and ARC2024-0001 on March 9, 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
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 2
Implementing CEQA because there is no possibility that the activity may have a significant effect of the environment; and
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Variance as set forth in Corona Municipal Code Section 17.96.020 do exist in reference to V2024-0001 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the V2024-0001 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:
SECTION 1. CEQA Findings. As the decision-making body for this V2024- 0001, 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 of the State Guidelines and Section 3.31 of the City of Corona adopted Local Guidelines for implementing CEQA. There is no evidence presented to the city that the project will have any significant effects on the environment.
SECTION 2. Variance Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.96.020 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 Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines because the project qualifies as a Class 32 (In Fill Development Projects) categorical exemption under CEQA. The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres, surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
2. The strict application of the terms of the zoning regulations from which the Variance is being sought deprives the subject property of privileges enjoyed by other properties in the vicinity and under identical zone classification because of the following special
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 3
circumstances applicable to the property related to size, shape, topography, location or surroundings:
a. The strict application of the parking location requirement under § 17.86.020(C) of the Corona Municipal Code which prohibits parking for a proposed 3,560- square-foot medical office building to be located between the Grand Boulevard right-of-way line and the proposed building deprives the property owner of privileges enjoyed by other commercial properties in the area due to special circumstances that exist on the property. The site is constrained by its narrow width, trapezoidal shape, infill location, and single point of vehicular access.
These limitations are further compounded by Fire Department access requirements, driveway spacing standards, an existing off-site parking encroachment, and specialized state-mandated design regulations applicable to licensed healthcare facilities. Collectively, these conditions restrict the applicant’s ability to reasonably design the site in a manner that locates the parking to the rear of the building while maintaining compliance with applicable building, fire, accessibility, and healthcare facility requirements.
3. The approval of V2024-0001 does not constitute the granting of special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which subject property is located for the following reason:
a. Granting the variance will not constitute a special privilege, as the approval simply enables development of the property in a manner similar to other sites in the vicinity that have parking located between Grand Boulevard and building.
4. The Variance will not adversely affect property and the use thereof in the vicinity of subject property or the public health, safety and general welfare for the following reason:
a. Granting the variance to allow parking to be located between the Grand Boulevard right-of-way line and the proposed building will not adversely affect surrounding property in the vicinity, as the project site is being developed in an orderly manner and provides parking in a location similar to properties within the immediate vicinity. The project has been reviewed by the applicable city departments and as designed and conditioned, the project is capable of maintaining compliance with all other applicable development standards.
Additionally, the development of this property adds new landscaping within the front setback area, new parkway landscaping, new wrought iron fencing with decorative pilasters and a new medical office facility which will enhance the surrounding properties. The existing commercial businesses located within the immediate vicinity will not adversely be affected by the development of this property. Therefore, the variance does not adversely affect surrounding property nor the public’s health, safety and general welfare.
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 4
SECTION 3. Effective Date. V2024-0001 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 Variance.
RESOLUTION NO. 2684
APPLICATION NO. V2024-0001
PAGE | 5
Adopted this 9th day of March, 2026.
__________________________________
Karen Alexander, Chair
Planning and Housing Commission
City of Corona, California
ATTEST:
Belinda Capilla
Secretary, Planning and Housing Commission
City of Corona, California
I, Belinda Capilla, Secretary to the Planning and Housing Commission of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted in a regular session of said Planning and Housing Commission duly called and held on the 9th day of March, 2026, and was duly passed and adopted by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAINED:
Belinda Capilla
Secretary, Planning and Housing Commission
City of Corona, California
LOCATIONAL & ZONING MAP
V2024-0001
428 W. GRAND BLVD.
ZONING LEGEND:
CS: Community Services
TC: Transitional Commercial
MF: Multi-Family
CS
TC
CS
MF
CS
PROJECT SITE
TC
CS TC
April 10, 2025
City of Corona
Planning and Development Department
400 S. Vicentia Ave.
Corona, CA 92882
Subject: DPR 2023-0010
MobiSurg Ambulatory Surgery Center ARB and Major Variance 428 W. Grand Ave.
Corona, CA 92882
Dear Members of the Planning Commission and Planning Department:
My name is Shar Alikhani, and I am a pediatric anesthesiologist with over 20 years of experience practicing in Orange County and served as the Chief of Anesthesia at Children's Hospital of Orange County (CHOC) at Mission for ten years. In 2010, I started MobiSurg, Inc., and the Pediatric and Specialty Surgery Center of Orange County to serve a specific need for pediatric patients in Orange County and Southern California. MobiSurg is an accredited surgical setting for outpatient procedures, specializing in children and adults with developmental disabilities.
MobiSurg provides a much-needed service to Orange County children and the disability community by creating a safe, state of the art surgical environment for oral surgery and minor surgical procedures.
Given the high cost of a surgery performed in the hospital and the long wait times (greater than 6-9 months), some of our patients, seen in the Laguna Hills facility, travel great distances from the Inland Empire. Recently, I acquired the property at 428 E. Grand Blvd with the intent of developing a similar ambulatory surgery center to serve the needs of children and the disability community in the inland region.
Consistent with the accreditation guidelines that govern ASCs, patients are ambulatory and treated during the day only. There are no overnight stays and no meals provided at the facility.
The new facility will meet all accreditation guidelines for an OSPHD-3 (non-acute) facility pursuant to California regulation Section 1226.8 where general anesthesia is administered in an ambulatory setting. There will be a maximum of two patients under general anesthesia at any time within the facility. All patient cases are scheduled by appointment only and there will be no walk-in or emergency patients. The surgery center will employ four people including a receptionist, two nurses and a dental technician. At maximum capacity, an average of six patients per day will be treated with a single trip each for service.
ARCHITECTURAL REVIEW BOARD:
This application is for the development of a built-to-suit medical office building (outpatient ambulatory surgery center) on a vacant infill lot. Parking is provided to meet the ratio required by the municipal code. All roof-top HVAC equipment will be screened from view by architectural parapets. A van accessible parking stall is located within an enclosed structure that will allow
direct patient access to a hallway that leads to the surgical suite; this area will also be utilized as a mobile staging area. This accessible stall is provided in addition to a van accessible stall in the surface parking lot. The outpatient surgery center has been designed to meet the requirements of OSHPD-3. There will be no more than 5 patients rendered unable for self-preservation by the services provided within the building. This will be a B-Occupancy and is neither an 1-2.1 or 1-2 occupancy nor under HCAi's (previously OSHPD) jurisdiction. The exterior fa�ade has been designed to be consistent with heritage buildings within the Grand Circle. Although the design concept is not to mimic legacy buildings, the elevations include design elements featured on historic buildings.
MAJOR VARIANCE REQUEST:
The variance request pertains to Chapter 17.86 of the CMC, Section 17.86.020(() Grand Blvd., parking shall not be permitted between the right-of-way and any building. Justification for this variance request includes the following:
1. Narrow Lot: The lot in question is a narrow infill lot which limits the ability to build a building AND a driveway, especially one with easy access for emergency vehicles.
2. Infill Lot with no access from the back: The lot is an infill lot, there is no access from the back and no back alley. Placing the building in front would land-lock the parking in the back, limit ability of large vehicles (such as handicapped accessible and emergency vehicles) to turn around and limit the ability of patients to exit the parking or building.
3. Irregular Lot: Municipal and building code setbacks reduce the usable site area by 35% (from 13,998 sf to 9,058 sf). This irregular parcel makes building a useable and functional building impossible for our purposes, even if the setbacks were eliminated.
4. Patient Safety: An easily accessible driveway in front of building will provide direct access for pediatric patients and patients with disabilities. It will also make it easier for EMS and emergency personnel to respond.
5. Fire Dept Requirements: Fire department comment #3 in DPR stating that "Dead end access drives shall not exceed 150' in length" would make it impossible to build the building in the front of the property. Placing the parking in the rear of the property would result in the access driveway exceeding 200'. Additionally, the site cannot be designed to provide a circular drive.
6. Area Context: This site design is consistent with the larger adjoining Post Office and the church across the street, both of which have parking adjacent to the right of way. These two sites are the most prominent and newer built buildings, and we think our design would provide a steady and logical flow.
7. Post Office encroachment on our property: Due to prior buildout and city approval, the existing Post Office parking and fence encroaches on our lot by 3 feet across the whole rear of our property. This further limits our ability to build our building as the encroachment will be nearly impossible to reverse and further adds to our challenges.
8. Patient Perception: The client owns and operates a similar facility in Orange County. His experience is patients and families are less anxious when they arrive at a front door entrance facing the street - they can see where they are going and it is less threatening for parents, pediatric patients and patients with developmental challenges. Entering at the rear of a building creates a "hidden entrance" feel and increases patient and parent
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
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)
Name: City of Corona
Address: 400 S. Vicentia Ave. Corona,
CA 92882
Telephone: 951-736-2201
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address: P.O. Box 751, Riverside, CA 92502-
0751
Submitted via email:
1. Project Title: ARC2024-0001 & V2024-0001
2. Project Applicant: Shar Alikhani, M.D. for MobiSurg Inc., 23025 Mill Creek Drive, Laguna Hills, CA 92653
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):
428 W. Grand Boulevard (APN: 117-340-019) located to
the northwest of the W. Grand Blvd. and W. 5th Street
intersection.
4. (a) Project Location – City: Click to enter City (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
ARC2024-0001: Architectural Review for a 3,560 squarefoot outpatient surgery medical building on 0.32 acres in the Community Services District of the Downtown
Revitalization Specific Plan. V2024-0001: Variance
from Corona Municipal Code § 17.86.020(C) to allow
parking for a proposed 3,560-square-foot outpatient
surgery medical building (ARC2024-0001) to be located
between the Grand Boulevard right-of-way line and the
building.
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:
Shar Alikhani, M.D. for MobiSurg Inc., 23025 Mill Creek Drive, Laguna Hills, CA 92653
8. Exempt status: (check one)
Notice of Exemption FORM “A”
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) ☒ Categorical Exemption.
State type and section number:
Section 15332 (In-fill 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 qualifies as a Class 32 (In-fill Development Projects) categorical exemption per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA). The project consists of the construction of a 3,560 square foot outpatient surgery medical building on a parcel that is less than five acres surrounded by urban uses. The proposed use is consistent with the General Plan and Zoning, and implementation of the project would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the CEQA State Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
10. Lead Agency Contact Person:
Telephone:
Rocio Lopez, MPA – Senior Planner
951-736-2293
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: March 9, 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.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, March 9, 2026, 6:00 p.m.
Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Karen Alexander, Sarah Longwell, Marie Vernon, Matt Woody Commission Absent: Craig Siqueland
_____________________________________________________________________
1. PLEDGE OF ALLEGIANCE
Commissioner Longwell led the Pledge of Allegiance.
2. CALL TO ORDER
Chair Alexander called the meeting to order.
3. MEETING MINUTES
3.1 MINUTES - February 9, 2026
These Minutes were approved.
Moved by: Sarah Longwell
Seconded by: Matt Woody
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
4. COMMUNICATIONS FROM THE PUBLIC
None.
5. CONSENT CALENDAR
The consent calender items were pulled for discussion.
5.1 Declaration of Surplus Property for Three Circle City Drive Parcels Joel Belding, Economic Development Director, reviewed the staff report and exhibits for this item.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 2
Discussion ensued between the Commission and staff regarding the history of the subject parcels and how potential sale proceeds would support affordable housing projects in the City.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
That the Planning and Housing Commission recommend that the Corona Housing Authority and City Council declare 1043, 1061, and 1065 Circle City Drive as exempted surplus land under the Surplus Land Act.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
5.2 PPE2026-0003
Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for PPE2026-0003.
Discussion ensued between the Commission and staff regarding the history of the project's extensions.
Mr. Paymon Roshan, the applicant, responded to Commission questions.
Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2686 GRANTING PPE2026-0003, based on the findings contained in the staff report.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6. PUBLIC HEARINGS
Chair Alexander approved a request to move agenda item 6.4 up to first Public Hearing item for this meeting.
6.1 ARC2024-0001
Rocio Lopez, Senior Planner, reviewed the staff report and exhibits for ARC2024- 0001 and V2024-0001 together as these items are related to the same project.
Dr. Shar Alikhani, the applicant, provided a presentation of his project to the Commission.
The Commission and staff discussed parking challenges related to the Variance, with clarification provided by Planning Manager Sandra Vanian.
Chair Alexander opened the public hearing.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 3
Dr. Alikhani addressed the Commission offering an additional presentation if needed.
Richard Winn, representing the Corona Historic Preservation Society, expressed support for the project and recommended adding bollards to protect the brick pilasters of the project's fencing.
Chair Alexander closed the public hearing.
The Commission and applicant agreed to add bollards as a condition of approval.
Chair Alexander thanked the applicant and called for a motion with the added condition.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
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. 2683 GRANTING ARC2024-0001 based on the findings contained in the staff report and conditions of approval, with added condition to: Add protective bollards to the fence area at both sides of the driveway entry on the site plan and wall and fence plan.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6.2 V2024-0001
This item was presented with the previous presentation, and there was no further discussion.
Chair Alexander opened and closed the public hearing, with no speakers or comments.
Moved by: Sarah Longwell
Seconded by: Marie Vernon
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. 2684 GRANTING V2024-0001 based on the findings contained in the staff report and conditions of approval.
Aye (3): Karen Alexander, Sarah Longwell, and Marie Vernon Nay (1): Matt Woody
Absent (1): Craig Siqueland
Motion APPROVED (3 to 1)
6.3 PM 39079
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 4
Eduardo Galdamez, Assistant Planner, reviewed the staff report and exhibits for PM 39079.
Discussion ensued between the Commission and staff regarding the item's details.
Chair Alexander opened the public hearing to allow the applicant to address the Commission's questions.
Chair Alexander closed the public hearing.
The Commission questioned staff on the applicability of historic architectural requirements for the new parcel, the significance of a Heritage property, as well as other questions regarding the proposed parcel map. Ms. Vanian provided clarification, and Mr. Galdamez noted an exhibit error.
Chair Alexander reopened the public hearing.
Mr. Winn, representing the Corona Historic Preservation Society, noted the historic significance of the existing home on the property and cautioned that future development on the new parcel should remain architecturally compatible with the neighborhood.
Chair Alexander closed the public hearing.
The Commission asked additional questions on the conditions of approval, received further clarification from staff, and proceeded to a vote.
Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 of the State CEQA Guidelines and recommend APPROVAL of PM 39079 to the City Council, based on the findings contained in the staff report and subject to the conditions of approval.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6.4 PPM2024-0007
This item was heard first on the Public Hearing agenda.
Evan Langan, Senior Planner, reviewed the staff report and exhibits for PPM2024-0007.
The Commission questioned staff on the shopping center's shared parking, and Mr. Langan provided clarification.
Chair Alexander opened the public hearing.
Scott Ostland, the applicant, addressed the Commission's question regarding K-1 Speed's parking impacts on the existing movie theater and future tenants.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 5
Chair Alexander closed the public hearing and called for a motion.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2685 finding the Project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and GRANTING PPM2024-0007 based on the findings contained in the staff report and conditions of approval.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
7. WRITTEN COMMUNICATIONS
None.
8. ADMINISTRATIVE REPORTS
None.
9. COMMISSIONERS' REPORTS AND COMMENTS
None.
10. FUTURE AGENDA ITEMS
Future agenda items were not yet determined for the Planning and Housing Commission meeting of March 23, 2026.
11. ADJOURNMENT
Chair Alexander adjourned the meeting at 8:02 p.m. to the Planning and Housing Commission meeting of Monday, March 23, 2026, commencing at 6:00 p.m. in the City Hall Council Chambers.
DATE: 04/15/2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2026-106
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
PRECISE PLAN MODIFICATION FOR THE REVIEW OF A NEW COMMERCIAL BUILDING FOR K-1 SPEED WITHIN THE SHOPS AT DOS LAGOS RETAIL CENTER EXECUTIVE SUMMARY:
This staff report asks the City Council to affirm the decision by the Planning and Housing Commission in granting Precise Plan Modification 2024-0007 (PPM2024-0007) to allow for the construction of a 44,855-square-foot commercial building for K-1 Speed, a go-kart racing recreation business.
RECOMMENDED ACTION:
That the City Council:
a. Take no action, thereby affirming the Planning and Housing Commission’s action granting PPM2024-0007, based on the findings contained in the staff report and conditions of approval.
OR
b. Set the item for review at a subsequent meeting.
BACKGROUND & HISTORY:
Precise Plan Modification PPM2024-0007 is a request to amend Precise Plan PP04-008 to allow the construction of a new, single-story, commercial building to comprise 44,855 square feet of floor area, on one lot identified as assessor parcel number (APN) 279-460- 033 and presently developed with surface parking serving the Shops at Dos Lagos retail center. Precise Plan PP04-008 was originally approved by the Planning and Housing Commission in August 2004 and authorized the construction of 346,369 square feet of commercial/retail space and a 60,000 square foot movie theater (the current Shops at Dos Lagos retail center) on multiple lots (including the Project site) totaling approximately 41 acres. The retail center is located within the boundaries of the Dos Lagos Specific Plan, a regulatory document prescribing standards and guidelines, adopted by the City Council in June 2000. The Project site is located within Planning Area 3 of the Specific Plan and zoned as “EC” (Entertainment Commercial), a designation that allows for a variety of uses including, among others, restaurants, movie theaters, live performance, specialty retail shops, and family-oriented amusement attractions.
The Project site comprises one parcel measuring 2.08 acres in area and is developed with a surface parking lot containing 278 stalls that presently serve as an overflow facility for the broader retail center. Multi-fixture lampposts are scattered throughout the lot, along with planters and tree wells. The property sits atop a landscaped slope with a differential of approximately 5 feet between the surface of the parking lot and the adjacent street (Lakeshore Drive) and the public sidewalk to the east. Pedestrian and vehicular access to the property is provided through a single entry (shared with the retail center) from Lakeshore Drive at the property’s southeasterly boundary.
Pursuant to Section 17.91.020 of the Corona Municipal Code (CMC), the Planning Commission shall review and determine modifications to Precise Plans where proposed changes to a building site would affect more than 30 percent of the property. The scope of work would revise an approved Precise Plan by redeveloping an existing parking lot with a go-kart business to operate within a new building, in conjunction with new or revised surface parking, landscaping, lighting, and supporting infrastructure, and accordingly requires approval of a PPM.
The proposed project was initially reviewed by staff as Development Plan Review DPR2024-0001, with PPM2024-0007 subsequently submitted for review on November 4, 2024. Several rounds of review were completed by staff, with the item ultimately determined to be complete and eligible for hearing by the Planning and Housing Commission on March 9, 2026.
ANALYSIS:
The proposed scope of work would amend PP04-008 to allow the construction of a new commercial building to contain a go-kart racing business, in conjunction with new or
revised parking facilities, landscaping, lighting, and supporting infrastructure. The following subsections discuss the project’s site plan, floor plan, architecture, and other features.
Site Plan
As stated, the Project site is currently developed with a surface parking lot that serves as an overflow facility for the broader Dos Lagos retail center. The footprint of the proposed commercial building would replace approximately 37 percent of the lot’s surface, while preserving or adding parking stalls around three of its four sides. Two existing lighting fixtures would be kept in place, as would all planted areas not proposed for replacement with the new building (Exhibit 2).
As the existing parking lot pad is relatively flat, with an overall differential of approximately 12 feet (low to high points) over the property’s 2.8 acres of land area, proposed grading would be modest and intended to create a new pad for the proposed commercial building and/or to effect compliant drainage of the property.
Development standards for the EC Zone are enumerated in Section 4.3.2 of the Dos Lagos Specific Plan. A listing of project compliance with applicable standards follows in the chart below.
Development
Standard Proposed Complies (Y or N)
Building Height Max. 60 feet
tall 58 feet tall Y
Front (Easterly) Yard
Setback 20 feet 206 feet 1 inch Y
Rear (Westerly) Yard
Setback 0 feet Min. 50 feet 8 inches Y
Side (Northerly/Street)
Yard Setback 10 feet Min. 58 feet 7 inches Y
Side (Southerly) Yard
Setback 0 feet Min. 4 feet 3 inches Y
Architecture
Chapter 5.2 of the Dos Lagos Specific Plan prescribes standards and guidelines intended to foster the creation of a “mixed use village” that adheres to an “Eclectic Mediterranean” theme – the latter essentially a blending of design elements from various architectural styles, including Italian Villa, California Mediterranean, Spanish Colonial, and others – to effect both a diversity of forms and design consistency throughout the retail center. For properties located within the designated “Entertainment Commercial Lakeside Village” portion of the Specific Plan, the guidelines are further refined to allow greater design freedom through review and approval of a Precise Plan (or modification thereto). The
subject property is so located, and accordingly proposes a building form that is both modern and “whimsical,” with geometric roof forms, sharp corners and minimal amounts of glass, but also articulated grooves etched into wall surfacing (for purpose of breaking up the building’s perceived mass) and a variety of painted colors (grey, white and “gumball red”). The proposed design aligns with the intent of the aforementioned design guidelines and complements the diversity of building forms, materials, and styles typical of the Dos Lagos retail center.
Floor Plan and Operations
The interior of the building would include a variety of rooms to support its proposed use as a go-kart/commercial entertainment venue, including, most notably, a large, winding track where electric-powered go-karts would be raced by patrons. Accessory uses within the floorplan include a gaming area (video games, pool tables, and the like), a “paddock lounge” where food and drink (including beer and wine) would be served, go-kart storage and repair facilities, restrooms, and employee offices/meeting space. Patron entry to the building would be via a single entrance located at the structure’s southerly elevation; additional emergency or service entrances are located around the building’s perimeter.
The proposed go-kart business would operate entirely indoors (within the proposed building) and be open to the public seven days a week, as follows:
Monday – Thursday: 12:00 PM – 10:00 PM
Friday: 12:00 PM – midnight (12:00 AM)
Saturday: 10:00 AM – midnight (12:00 AM)
Sunday: 10:00 AM – 10:00 PM
Estimated staffing for the business would include a maximum of 40 employees, with up to 12 onsite during any given shift.
Access and Circulation
Vehicular and pedestrian access to the property would be taken from an existing entry/drive aisle (shared with the broader retail center) and a public sidewalk leading from adjacent Lakeshore Drive to the interior of the project site. The internal drive aisles in the parking lot range from 25 to 28 feet wide and provide vehicular access to parking spaces.
All designated fire lanes have been reviewed by the Fire Department against applicable fire codes and regulations and found to comply.
Parking
While parking facilities are generally shared among the various buildings and businesses of the broader Dos Lagos retail center, all required parking for the proposed go-kart business is proposed to be provided within the project site's boundaries and would take
the form of surface parking stalls. Pursuant to CMC Section 17.76.030(F) (Off-Street Parking), the proposed business is qualified as a “Team Sport Facility Greater than 3,500 square feet,” a use that does not prescribe a specific parking ratio, rather requires that a recommendation be provided by a qualified expert (using nationally recognized standards) against the use’s unique operational traits. To determine an appropriate ratio, the Applicant submitted two analyses (Vehicular Trip Generation and Parking Study, Planning Systems, February 5, 2025 and Trip Generation and Parking Rate Analysis – Typical K-1 Speed Indoor Karting Center, Planning Systems, June 6, 2022) that compared the proposed go-kart business to similar K-1 Speed branded facilities (including building size, floorplan and general operation) located in the Cities of San Diego and Anaheim, and ultimately concluded the following:
The operational needs and characteristics of all K-1 Go-Kart facilities are similar and result in their typical location within buildings sized between 45,000 and 65,000 square feet of floor area, with nearly identical floor plans and operational characteristics (staffing, hours, etc.) for each. This relative uniformity in location and business model dictates that parking demand is similar for all, and accordingly, that a parking ratio of one space for every 838 square feet (1:838) of proposed floor area is appropriate.
The proposed go-kart use (again, similar to findings for other K-1-branded facilities) would generate a total of 323 average daily trips.
Applying the recommended 1:838 ratio results in a requirement for 54 parking stalls for the proposed use. As a total of 128 onsite parking stalls (minimum 9 feet by 20 feet) are proposed, the project would accordingly comply with the recommended ratio and, more broadly, with the referenced CMC section.
As stated, the subject property’s existing parking facilities are part of a shared pool of stalls that currently serve the broader Dos Lagos retail center. As the proposed Project would require the removal of 149 spaces in order to accommodate the proposed building - ultimately reducing the number from 278 (existing) spaces to 128 spaces - a calculation is required to confirm that with redevelopment of the site, other uses in the center would not be made nonconforming with respect to parking. To that end, the Applicant submitted a listing of all uses (businesses) currently in operation within the retail center, coupled with their required parking ratio per the CMC. The analysis concluded that all of the uses - including the proposed K-1 facility - require the provision of 2,072 spaces. As the retail center would have 2,178 parking spaces remaining following implementation of the proposed Project, the center would ultimately maintain a surplus of 106 spaces, compliant with the CMC's requirements.
Landscaping
New or existing landscaping would cover approximately 17 percent of the Project site and take the form of several new or existing trees and varied ground cover, located both within the interior of the project site (within planter wells and parking “diamonds” scattered amongst the project’s parking stalls), as well as along adjacent slopes.
Trash Enclosure
A single, detached trash enclosure is proposed to serve the new commercial building and would be located at the rear (northerly extent) of the project site. The structure would stand up to 8 feet in height, with walls surfaced with painted stucco to complement the primary building. To prevent unauthorized entry, three of the four sides of the enclosure would be fully sealed using a combination of walls and metal mesh. Entry to the enclosure would be via two lockable gates located at the front of the structure.
Signage
All signage for the proposed building and property would be reviewed and determined administratively (e.g., by staff) under separate submittal for a sign permit, with standards for location, design, and operational requirements enumerated in the Dos Lagos Specific Plan. Conceptual signage is shown on both the elevations and renderings which are included in the Planning and Housing Commission staff report packet attached as Exhibit
3. The proposed scope of work would amend PP04-008 to allow the construction of a new commercial building to contain a go-kart racing business, in conjunction with new or revised parking facilities, landscaping, lighting and supporting infrastructure. The building would repurpose an existing, underutilized surface parking lot with a new use that would complement the diverse variety of retail, entertainment and restaurant uses within the Shops at Dos Lagos retail center, and more broadly, expand commercial-entertainment options available to Corona residents and visitors. The building, its architecture and site plan (the latter including access, parking, lighting and landscaping) have been reviewed by staff against the standards and guidelines of the Dos Lagos Specific Plan and, where applicable, the Corona Municipal Code, and found to be in compliance. Additionally, staff’s recommended conditions of approval, provided in Exhibit 3, ensure the Project’s continued compliance with all standards. As the proposed scope of work is found to meet all applicable requirements, the necessary findings to recommend approval can be made and are listed below.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $6,880.14 to cover the cost of the Precise Plan Modification.
ENVIRONMENTAL ANALYSIS:
Per Section 15332 (Class 32 - Infill Development Projects) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the
City’s Local CEQA Guidelines, a Notice of Exemption has been prepared for the Project.
The Project proposes the construction of a new commercial building that would be consistent with the property’s MU-1 (General Plan) Land Use, all applicable General Plan policies, as well as with the EC Zone and its associated development standards, on a lot located within city limits measuring less than five acres, substantially surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the project site able to be adequately served by all required utilities and public services.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 9, 2026, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Vernon/Longwell) and carried, with Vice Chair Siqueland absent, that the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), adopt Resolution No. 2685 granting PPM2024-0007, 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: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: BRETT CHANNING, ASSISTANT CITY MANAGER and ACTING
PLANNING AND DEVELOPMENT DIRECTOR
ATTACHMENTS:
1. Exhibit 1 – Locational and zoning map
2. Exhibit 2 – Site plan for Precise Plan Modification 2024-0007
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Minutes of the Planning and Housing Commission meeting of March 9, 2026
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
PPM2024-0007
(APN 279-460-033)
Zoning Legend (*):
EC - Entertainment Commercial
R - Residential
* All zoning is per Dos Lagos Specific Plan ECEXHIBIT 1 Project Site R
R EC EC EC R
HC
HC
HC
HC
HC
HC
HC
(N) BACKFLOW LEAD
FREE ABOVE GROUND
(E) AREA USE AS
REFUGEE AREA
(N) ADA PARKING
ACCESSIBLE PATH
FROM STREET
ACCESIBLE PATH OF
TRAVEL TO TRASH
ENCLOSURE
EV
EV
EV
EV
EV
EV
EV
EXISTING LIGHTPOLE TYP.
NO PARKING FIRE LANE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20 21 22 23 24 25 26 27
28 29 30 31 32 33 34 35 36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 70
71 72
73 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 90
91 92
93 94
95 96
97 98
99 100
69 EXISTING
PROPERTY LINE
SIDEWALK
EXISTING
SIDEWALK
EXISTING
SIDEWALK
EXISTING
SIDEWALK/CURBCUT
EXISTING
LIGHTPOLE TYP.
PROPSED
SIDEWALK
TYP. PARKING
STALL PER
SEC.
17.76.080(A)
K1 SPEED GO
KART RACING
44,855 SF
FIRE STRIPPING
FOR FIRE LANE
RED LINE TO BE
PROPERTY LINE
SOUTH SIDE SETBACK
PROPOSED TRASH
ENCLOSURE
PROPOSED
SIDEWALK
N
ORTH
SIDE
S
ETBACK
SOUTH SIDE
SETBACK
EAST
SIDE SETBACK
WEST
SIDE SETBACK
20'-0"
25'-3"
25'-0"
25'-0"
30'-0"
50'-3"
28'-0"
28'-4"
38'-8"
22'-1"
28'-7"
58'-7"
4'-3"
50'-8"
25'-0"
4'-
6 "
206'-1"
SCALE:
DATE:
1" = 20'-0"
A - 0.1
6/12/2025 3:37:35 PM
24/05/2024
SITE PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
PARKING TABULATION (PD STANDARDS)
SQUARE FOOT/RATIO
PARKING SPACES
44,855 SF GFA
EV PARKING
ADA PARKING IBC
TABLE 1106.2
(SPACES)
BUILDING SIZE
54 SPACES
13 54 (50-75) = 3 3
DUE TO SHARED PARKING ANALYSISI V11-001, TOTAL EXCESS
SPACES 125 AND WE ARE PROPOSING 100
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
N
PARKING COUNT
RATIO
PARKING SPACES
REQUIRED
1 SPACE/ 838 SF3
SITE PLAN 1" = 20'-0" 1
EXHIBIT 2
DATE: 03/09/2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-86
APPLICATION REQUEST:
PPM2024-0007: A Modification to approved Precise Plan PP04-008 to allow the construction of a new commercial building to contain a go-kart racing business (K-1 Speed), on one lot (APN 279-460-033) located at the Shops at Dos Lagos retail center, and within the EC (Entertainment Commercial) Zone of the Dos Lagos Specific Plan. (Applicant: LA Home & Commercial Design [Jorge Jacinto], 16938 Fern Street, Fontana, CA 92336) RECOMMENDED ACTION:
That the Planning and Housing Commission adopt Resolution No. 2685 finding the Project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and GRANTING PPM2024-0007 based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY:
Area of Project Site 2.80 acres
Existing Zoning Entertainment Commercial (EC) - Dos Lagos Specific Plan Existing General Plan Mixed Use 1 – Commercial & Residential Existing Land Use Commercial Parking Lot
Proposed Land Use Commercial (go-kart business)
Surrounding Land Use
/ Zoning
N: EC / Hospitability (Stay Bridge Suites Hotel)
S: Retail/Commercial (Shops at Dos Lagos retail center) E: EC / Multifamily Residential (Montecito Apartment Homes) and Restaurant (Miguel’s)
W: Interstate 15
BACKGROUND
Precise Plan Modification PPM2024-0007 is a request to amend Precise Plan PP04-008 to allow the construction of a new, single-story, commercial building to comprise 44,855 square feet of floor area, on one lot identified as assessor parcel number (APN) 279-460-033 and presently developed with surface parking serving the Shops at Dos Lagos retail center.
Precise Plan PP04-008 was originally approved by the Planning and Housing Commission in August 2004 and authorized the construction of 346,369 square feet of commercial/retail space and a 60,000 square foot movie theater (the current Shops at Dos Lagos retail center) on multiple lots (including the Project site) totaling approximately 41 acres. The retail center is located within the boundaries of the Dos Lagos Specific Plan, a regulatory document prescribing standards and guidelines, adopted by the City Council in June 2000. The Project site is located within Planning Area 3 of the Specific Plan and zoned as “EC” (Entertainment Commercial), a designation that allows for a variety of uses including, among others, restaurants, movie theaters, live performance, specialty retail shops, and family-oriented amusement attractions.
The Project site comprises one parcel measuring 2.08 acres in area and is developed with a surface parking lot containing 278 stalls that presently serve as an overflow facility for the broader retail center. Multi-fixture lampposts are scattered throughout the lot, coupled with landscaped planters and tree-wells. The property sits atop a landscaped slope with a differential of approximately five feet between the surface of the parking lot and the adjacent street (Lakeshore Drive) and public sidewalk located to the east. Pedestrian and vehicular access to the property are taken from a single entry (shared with the retail center) leading from Lakeshore drive at the property’s southeasterly boundary.
Pursuant to Section 17.91.020 of the Corona Municipal Code (CMC), the Planning Commission shall review and determine modifications to Precise Plans where proposed changes to a building site would affect more than 30 percent of the property. The scope of work would revise an approved Precise Plan by redeveloping an existing parking lot with a gokart business to operate within a new building, in conjunction with new or revised surface parking, landscaping, lighting and supporting infrastructure, and accordingly requires approval of a PPM.
The proposed project was initially reviewed by staff as Development Plan Review DPR2024- 0001, with PPM2024-0007 subsequently submitted for review on November 4, 2024. Several rounds of review were completed by staff, with the item ultimately determined complete and eligible for hearing by the Planning and Housing Commission on March 9, 2026.
PROJECT DESCRIPTION
The proposed scope of work would amend PP04-008 to allow the construction of a new commercial building to contain a go-kart racing business, in conjunction with new or revised
parking facilities, landscaping, lighting and supporting infrastructure. The following subsections discuss the project’s site plan, floor plan, architecture and other features.
Site Plan
As stated, the Project site is currently developed with a surface parking lot that serves as an overflow facility for the broader Dos Lagos retail center. The footprint of the proposed commercial building would replace approximately 37 percent of the lot’s surface, while preserving or adding parking stalls around three of its four sides. Two existing lighting fixtures would be preserved, as would all planted areas not proposed to be replaced by the new building. (Exhibit 3 – Site Plan)
As the existing parking lot pad is relatively flat, with an overall differential of approximately 12 feet (low to high points) over the lot’s 2.8 acres of land area, proposed grading of the property would be modest and intended to create a pad for the proposed commercial building and/or to effect compliant drainage of the property, (Exhibit 7 – Conceptual Grading Plan)
Development standards for the EC Zone are enumerated in Section 4.3.2 of the Dos Lagos Specific Plan. A listing of project compliance with the standards cited therein follows in the chart below.
Development
Standard Proposed Complies (Y or N)
Building Height Max. 60 feet tall 58 feet tall Y
Front (Easterly) Yard Setback 20 feet 206 feet 1 inch Y Rear (Westerly) Yard Setback 0 feet Min. 50 feet 8 inches Y Side (Northerly/Street) Yard
Setback 10 feet Min. 58 feet 7 inches Y
Side (Southerly) Yard Setback 0 feet Min. 4 feet 3 inches Y Architecture
Chapter 5.2 of the Dos Lagos Specific Plan prescribes standards and guidelines intended to foster the creation of a “mixed use village” that adheres to an “Eclectic Mediterranean” theme – the latter essentially a blending of design elements from various architectural styles, including Italian Villa, California Mediterranean, Spanish Colonial, and others – to effect both a diversity of forms and design consistency throughout the retail center. For properties located within the designated “Entertainment Commercial Lakeside Village” portion of the Specific Plan, the guidelines are further refined to allow greater design freedom through review and approval of a Precise Plan (or modification thereto). The subject property is so located, and accordingly proposes a building form that is both modern and
“whimsical,” with geometric roof forms, sharp corners and minimal amounts of glass, but also articulated grooves etched into wall surfacing (for purpose of breaking up the building’s perceived mass) and a variety of painted colors (grey, white and “gumball red”). The proposed design complies with the intent of the aforementioned design guidelines and would be complimentary to the diversity of building forms, materials and styles that are typical of the Dos Lagos retail center.
Floor Plan and Operations
The interior of the building would contain a variety of rooms in support of its proposed use as a go-kart/commercial entertainment venue, including, most notably, a large and winding track where electric-powered go-karts would be raced by patrons. Accessory uses within the floorplan include a gaming area (video games, pool tables and the like), a “paddock lounge” where food and drink (including beer and wine) would be served, go-kart storage and repair facilities, restrooms and employee offices/meeting space. Patron entry to the building would be via a single entrance located at the structure’s southerly elevation; additional emergency or service entrances are located around the building’s perimeter. (Exhibit 4 – Floorplan and Trash Enclosure Plan)
The proposed go-kart business would operate entirely indoors (within the proposed building) and be open to the public seven days weekly as follows below. Estimated staffing for the business would include a maximum of 40 employees, with up to 12 onsite during any given shift.
• Monday – Thursday: 12:00 PM – 10:00 PM
• Friday: 12:00 PM – midnight (12:00 AM)
• Saturday: 10:00 AM – midnight (12:00 AM)
• Sunday: 10:00 AM – 10:00 PM
Access and Circulation
Vehicular and pedestrian access to the property would be taken from an existing entry/drive aisle (shared with the broader retail center) and a public sidewalk leading from adjacent Lakeshore Drive to the interior of the project site. The internal drive aisles within the parking lot range from 25 to 28 feet in width and provide vehicular access to parking spaces within the lot. All designated fire lanes have been reviewed by the Fire Department against applicable fire codes and regulations and found to be in compliance.
Parking
While parking facilities are generally shared among the various buildings and businesses of the broader Dos Lagos retail center, all required parking for the proposed go-kart business is proposed to be provided within the boundaries of the project site and would take the form of
surface parking stalls. Pursuant to CMC Section 17.76.030(F) (Off-Street Parking), the proposed business is qualified as a “Team Sport Facility Greater than 3,500 square feet,” a use that does not prescribe a specific parking ratio, rather requires that a recommendation be provided by a qualified expert (using nationally recognized standards) against the use’s unique operational traits. To determine the required ratio, the Applicant submitted two analyses (Vehicular Trip Generation and Parking Study, Planning Systems, February 5, 2025 and Trip Generation and Parking Rate Analysis – Typical K-1 Speed Indoor Karting Center, Planning Systems, June 6, 2022 – both attached herein as Exhibit 8) that compared the proposed go-kart business to similar K-1 Speed branded facilities (including building size, floorplan and general operation) located in the Cities of San Diego and Anaheim, and ultimately concluded the following:
• The operational needs and characteristics of all K-1 Go-Kart facilities are similar and result in their typical location within buildings sized between 45,000 and 65,000 square feet of floor area, with nearly identical floorplans and operational characteristics (staffing, hours, etc.) for each. This relative uniformity in location and business model dictates that parking demand is similar for all, and accordingly that a parking ratio of one space for every 838 square feet (1:838) of proposed floor area is appropriate.
• The proposed go-kart use (again, similar to findings for other K-1-branded facilities) would generate a total of 323 average daily trips.
Applying the recommended 1:838 ratio results in a requirement for provision of 54 parking stalls for the proposed use. As a total of 128 onsite parking stalls (sized a minimum of nine feet by 20 feet) are proposed, the project would accordingly comply with the recommended ratio and, more broadly, with the referenced CMC section.
As stated, the subject property’s existing parking facilities are part of a shared pool of stalls that currently serve the broader Dos Lagos retail center. As the proposed Project would require the removal of 149 spaces in order to accommodate the proposed building - ultimately reducing the number from 278 (existing) spaces to 128 spaces - a calculation is required to confirm that with redevelopment of the site, other uses in the center would not be made nonconforming with respect to parking. To that end, the Applicant submitted a listing of all uses (businesses) currently in operation within the retail center, coupled with their required parking ratio per the CMC (Exhibit 9 –Dos Lagos Parking Analysis). The analysis concluded that all of uses - including the proposed K-1 facility - require the provision of 2,072 spaces. As the retail center would have 2,178 parking spaces remaining following implementation of the proposed Project, the center would ultimately maintain a surplus of 106 spaces, compliant with requirements of the CMC.
Landscaping
New or existing landscaping would cover an approximate 17 percent of the Project site and take the form of several new or existing trees and varied ground cover, located both within the interior of the project site (within planter wells and parking “diamonds” scattered amongst the project’s parking stalls), as well as along adjacent slopes. (Exhibit 6 - Landscape Plan)
Trash Enclosure
A single, detached trash enclosure is proposed to serve the new commercial building and would be located at the rear (northerly extent) of the project site. The structure would stand a maximum of eight feet in height, with walls surfaced with painted stucco to complement the primary building. To prevent unauthorized entry, three of the four sides of the enclosure would be fully sealed with a combination of the walls and a metal mesh. Entry to the enclosure would be via two lockable gates located at the front of the structure. (See Sheet A-1.2 of Exhibit 4 - Floorplan and Trash Enclosure)
Signage
All signage for the proposed building and property would be reviewed and determined administratively (e.g. by staff) under separate submittal for a sign permit, with standards for location, design and operational requirements enumerated in the Dos Lagos Specific Plan.
Conceptual signage is shown on both the elevations and renderings in Exhibit 5 (Elevations and Renderings).
ENVIRONMENTAL ANALYSIS
Per Section 15332 (Class 32 - Infill Development Projects) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared forthe Project. The Project proposes the construction of a new commercial building that would be consistent with the property’s MU-1 (General Plan) Land Use, all applicable General Plan policies, as well as with the EC Zone and its associated development standards, on a lot located within city limits measuring less than five acres, substantially surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the project site able to be adequately served by all required utilities and public services. The Notice of Exemption is attached as Exhibit 12.
FISCAL IMPACT
The applicant has paid all application and 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 on February 27, 2026, advertised in the Sentinel Weekly News (newspaper), 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
The proposed scope of work would amend PP04-008 to allow the construction of a new commercial building to contain a go-kart racing business, in conjunction with new or revised parking facilities, landscaping, lighting and supporting infrastructure. The building would repurpose an existing, underutilized surface parking lot with a new use that would complement the diverse variety of retail, entertainment and restaurant uses within the Shops at Dos Lagos retail center, and more broadly, expand commercial-entertainment options available to Corona residents and visitors. The building, its architecture and site plan (the latter including access, parking, lighting and landscaping) have been reviewed by staff against the standards and guidelines of the Dos Lagos Specific Plan and, where applicable, the Corona Municipal Code, and found to be in compliance. Additionally, staff’s recommended conditions of approval, provided herein as Exhibit 11, ensure the Project’s continued compliance with all standards. As the proposed scope of work is found to meet all applicable requirements, the necessary findings to recommend approval can be made and are listed below.
FINDINGS OF APPROVAL FOR PPM2024-0007
1. A preliminary exemption assessment has been conducted by the City of Corona and shown that this project does not require further environmental assessment as it qualifies as a Class 32 Categorical Exemption per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) as well as Section 3.31 of the City’s Local CEQA Guidelines. The scope of work proposes the construction of a new commercial building that would be consistent with the property’s MU-1 (General Plan) Land Use, all applicable General Plan policies, as well as with the EC Zoning and associated development standards, on a lot located within city limits measuring less than five acres, substantially surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the site able to be adequately served by all required utilities and public services.
2. All conditions necessary to grant a Precise Plan Modification as set forth in Section
17.91.070 of the CMC do exist in reference to PPM2024-0007 for the following reasons:
a. The project is consistent with the following Goals and Policies of the Corona General Plan:
• Land Use Element Goal LU-1: A community that contains a diversity of land uses that support the needs of and provide a high quality of life for its residents, sustain and enhance the City’s economy and fiscal balance, are supported by adequate community infrastructure and services, and are compatible with the environmental setting and resources. The proposed K1 Speed Go Kart Racing facility enhances the Shops at Dos Lagos as an entertainment and activity center and, with its proximity to freeway access, will serve the needs of both Corona residents and regional visitors.
Therefore, the project supports Goal LU-1.
• Land Use Element LU-5.9: Require adherence to the design and development guidelines as subsequently stipulated by this plan’s policies for each land use district, as well as implementing ordinances and specific plans. The project complies with the development standards and design guidelines stipulated in the Dos Lagos Specific Plan for the Entertainment Commercial zoning, as required by Policy LU-5.9
• Land Use Element Policy LU-11.13: Require that entertainment, drinking establishments, and similar uses incorporate physical and operational measures to prevent adverse impacts and ensure safety for adjoining residential properties. Consistent with Policy LU-11.13, all recreational activities associated with the new commercial recreation building, including dining and beverage service, will occur entirely within an enclosed building, and no residential properties adjoin the site. • Economic Development Element Goal ED-1: Promote a strong and diversified economic base by attracting quality businesses and encouraging existing businesses to expand their sales, facilities, and employment. Consistent with Goal ED-1, the proposed go-kart use would provide a new and relatively unique business within the Dos Lagos center, supporting its continued, successful operation, and ultimately adding to its local and/or regional draw as a facility offering a diversity of dining, retail and entertainment options.
• Circulation Element Policy CE-7.1: Require new developments to provide adequate off-street parking compliance with Corona Municipal Code
17.76. As demonstrated by the Project’s submitted parking analysis, the proposed development and the overall Shops at Dos Lagos retail center
would maintain adequate parking in compliance with requirements cited in Chapter 17.76 of the Corona Municipal Code, consistent with the requirement in Policy CE-7.1.
b. The Project complies with the applicable provisions of Title 17, other applicable provisions of the Corona Municipal Code and, if applicable, the South Corona Community Facilities Plan or Specific Plans in that the subject project proposes the construction of a new commercial building to house a go-kart racing business, on land located within the boundaries of the Dos Lagos Specific Plan and EC (Entertainment Commercial) Zone, the latter a designation that allows for varied amusement attractions or businesses as proposed. Staff has reviewed the scope of work against standards enumerated in the Specific Plan (including height limits, parking, architecture, etc.) and where applicable, the Corona Municipal Code, and found the Project to be in compliance.
c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and, if applicable, mitigation measures have been established to reduce the project’s impacts on the environment, in that the proposed project has been found to be categorically exempt from analysis pursuant to Section 15332 (Class 32 – Infill Development Projects) of the State CEQA Guidelines and Section 3.31 of the City’s Local CEQA Guidelines. The project proposes the construction of a new commercial building that would be consistent with the property’s MU-1 General Plan land use designation, all applicable General Plan policies, as well as with the EC Zone and associated development standards, on a lot located within city limits measuring less than five acres, substantially surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the project site able to be adequately served by all required utilities and public services. d. The site accommodates the scale of the project by adhering to the objective development standards required by the zoning of the site which includes the setbacks and height for buildings, landscaping coverage, parking and other physical features of the proposal in that the subject project proposes the construction of a new commercial building to house a go-kart racing business, on land located within the boundaries of the Dos Lagos Specific Plan and EC (Entertainment Commercial) Zone, the latter a designation that allows for varied amusement attractions and businesses as proposed. Staff has
reviewed the proposed development against standards enumerated in the Specific Plan (including height limits, parking, architecture, etc.) and where applicable, the Corona Municipal Code, and found the proposed scope of work to be in compliance.
e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines, the City’s Industrial Development Design Guidelines, or the design guidelines set forth in a specific plan, as may be applicable in that the subject project is proposed on land located within the boundaries of the Dos Lagos Specific Plan, a document that prescribes unique architectural or broad thematic design requirements depending on the location, type or nature of proposed development. Pursuant to Section 5.2.4 (Entertainment Commercial Lakeside Village) of the Plan, unique style or design elements are permissible for entertainment commercial uses when proposed for review via the Precise Plan process. The scope of work would construct a new commercial building that would be painted a variety of colors (including grey, white and “gumball red”), with articulated grooves etched into the surfacing for purpose of breaking up perceived mass and in support of a broad “whimsical” architectural design theme. The color, surface materials and overall design comply with the referenced design guideline in the Dos Lagos Specific Plan and would ultimately complement the eclectic form and architecture of other structures in the Shops at Dos Lagos retail center.
PREPARED BY: EVAN LANGAN, AICP, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: BRETT CHANNING, ASSISTANT CITY MANAGER / ACTING PLANNING AND
DEVELOPMENT DIRECTOR
Exhibits:
1. Resolution No. 2685
2. Locational Map
3. Site Plan
4. Floor Plan and Trash Enclosure Plan
5. Elevations and Renderings
6. Landscape Plan
7. Conceptual Grading Plan
8. Vehicular Trip Generation and Parking Study
9. Dos Lagos Parking Analysis
10. Project Operations Plan
11. Conditions of Approval
12. Environmental Documentation
Case Planner: Evan Langan (951) 736-2437
RESOLUTION NO. 2685
APPLICATION NUMBER: PPM2024-0007
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A PRECISE PLAN
MODIFICATION TO APPROVED PRECISE PLAN 04-008
(PP04-008) TO ALLOW THE CONSTRUCTION OF A NEW
COMMERCIAL BUILDING TO CONTAIN A GO-KART
RACING BUSINESS (K-1 SPEED), ON ONE LOT (APN 279-
460-033) LOCATED AT THE SHOPS AT DOS LAGOS
RETAIL CENTER, AND WITHIN THE EC
(ENTERTAINMENT COMMERCIAL) ZONE OF THE DOS
LAGOS SPECIFIC PLAN. (APPLICANT: LA HOME &
COMMERCIAL DESIGN - JORGE JACINTO)
WHEREAS, the application to the City of Corona, California, for a Precise Plan Modification under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for a modification to approved Precise Plan PP04-008 (PP04-0008) to allow the construction of a new commercial building to contain a go-kart racing business (K-1 Speed), on one lot (APN 279-460-033) located at the Shops at Dos Lagos retail center, and within the EC (Entertainment Commercial) Zone of the Dos Lagos Specific Plan; and
WHEREAS, the Planning and Housing Commission held a noticed public hearing for PPM2024-0007 on March 9, 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 Precise Plan Modification as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PPM2024-0007 based on the evidence presented to the Commission during said hearing; and
RESOLUTION NO. 2685
APPLICATION NO. PPM2024-0007
PAGE | 2
WHEREAS, the Planning and Housing Commission based its recommendation to approve PPM2024-0007 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:
SECTION 1. CEQA Findings. As the decision-making body for this PPM2024- 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 of the State Guidelines and Section 3.31 of the City of Corona adopted Local Guidelines for implementing CEQA. There is no evidence presented to the city that the project will have any significant effects on the environment.
SECTION 2. Precise Plan Modification Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.91.070 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 by the City of Corona and shown that this project does not require further environmental assessment as it qualifies as a Class 32 Categorical Exemption per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) as well as Section 3.31 of the City’s Local CEQA Guidelines. The scope of work proposes the construction of a new commercial building that would be consistent with the property’s MU-1 (General Plan) Land Use, all applicable General Plan policies, as well as with the EC Zoning and associated development standards, on a lot located within city limits measuring less than five acres, substantially surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the site able to be adequately served by all required utilities and public services.
2. All conditions necessary to grant a Precise Plan Modification as set forth in Section
17.91.070 of the CMC do exist in reference to PPM2024-0007 for the following reasons:
a. The project is consistent with the following Goals and Policies of the Corona General Plan:
• Land Use Element Goal LU-1: A community that contains a diversity of land uses that support the needs of and provide a high quality of life for its residents, sustain and enhance the City’s economy and fiscal balance, are supported by adequate community infrastructure and services, and are compatible with the environmental setting and resources. The proposed K-1 Speed Go Kart Racing facility enhances the Shops at Dos Lagos as an entertainment and activity center and, with its proximity to freeway access,
RESOLUTION NO. 2685
APPLICATION NO. PPM2024-0007
PAGE | 3
will serve the needs of both Corona residents and regional visitors.
Therefore, the project supports Goal LU-1.
• Land Use Element LU-5.9: Require adherence to the design and development guidelines as subsequently stipulated by this plan’s policies for each land use district, as well as implementing ordinances and specific plans. The project complies with the development standards and design guidelines stipulated in the Dos Lagos Specific Plan for the Entertainment Commercial zoning, as required by Policy LU-5.9
• Land Use Element Policy LU-11.13: Require that entertainment, drinking establishments, and similar uses incorporate physical and operational measures to prevent adverse impacts and ensure safety for adjoining residential properties. Consistent with Policy LU-11.13, all recreational activities associated with the new commercial recreation building, including dining and beverage service, will occur entirely within an enclosed building, and no residential properties adjoin the site.
• Economic Development Element Goal ED-1: Promote a strong and diversified economic base by attracting quality businesses and encouraging existing businesses to expand their sales, facilities, and employment.
Consistent with Goal ED-1, the proposed go-kart use would provide a new and relatively unique business within the Dos Lagos center, supporting its continued, successful operation, and ultimately adding to its local and/or regional draw as a facility offering a diversity of dining, retail and entertainment options.
• Circulation Element Policy CE-7.1: Require new developments to provide adequate off-street parking compliance with Corona Municipal Code 17.76.
As demonstrated by the Project’s submitted parking analysis, the proposed development and the overall Shops at Dos Lagos retail center would maintain adequate parking in compliance with requirements cited in Chapter
17.76 of the Corona Municipal Code, consistent with the requirement in Policy CE-7.1.
b. The Project complies with the applicable provisions of Title 17, other applicable provisions of the Corona Municipal Code and, if applicable, the South Corona Community Facilities Plan or Specific Plans in that the subject project proposes the construction of a new commercial building to house a go-kart racing business, on land located within the boundaries of the Dos Lagos Specific Plan and EC (Entertainment Commercial) Zone, the latter a designation that allows for varied amusement attractions or businesses as proposed. Staff has reviewed the scope of work against standards enumerated in the Specific Plan (including height limits, parking, architecture, etc.) and where applicable, the Corona Municipal Code, and found the Project to be in compliance.
RESOLUTION NO. 2685
APPLICATION NO. PPM2024-0007
PAGE | 4
c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and, if applicable, mitigation measures have been established to reduce the project’s impacts on the environment, in that the proposed project has been found to be categorically exempt from analysis pursuant to Section 15332 (Class 32 – Infill Development Projects) of the State CEQA Guidelines and Section 3.31 of the City’s Local CEQA Guidelines. The project proposes the construction of a new commercial building that would be consistent with the property’s MU-1 General Plan land use designation, all applicable General Plan policies, as well as with the EC Zone and associated development standards, on a lot located within city limits measuring less than five acres, substantially surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the project site able to be adequately served by all required utilities and public services.
d. The site accommodates the scale of the project by adhering to the objective development standards required by the zoning of the site which includes the setbacks and height for buildings, landscaping coverage, parking and other physical features of the proposal in that the subject project proposes the construction of a new commercial building to house a go-kart racing business, on land located within the boundaries of the Dos Lagos Specific Plan and EC (Entertainment Commercial) Zone, the latter a designation that allows for varied amusement attractions and businesses as proposed. Staff has reviewed the proposed development against standards enumerated in the Specific Plan (including height limits, parking, architecture, etc.) and where applicable, the Corona Municipal Code, and found the proposed scope of work to be in compliance.
e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines, the City’s Industrial Development Design Guidelines, or the design guidelines set forth in a specific plan, as may be applicable in that the subject project is proposed on land located within the boundaries of the Dos Lagos Specific Plan, a document that prescribes unique architectural or broad thematic design requirements depending on the location, type or nature of proposed development. Pursuant to Section 5.2.4 (Entertainment Commercial Lakeside Village) of the Plan, unique style or design elements are permissible for entertainment commercial uses when proposed for review via the Precise Plan process. The scope of work would construct a new commercial building that would be painted a variety of colors (including grey, white and “gumball red”), with articulated grooves etched into the surfacing for purpose of breaking up perceived mass and in support of a broad “whimsical” architectural design theme. The color, surface materials and overall design comply with the referenced design guideline in the Dos Lagos Specific Plan and would ultimately complement the eclectic form and architecture of other structures in the Shops at Dos Lagos retail center.
RESOLUTION NO. 2685
APPLICATION NO. PPM2024-0007
PAGE | 5
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 Precise Plan Modification.
AERIAL & LOCATIONAL MAP
CZ2022-0004 & GPA2022-0004
PROMENADE AVE NEAR SIXTH
STREET
ZONING LEGEND
C-3: General Commercial
M-1: Light Manufacturing
M-2: General Manufacturing
M-3: Heavy Manufacturing
BP: Business Park of SP01-2
M-2
M-3
M-1
M-3
M-1
M-2
M-2
C-3
BP
LOCATIONAL MAP
PPM2024-0007
(APN 279-460-033)
Zoning Legend (*):
EC - Entertainment Commercial
R - Residential
* All zoning is per Dos Lagos Specific Plan ECEXHIBIT 2 Project Site R
R EC EC EC R
HC
HC
HC
HC
HC
HC
HC
(N) BACKFLOW LEAD
FREE ABOVE GROUND
(E) AREA USE AS
REFUGEE AREA
(N) ADA PARKING
ACCESSIBLE PATH
FROM STREET
ACCESIBLE PATH OF
TRAVEL TO TRASH
ENCLOSURE
EV
EV
EV
EV
EV
EV
EV
EXISTING LIGHTPOLE TYP.
NO PARKING FIRE LANE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20 21 22 23 24 25 26 27
28 29 30 31 32 33 34 35 36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 70
71 72
73 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 90
91 92
93 94
95 96
97 98
99 100
69 EXISTING
PROPERTY LINE
SIDEWALK
EXISTING
SIDEWALK
EXISTING
SIDEWALK
EXISTING
SIDEWALK/CURBCUT
EXISTING
LIGHTPOLE TYP.
PROPSED
SIDEWALK
TYP. PARKING
STALL PER
SEC.
17.76.080(A)
K1 SPEED GO
KART RACING
44,855 SF
FIRE STRIPPING
FOR FIRE LANE
RED LINE TO BE
PROPERTY LINE
SOUTH SIDE SETBACK
PROPOSED TRASH
ENCLOSURE
PROPOSED
SIDEWALK
N
ORTH
SIDE
S
ETBACK
SOUTH SIDE
SETBACK
EAST
SIDE SETBACK
WEST
SIDE SETBACK
20'-0"
25'-3"
25'-0"
25'-0"
30'-0"
50'-3"
28'-0"
28'-4"
38'-8"
22'-1"
28'-7"
58'-7"
4'-3"
50'-8"
25'-0"
4'-
6 "
206'-1"
SCALE:
DATE:
1" = 20'-0"
A - 0.1
6/12/2025 3:37:35 PM
24/05/2024
SITE PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
PARKING TABULATION (PD STANDARDS)
SQUARE FOOT/RATIO
PARKING SPACES
44,855 SF GFA
EV PARKING
ADA PARKING IBC
TABLE 1106.2
(SPACES)
BUILDING SIZE
54 SPACES
13 54 (50-75) = 3 3
DUE TO SHARED PARKING ANALYSISI V11-001, TOTAL EXCESS
SPACES 125 AND WE ARE PROPOSING 100
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
N
PARKING COUNT
RATIO
PARKING SPACES
REQUIRED
1 SPACE/ 838 SF3
SITE PLAN 1" = 20'-0" 1
EXHIBIT 3
UP
54321
UP54321
A- 4.0 3
1155
GAME AREA
WOMEN'S
RESTROOM
KART SHOP
225' - 10"
60' - 6" 48' - 3" 57' - 10 3/4" 59' - 2 1/4" 24 CHARGERS 24 CHARGERS HELMETS Gate
Entrance
FIRE
Gate
Exit
Pool Table
W/D
DP
C3
C2
C1
"TEV" 150 KVA
"TDP" 225 KVA 1
A - 5.0
2 A - 5.0
3 A - 5.0
223344
AA
BB
48' - 9"
Ref.
48' - 8 3/4" 48' - 9"
MEN'S
RESTROOM
Drinking
Fountain
STORAGE
863.00'
863.00'
F.F.
F.F.
863.00'
F.F.
3 A - 5.1
FFF
F
24 23
22 17
05 04
18 07 06
19 20
Switchgear
GGGG
59' - 10 1/2"
40' - 6"
11' - 0 1/2" 33' - 6 1/2"
15' - 1 3/4"
9' - 5" 9' - 5"
24' - 9"
22' - 0 3/4" 6' - 6" 6' - 6" 6' - 6"
10' - 0"
9' - 5"
18' - 9 1/2"
44' - 3 1/4"
6' - 6" 6' - 6"
40' - 2"
50' - 0 1/4"
8' - 0"
7' - 7"
866.25'
F.F.
8' - 5 3/4"
16' - 0 3/4"
ELEC
863.00'
F.F.
9' - 9 3/4"
28' - 8 1/4"
7' - 8 1/4"
4' - 10" 5' - 0" 2' - 9" 5' - 0" 5' - 3" 5' - 0" 2' - 9" 5' - 0" 5' - 3 1/4" 19' - 3 1/2"
12 '-10"
21'
-
51/
4"
3' - 2 1/2" 16' - 7" 17' - 8 3/4" 18' - 8"
9' - 9"
24' - 7 1/2"
22' - 1 1/2" 17' - 1 1/4"
WALL LEGEND
Exterior 8" CMU Wall
Interior 6" Full Height Pony wall
Interior 5 1/2" Non Bearing wall
Interior 5" Non Bearing wall
Interior 4 3/4" Partition wall
Interior 1" Partition wall
21 A- 4.0
4 2
A- 4.0
8' - 0"
C
B
A
(2)
(2)
(2)
(2)
A- 7.0
1 SCALE:
DATE:
1/8" = 1'-0"
A - 1.0
6/12/2025 3:37:37 PM
24/05/2024
PROPOSED FLOOR PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
FLOOR PLAN (PART A) 1/8" = 1'-0"
1N
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
EXHIBIT 4
A
- 4.0
4 11
55 A- 4.01
2 A - 5.0
A- 6.0
1 2
4 3
A- 6.5
2 3
4 5
A- 6.1
(b)
12 A- 6.4
(b)
1 2
3 4
223344
BB
CC
DD
EE
1 A - 5.1
2 A - 5.1
VESTBULE
PREP AREA
MEETING
ROOM
225' - 10"
60' - 6" 48' - 3" 57' - 10 3/4" 59' - 2 1/4"
OFFICE
IT/STRG
PADDOCK
LOUNGE
42' - 10 3/4" 31' - 7 1/4" 51' - 4 1/4"42' - 10 3/4" 31' - 7 1/4" 51' - 4 1/4" 125' - 10 1/4"
F
01 08
16 15
13 14
02 11
09 10
12 GGGG
11' - 4 1/2"
10' - 10"
13' - 7 1/4" 13' - 2" 8' - 3" 31' - 0 1/4"
13' - 9" 4' - 0" 4' - 11" 16' - 5 1/2"
6' - 1" 2' - 10"
5' - 0" 19' - 11" 4' - 0" 25' - 8"
10' - 7 1/2"
20' - 3"
59' - 10 1/2"
21' - 5 1/2"
27' - 5 3/4"
14' - 10 3/4"
21' - 8 1/4"
7' - 9 3/4"
40' - 1 3/4" 57' - 10 3/4" 59' - 2 1/4"
10' - 11 1/2"
85' - 8 1/2" 40' - 4 3/4"
28' - 6"
39' - 7 1/2"
6' - 6" 6' - 6" 6' - 6" 6' - 6" 6' - 6" 6' - 10 1/4" 3' - 10" 2' - 1" 7' - 11" 4' - 3" 28' - 11 1/2"
WALL LEGEND
Exterior 8" CMU Wall
Interior 6" Full Height Pony wall
Interior 5 1/2" Non Bearing wall
Interior 5" Non Bearing wall
Interior 4 3/4" Partition wall
Interior 1" Partition wall
4 A - 5.0
A-6.1 (a)
D
D
E
D
CCC
SF1
SF3 SF2
SF4
SF5
SF6
A- 6.1
(a) 23
03 SCALE:
DATE:
1/8" = 1'-0"
A - 1.1
6/12/2025 3:37:40 PM
24/05/2024
PROPOSED FLOOR PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
N
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
1 UP
5 4
3 2
1 A - 4.0
3 A - 4.0 4 2 A - 4.0
1 1
5 5
A - 4.0
1 1
A - 5.0
2 A - 5.0
3 A - 5.0
2 2
3 3
4 4
A A
B B
C C
D
D
E E
GAME AREA
WOMEN'S
RESTROOM
VESTBULE
PREP AREA
MEETING
ROOM
KART SHOP
225' - 10"
225' - 10"
209' - 11"
60' - 6" 48' - 3" 57' - 10 3/4" 59' - 2 1/4" 24 CHARGERS 24 CHARGERS HELMET
Gate
Entrance
OFFICE
IT/STRG
FIRE
ELEC
Gate
Exit
Pool
Table
W/D
PADDOCK
LOUNGE
DP
C3
C2
C1
"TEV"
150 KVA
"TDP"
225 KVA
48' - 9" 42' - 10 3/4" 31' - 7 1/4" 51' - 4 1/4"
174' - 7 1/4"
Ref.
239' - 8"
MAX. OCCUPANCY IS
389 PERSON
POST ON WALL PER 2022 CBC 1004.3,
TITLE 19 SECTION 3.30
POST ON WALL 90" A.F.F. W/1 LETTER
389 O.L EGRESS WIDTH REQUIRED:
80"(389X0.2)
TACTILE SIGN TO FOLLOW ADA-1/FIG.9
MAX. OCCUPANCY IS
94 PERSON
POST ON WALL PER 2022 CBC 1004.3,
TITLE 19 SECTION 3.30
POST ON WALL 90" A.F.F. W/1 LETTER
93.81 O.L EGRESS WIDTH REQUIRED:
36"(94X0.2)
TACTILE SIGN TO FOLLOW ADA-1/FIG.9
MEN'S
RESTROOM
Drinking
Fountain
6' - 8"
TRAVEL DIST. - 67'-4"
TRAVEL DIST. - 83'-0"
TRAVEL DIST.- 56'-2"
TRAVEL DIST. - 112'-9"
MAX. OCCUPANCY IS
28 PERSON
POST ON WALL PER 2022 CBC 1004.3,
TITLE 19 SECTION 3.30
POST ON WALL 90" A.F.F. W/1 LETTER
28 O.L EGRESS WIDTH REQUIRED:
36"(28X0.2)
TACTILE SIGN TO FOLLOW ADA-1/FIG.9
HELMETS
MAX. OCCUPANCY IS
28 PERSON
POST ON WALL PER 2022 CBC 1004.3,
TITLE 19 SECTION 3.30
POST ON WALL 90" A.F.F. W/1 LETTER
28 O.L EGRESS WIDTH REQUIRED:
36"(28X0.2)
TACTILE SIGN TO FOLLOW ADA-1/FIG.9
TRAVEL DIST.- 118'-5"
TRAVEL DIST. - 145'-4"
TRAVEL DIST. - 146'-0"
TRAVEL DIST. - 99'-9"
TRAVEL DIST.- 88'-10"
TRAVEL DIST. - 47'-11"
19' - 3 3/4"
2 A - 5.1
3 A - 5.1
TRAVEL DIST. - 220'-1" TRAVEL DIST. - 240'-4"
TRAVEL DIST.- 62'-11"
EMERGENCY EXIT
4 A - 5.0
TRASH
ENCLOSURE
18' - 0"
15' - 0"
6"-0" CMU WALL WITH
2" CAP BLOCK PAINT (EP-1)
W/ SMOOTH TROWEL STUCCO
FINISH PAINTED SHERWIN WILLIAMS
PASSIVE 7064
L=18 '- 0"
Metal Mesh
SCALE:
DATE:
As indicated
A - 1.2
6/12/2025 3:38:40 PM
24/05/2024
EGRESS FLOOR PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
N
EGRESS FLOOR PLAN 1/16" = 1'-0" 1
a. THE ACTUATING PORTION OF THE RELEASING DEVICE SHALL EXTEND AT LEAST ONE-HALF OF THE DOOR LEAF WIDTH.
b. THE MAXIMUM UNLATCHING FORCE DOES NOT EXCEED 15-POUNDS. c. PIVOTED OR BALANCED DOORS SHALL BE OF THE PUSHPAD TYPE
WHERE PANIC HARDWARE IS REQUIRED, AND THE PAD SHALL NOT
EXTEND ACROSS MORE THAN ONE-HALF OF THE DOOR WIDTH,
MEASURED FROM THE LATCH SIDE.
d. PANIC HARDWARE LISTED IN ACCORDANCE WITH UL 305 FIRE EXT HARDWARE LISTED IN ACCORDANCE WITH UL 10C & UL 305
LEGEND
1. PANIC HARDWARE
MEANS OF EGRESS
• EXIT WIDTH REQUIRED (CBC 1005):
1318 OCCUPANTS x 0.2 = 277 INCHES
• EXIT WIDTH PROVIDED: 80 INCHES
• NUMBER OF EXITS REQUIRED (CBC 1006): 2
• NUMBER OF EXITS PROVIDED: 4
• ALLOWABLE EXIT ACCESS TRAVEL DISTANCE
REQUIRED (CBC TABLE 1017.2): 250 FT
• LONGEST EXIT ACCESS TRAVEL DISTANCE PROVIDED: 220'-1" FT NOTES
• THE PATH OF EGRESS TRAVEL TO EXITS AND THIN EXITS IN THIS BUILDING
SHALL BE IDENTIFIED BY EXIT SIGNS CONFORMING TO THE REQUIREMENTS OF SECTION 1013 AND AS NOTED BELOW.
a. EXIT SIGNS SHALL BE READILY VISIBLE FROM ANY DIRECTION OF EGRESS TRAVEL
b. EXIT SIGNS SHALL BE LOCATED AS NECESSARY TO CLEARLY INDICATE THE
DIRECTION OF EGRESS TRAVEL
• EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED. INTERNALLY
ILLUMINATED EXIT SIGNS SHALL BE LISTED AND LABELED IN ACCORDANCE WITH UL 924 AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND CHAPTER 27. EXTERNALLY ILLUMINATED EXITS SIGNS SHALL
COMPLY WITH THE GRAPHICS AND POWER SOURCE REQUIREMENTS IN SECTIONS 1013.6.1 AND 1013.6.3 RESPECTIVELY. WHEN THE FACE OF AN EXIT
SIGN IS ILLUMINATED FROM AN EXTERNAL SOURCE IT SHALL HAVE AN INTENSITY OF NOT LESS THAN 5-FOOT-CANDLES (54 LUX). (CBC 1013.3) • ANY TIME A BUILDING OR A PORTION OF A BUILDING IS OCCUPIED, THE MEANS
OF EGRESS SERVING THE OCCUPIED PORTION SHALL BE ILLUMINATED AT AN INTENSITY OF NOT LESS THAN 1-FOOT-CANDLE (11 LUX) AT THE WALKING SURFACE LEVEL. (CBC 1008)
• THE EXIT DOORS WILL BE ILLUMINATED AT TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. (CBC 1008.2)
• THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISE'S ELECTRICAL SUPPLY. IN THE EVENT OF POWER
SUPPLY FAILURE, ILLUMINATION SHALL BE AUTOMATICALLY PROVIDED FROM AN EMERGENCY SYSTEM FOR THE FOLLOWING AREAS:
a. AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS.
b. INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.
c. EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
N.T.S.
TRASH ENCLOSURE ELEVATIONS AND PLAN
TRASH ENCLOSURE CALCULATION (PER CMC SECTION 17.79.040 (A)) 60 Sq.ft. per 10,000 Sq.ft. building floor area
60 X 4.5 (44,855 sq.ft ) = 270 Sq.ft. Trash Enclosure
UP54321
1155
1 A - 5.0
2 A - 5.0
3 A - 5.0
223344
AA
BB
CC
DD
EE
GAME AREA
WOMEN'S
RESTROOM
VESTBULE
PREP AREA
MEETING
ROOM
KART SHOP
225' - 10"
225' - 10"
209'
-
1 1
"
60' - 6" 48' - 3" 57' - 10 3/4" 59' - 2 1/4" 24 CHARGERS 24 CHARGERS HELMET
Gate
Entrance
OFFICE
IT/STRG
FIRE
ELEC
Gate
Exit
Pool Table
W/D
PADDOCK
LOUNGE
DP
C3
C2
C1
"TEV"
150 KVA
"TDP"
225 KVA
48' - 9" 42' - 10 3/4" 31' - 7 1/4" 51' - 4 1/4"
174' - 7 1/4"
Ref.
MAX.
OCCUPANCY IS
389 PERSON
BAR AREA
RACING
AREA
MAIN DESK
STAFF
MEN'S
RESTROOM
Drinking
Fountain
TRACK VIEW
AREA
HALLWAY
HALLWAY
BAR
HELMETS
1 A - 5.1
2 A - 5.1
3 A - 5.1
4 A - 5.0
ASSEMBLY
GAME AREA
BUSINESS
KITCHEN
RESTROOM
VESTBULE
PADDOCK LOUNGE
MEETING ROOM
RACING AREA,
HELMET &
CHARGERS
STAFF
OFFICE
AREA
PREP AREA
2,386 SF
O.L. = 216.90 (1/11 SF)
1,125 SF
O.L. = 75 (1/15 SF)
55 SF
O.L. = 3.67 (1/15 SF)
627 SF
O.L. = 41.26 (1/15 SF)
126 SF
O.L. = 8.40 (1/15 SF)
490 SF
O.L. = 0 (N/A)
32,863 SF
O.L. = 28 PER TRACK MANUFACTURER
4,165 SF
O.L. = 0 (N/A)
167 SF
O.L. = 1.11 (1/150 SF)
175 SF
O.L. = 1.17 (1/150 SF)
166 SF
O.L. = 1.10 (1/150 SF)
412 SF
O.L. = 2.06 (1/200 SF)
SF OCCUPANCY LOAD CALC TOTAL O.L.
ASSEMBLY
GAME AREA
RACING AREA
VESTBULE
IT/STRG
2,386 SF/11 = 216.90 O.L
1,125 SF/15 = 75 O.L.
2,386
1,125
55 627
126
490
32,863
55 SF/15 = 3.67 O.L.
619 SF/15 = 41.26 O.L.
126 SF/15 = 8.40 O.L.
28 PER TRACK MANUFACTURER
KITCHEN
PREP AREA
STAFF
412
289
167
166
MAIN DESK
ELEC.ROOM
STORAGE
395 395 SF/300 = 1.32 O.L
TOTAL
378 O.L.
TOTAL
4 O.L.
TOTAL
3 O.L.
TOTAL O.L. 389
TOTAL AREA 361 SF = 0 O.L.
MEETING ROOM
4,165 TOTAL AREA 5,285 SF = 0 O.L.
BAR
86 LF
O.L. = 5.7 (1/15 LF)
BAR
86 86 SF/15 = 5.7 O.L.
TRACK VIEW AREA
HALLWAY
BAR AREA
289 SF
O.L. = 1.44 (1/200 SF)
STORAGE
KART SHOP
FIRE
395 SF
O.L. = 1.32 (1/300 SF)
70 SF
O.L. = 0.23 (N/A)
131 SF
O.L. = 0.44 (N/A)
ELEC. ROOM
110 SF
O.L. = 0.37 (1/300 SF)
IT / STRG
PADDOCK LOUNGE
RESTROOM
TRACK VIEW AREA
HALLWAY
BAR AREA
BUSINESS
FIRE
OFFICE
MAIN DESK
KART SHOP
175
70 70 SF/300 = 0.23 O.L
131 131 SF/300 = 0.44 O.L
110 110 SF/300 = 0.37 O.L
412 SF/200 = 2.06 O.L.
286 SF/200 = 1.44 O.L.
167 SF/150 = 1.11 O.L.
175 SF/150 = 1.17 O.L.
160 SF/150 = 1.10 O.L.
TOTAL
4 O.L.
SCALE:
DATE:
As indicated
A - 1.3
6/12/2025 3:38:42 PM
24/05/2024
OCCUPANCY FLOOR PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
N
OCCUPANCY PLAN 1/16" = 1'-0"
1 PLUMBING FIXTURE REQUIREMENTS
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
OCCUPANCY OCCUPANTS
PLUMBING FIXTURES SHALL BE PROVIDED FOR THE TYPE OF BUILDING OCCUPANCY AND IN THE MINIMUM NUMBER SHOWN IN TABLE 422.1. THE TOTAL OCCUPANT LOAD AND
OCCUPANCY CLASSIFICATION SHALL BE DETERMINED IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE.
WATER CLOSETS
A-3
B
STORAGE
KITCHEN
390434
MALE FEMALE
WATER CLOSETS
REQUIRED
WATER CLOSETS
PROVIDED
URINALS
REQUIRED
URINALS
PROVIDED
DRINKING
FOUNTAIN
1.95 (101:200)
0.13 (1:15)
0.04 (1:50)
0.02 (1:100)
3.95 (101:200)
0.13 (1:15)
0.13 (1:15)
0.02 (1:100)
5.90 0.26
0.17 0.04
5---1.95 (101:200)
0.02 (1:100)
1 A.A-3 OCCUPANCY
a. WATER CLOSET (M): 195 OCCUPANTS = 1 WC WITH 1-100= 95x(200-100)=0.95, TOTAL WC =1.95 b. WATER CLOSET (F): 195 OCCUPANTS = 3 WC WITH 51-100= 95x(200-100)=0.95, TOTAL WC =3.95 c. URINALS: 100 OCCUPANTS = 1 URINAL WITH 195-100 = 95x(200-100) =0.95, TOTAL URINAL = 1.95 d. LAVATORIES (M): 195 / 200 = TOTAL LAVATORIES 0.95
LAVATORIES (F): 195 OCCUPANTS = 1 WITH 195-100 = 95x(200-100) =0.95 TOTAL LAVATORIES 1.95 B. OFFICE
a. WATER CLOSET (M): 1/50 = TOTAL WC 0.04
b. WATER CLOSET (F): 1/15 = TOTAL WC 0.13
c. URINALS: 1/100 = TOTAL 0.02
d. LAVATORIES (M): 1/75 = TOTAL LAVATORIES 0.03
e. LAVATORIES (F): 1/50 = TOTAL LAVATORIES 0.04
C. STORAGE
a. WATER CLOSET (M): 1/100 = TOTAL WC 0.02
b. WATER CLOSET (F): 1/100 = TOTAL WC 0.02
c. LAVATORIES (M): 1/200 = TOTAL LAVATORIES 0.01
d. LAVATORIES (F): 1/200 = TOTAL LAVATORIES 0.01
SUB TOTALS:
TOTALS:
6.377-5
--
1.972
----1
1 PER 250
1 PER 250
1 PER 250 -
OCCUPANCY OCCUPANTS
LAVATORIES
A-3
B
STORAGE
KITCHEN
390434
MALE FEMALE
LAVATORIES
REQUIRED
LAVATORIES
PROVIDED
0.95 (1:200)
1 PER 40
0.03 (1:75)
0.01 (1:200)
1.95 (101:200)
0.04 (1:50)
0.01 (1:200)
2.902
0.07 0.02
4---
SUB TOTALS:
TOTALS:
4.995-4
1 PER 40
EXHIBIT 4 Page 651 of 707
FIRST FLOOR LVL
0'- 0"
PARAPET LEVEL
35'- 0"
35' - 0"35' - 0"
5.3 5.3
6.2 ROOF LEVEL
30'- 0"
863.00'
1212 5.1
5.1a
EXTERIOR LIGHTING TYP.
SEE ELEC. DRAWINGS
FIRST FLOOR LVL
0'- 0"
PARAPET LEVEL
35'- 0"
PARAPET LEVEL
58'- 0"
35' - 0"
5.3 5.1 5.3
54 5.1
ROOF LEVEL
30'- 0"
863.00'
21 8.1
EXTERIOR LIGHTING TYP.
SEE ELEC. DRAWINGS
56' - 2 1/2"
AVERAGE ELEVATION
OF THE FINISH GRADE
AT THE FRONT PER
CMC SEC. 17.04.093
864.80'
863.00'
5.1a 5.1a
FIRST FLOOR LVL
0'- 0"
PARAPET LEVEL
35'- 0"
35' - 0"
5.3 5.3 5.1
6.2 6.2
ROOF LEVEL
30'- 0"
863.00'
53 5.312
12' - 0"
5.1a
EXTERIOR LIGHTING TYP.
SEE ELEC. DRAWINGS
FIRST FLOOR LVL
0'- 0"
PARAPET LEVEL
35'- 0"
PARAPET LEVEL
58'- 0"
5.1 5.35
5.1 5.3 6.2
5.2 6.1 6.2 6.2 6.2
ROOF LEVEL
30'- 0"
866.59'
4 3
AVERAGE ELEVATION
OF THE FINISH GRADE
AT THE FRONT PER
CMC SEC. 17.04.093
5 4.1
EXTERIOR LIGHTING TYP.
SEE ELEC. DRAWINGS
864.80'
56' - 2 1/2"
5.1a
A. ALL SIGNAGE REVIEWED AND APPROVED UNDER SEPARATE
PERMIT. ALL SIGNAGE IS SHOWN FOR DESIGN INTENT ONLY. ALL
SIGNAGE PROVIDED BY APPROVED VENDOR DEALER TO
CONTACT THEIR REGIONAL DEALER DEVELOPMENT
DEPARTMENT TO SCHEDULE SIGN SURVEY WITH A APROVED
SIGN VENDOR SEE A5.3 FOR SIGNAGE PROGRAM.
B. ALL GRAPGHICS AND WALL PANELS MAY REQUIRE BLOCKING OR OTHER POSITIVE FORM OF ANCHORAGE. COORDINATE WITH THE
GRAPHICS VENDOR PRIOR TO CLOSING ANY WALL CAVITIES.
SELECT SIGNS ARE ELECTRIFIED.
C. 1/2" ACM, STUCCO AND CONCRETE REVEALS UNSLESS NOTED
OTHERWISE
D. ALL ROOF DRAINAGE TO CONNECT TO STORM DRAINS.
E. BUILDING DESIGN TO ALIGN WITH LARKRIDGE DESIGN
GUIDELINES & PD STANDARDS
F. FINISHES TO COMPLY WITH IBC CHAPTER 7A
GENERAL NOTES
SCALE:
DATE:
As indicated
A - 4.0
6/12/2025 3:39:02 PM
24/05/2024
ELEVATIONS
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
NORTH ELEVATION 1/16" = 1'-0"
2 WEST ELEVATION 1/16" = 1'-0"
3 EAST ELEVATION 1/16" = 1'-0"
1 SOUTH ELEVATION 1/16" = 1'-0"
4 KEY CONSTRUCTION NOTES
04.00.0 - METALS
4.1 04.12.00 - STEEL AWNING
05.00.00 - THERMAL AND MOISTURE PROTECTION
5.1 05.24.19 - EXTERIOR STUCCO SYSTEM
5.1a 05.24.19 - STUCCO CONTROL JOINT
5.2 05.42.43 - TINTED GLASS PANELS-TINT TO MATCH GP-1
5.3 05.60.00 - METAL PARAPET CAP-FINISH EP-2
06.00.00 - OPENINGS
6.1 06.32.13 - ALUMINUM-FRAMED GLASS DOOR PER SCHEDULE
6.2 06.32.13 - ALUMINUM-FRAMED GLAZING PER SCHEDULE-SF-1
08.00.00 OVERHEAD COILING DOORS
8.1 08.33.23 - METAL OVERHEAD COLING DOOR
KEY FINISH NOTES 1
EXTERIOR PORTION TO BE PAINTED SHERWIN WILLIAMS EXTRA
WHITE 7006
2 EXTERIOR PORTION TO BE PAINTED SHERWIN WILLIAMS PASSIVE 7064
3 EXTERIOR PORTION TO BE PAINTED SHERWIN WILLIAMS GRAY
MATTERS 7066
4 EXTERIOR PORTION TO BE PAINTED FIRECRACKER PPG1190-6 5 EXTERIOR PORTION TO BE PAINTED PPG RED GUMBALL 1187-7
NOTES ARE GENERAL
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
EXHIBIT 5 Page 652 of 707
SCALE:
DATE:
A.601
6/12/2025 3:39:53 PM
24/05/2024
3D VIEWS
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
SCALE:
DATE:
A.602
6/12/2025 3:40:14 PM
24/05/2024
3D VIEWS
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
EXHIBIT 5 Page 654 of 707
SCALE:
DATE:
A.603
6/12/2025 3:40:31 PM
24/05/2024
3D VIEWS
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
SCALE:
DATE:
A.604
6/12/2025 3:40:37 PM
24/05/2024
3D VIEWS
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
NO DATE BY REVISIONS: NO DATE BY REVISIONS:
HCHC
HC
HCHCHC
K
1 S
P
E
E
D
G
O
KA
R
T
R
A
CIN
G
4 4
,
8 5
5 S
FNO
P
A
R
KIN
G
FIR
E
L
A
N
E
P
R
O
P
E
R
T
Y
LIN
E
E
XIS
TIN
G
SID
E
WA
L
K
EXISTING
SIDEWALK
EXISTING
SIDEWALK
P
R
O
P
E
R
T
Y
LIN
E
P
R
O
P
E
R
T
Y
LIN
E
PROPSED
SIDEWALK
PROPSED
SIDEWALK
EXISTING
SIDEWALK/CURBCUT
LANDSCAPING AREA CALCULATION
TOTAL LANDSCAPE AREA = 20,383 Sq.Ft.
% OF TOTAL SITE AREA = 16.70%
SCALE:
DATE:
1" = 20'-0"
A - 0.2
6/12/2025 3:37:36 PM
24/05/2024
LANDSCAPING PLAN
K1 SPEED GO KART RACINGAPN 279-460-033CORONA, CA 92883
LANDSCAPING PLAN 1" = 20'-0"
1 NO DATE BY REVISIONS: NO DATE BY REVISIONS:
N
EXHIBIT 6
S S SD
FW
(S)
(S)
(S) (SD)
(SD)
(SD)
(E)
(E)
(SD)
(SD)
(SD) INDEX MAP Δ Δ Δ Δ Δ VICINITY MAPPROJECT SITE BENCHMARK: EARTHWORK QUANTITIES: CONCEPTUAL GRADING PLAN FOR CITY OF CORONA APN 279-460-033-8 AREA OF DISTURBANCE: SITE ADDRESS: INDEX SHEETS: BASIC OF BEARING: ABBREVIATIONS: OWNER: ENGINEER OF WORK: LOT SIZE: S S W W LEGEND: SYMBOL ELEMENT APN: PPM DPR2024-0001 S S W W FW(SD) (E) EASEMENT NOTE: EXHIBIT 7 Page 658 of 707
S S S S S S S SD SD
FW
FW FW FW FW (S)
(S)
(S)
(S)
(S)
(S)
(S)
(S) (SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(E)
(E)
(E)
(E)
(E)
(E)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD) Δ Δ Δ Δ Δ LANDSCAPE WATER NOTE: EASEMENT NOTE: FIRE HYDRANT SPACING NOTE: Page 659 of 707 SECTION A-A SECTION B-B SECTION C-C EASEMENT NOTE: Page 660 of 707
S S S S S S S SD SD
FW
FW FW FW FW (S)
(S)
(S)
(S)
(S)
(S)
(S)
(S) (SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(E)
(E)
(E)
(E)
(E)
(E)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD)
(SD) Δ Δ Δ Δ Δ EASEMENT NOTE: EXHIBIT 7 Page 661 of 707 EXHIBIT 8 Page 662 of 707
Dos Lagos Parking Analysis
Tenant
Space Tenant Use
4-103 Hotworx 2,632 sf Retail 1/ 250 11 spaces
4-105 Express, LLC 7,500 sf Retail 1/ 250 30 spaces
4-110 Bath & Body Works 3,500 sf Retail 1/ 250 14 spaces 4-115 Manifested Lab Clothing Store 5,281 sf Retail 1/ 250 21 spaces 4-120 Ace Hardware 5,000 sf Retail 1/ 250 20 spaces
4-125 Ace Hardware 1,425 sf Retail 1/ 250 6 spaces
4-127 Center Storage 867 sf Retail 1/ 50 17 spaces
4-130 Ace Hardware 5,200 sf Retail 1/ 250 21 spaces
4-135 Optique Optometrist 1,559 sf Retail 1/ 250 6 spaces 4-136 What's Kickin 1,101 sf Retail 1/ 250 4 spaces
4-137 Flower Shop 1,369 sf Retail 1/ 250 5 spaces
4-138 No Borders karate studio 1,370 sf Retail 1/ 250 5 spaces 4-140 Socal Performing Arts 2,003 sf Retail 1/ 250 8 spaces 4-145 Urgent Care 3,975 sf Medical 1/ 200 20 spaces
4-150 Carpet and Flooring retail store 1,200 sf Retail 1/ 250 5 spaces 4-155 Lee Spa Nails 1,200 sf Retail 1/ 250 5 spaces
4-160 Dos Lagos Dental 1,200 sf Medical 1/ 200 6 spaces 4-165 Trader Joe's 12,475 sf Retail 1/ 250 50 spaces
61,678 sf 254 spaces
5-101 Odyssey Vr. 6,127 sf Retail 1/ 250 25 spaces
5-105 Odyssey Vr. 2,800 sf Retail 1/ 250 11 spaces
5-110 Crown and Stach Barber 3,600 sf Retail 1/ 250 14 spaces 5-115 Clarks 2,793 sf Retail 1/ 250 11 spaces
5-120 Princeton Company salon and clothing 2,000 sf Retail 1/ 250 8 spaces 5-125 Beverly Hills Bridal Shop 4,000 sf Retail 1/ 250 16 spaces 5-130 Brighton Collectibles 1,200 sf Retail 1/ 250 5 spaces 5-135 Sunglass Hut 1,000 sf Retail 1/ 250 4 spaces
5-140 Management Office 1,000 sf Office 1/ 250 4 spaces 5-145 Hair Salon 1,400 sf Retail 1/ 250 6 spaces
5-150 Circle City Cylce Studio 1,400 sf Retail 1/ 250 6 spaces 5-155 Pediatric Dental 2,200 sf Retail 1/ 200 11 spaces 5-160 Bahama Golf 3,755 sf Retail 1/ 250 15 spaces
5-165 Get Air Trampoline Park 2,500 sf Retail 1/ 250 10 spaces 5-170 Get Air Trampoline Park 4,200 sf Retail 1/ 250 17 spaces 5-175 Get Air Trampoline Park 3,321 sf Retail 1/ 250 13 spaces 5-180 Get Air Trampoline Park 6,003 sf Retail 1/ 250 24 spaces 49,299 sf 199 spaces
6-101 Crème De La Crème 1,600 sf Restaurant 1/ 100 16 spaces 6-102 Fatburger 1,499 sf Restaurant 1/ 100 15 spaces
6-103 Pinkberry 800 sf Restaurant 1/ 100 8 spaces
6-104 Salon Suites 939 sf Retail 1/ 250 4 spaces
6-105 Salon Suites 2,819 sf Retail 1/ 250 11 spaces
6-107 Salon Suites 2,812 sf Retail 1/ 250 11 spaces
6-110 Cavalini Mens Clothing 4,500 sf Retail 1/ 250 18 spaces 6-115 Leaps and Bounds 4,000 sf Retail 1/ 250 16 spaces 6-120 Arbi Jewelers 1,303 sf Retail 1/ 250 5 spaces
6-125 Claros Market 6,500 sf Retail 1/ 250 26 spaces
6-130 Feerless Dance Studio 5,000 sf Retail 1/ 250 20 spaces 6-135 Artist Collective Studio 5,500 sf Retail 1/ 250 22 spaces 6-140 Windsor Fashion 5,000 sf Retail 1/ 250 20 spaces
6-145 Loft 5,800 sf Retail 1/ 250 23 spaces
6-150 clothing store 5,000 sf Retail 1/ 250 20 spaces
6-155 T.G.I. Friday's 7,625 sf Restaurant 1/ 100 76 spaces 6-160 Dry Cleaners 1,000 sf Retail 1/ 250 4 spaces
6-165 Mr. Boba Tea, 1,000 sf Retail 1/ 250 4 spaces
6-170 Urban Thai 2,060 sf Restaurant 1/ 100 21 spaces
68,257 sf 341 spaces
7-101 Dada Sushi 4,500 sf Restaurant 1/ 100 45 spaces
7-105 Rocky Mountain Chocolate 1,000 sf Retail 1/ 250 4 spaces 7-110 All Star Drafts 3,198 sf Restaurant 1/ 100 32 spaces 7-115 Duomo Pizza 1,000 sf Restaurant 1/ 100 10 spaces
7-120 Daniels Jewerly 2,156 sf Retail 1/ 250 9 spaces
7-125 Float State 4,095 sf Retail 1/ 250 16 spaces
7-130 The Good Feet 2,000 sf Retail 1/ 250 8 spaces
7-135 Reign Training 5,670 sf Retail 1/ 250 23 spaces
7-140 Iplayology 2,003 sf Retail 1/ 250 8 spaces
7-145 Iplayolgy 2,483 sf Retail 1/ 250 10 spaces
7-150 Iplayology 2,862 sf Retail 1/ 250 11 spaces
7-152 Beautifal Body and Beyond 2,500 sf Retail 1/ 250 10 spaces 7-155 Arlet Bridal Shop 3,500 sf Retail 1/ 250 14 spaces 7-160 Stone Church Brewing Company 2,483 sf Restaurant 1/ 100 25 spaces 7-165 Kiss Prom Dress Company 10,000 sf Retail 1/ 250 40 spaces 7-178 Crab N Spice Restaurant 2,784 sf Restaurant 1/ 100 28 spaces 7-176 Club Pilates 2,210 sf Retail 1/ 250 9 spaces
7-172 Soccer Warehouse 4,100 sf Retail 1/ 250 16 spaces 7-170 Hypeasis Store 1,689 sf Retail 1/ 250 7 spaces
7-180 Tempo Urban Kitchen Restaurant 4,700 sf Restaurant 1/ 100 47 spaces 69,233 sf 372 spaces
Spaces Req'd By City
Code
City Req'd
Parking Ratio
Tenant
Square
Footage
Building A - 4 (2790 Cabot Drive)
Building B - 5 (2780 Cabot Drive)
Building C - 6 (2795 Cabot Drive)
Building D - 7 (2785 Cabot Drive)
Dos Lagos Parking Analysis
Tenant
Space Tenant Use Spaces Req'd By City
Code
City Req'd
Parking Ratio
Tenant
Square
Footage
2710-101 810 Bowling (2710 Lakeshore Unit C) 24,349 sf Bowling 135 spaces 2710-102 Improv (opens January 25) 14,404 sf Comedy 1/ 100 89 spaces 2710-103 Dos Lagos Luxory 8 Screens (2710 lakeshore Unit A) 38,236 sf Theatre 0.25/ seat 210 spaces 900 Miguel's (2715 Lakeshore Dr) 8,200 sf Restaurant 1/ 100 82 spaces 905 Taps (2745 Lakeshore Dr) 17,275 sf Restaurant 1/ 100 173 spaces 910 Renunions (2765 Lakeshore Dr) 8,500 sf Restaurant 1/ 100 85 spaces 915 Wood Ranch BBQ (2785 Lakeshore Dr) 7,800 sf Restaurant 1/ 100 78 spaces TBD Lakeshore Drive (future building) 44,900 sf 1/ 838 54 spaces 171,364 sf 906 spaces
Total Square Footage 419,831 sf 2072 spaces
Total Spaces Provided 2,178
Total Spaces Needed 2,072
Total Excess Spaces (2,450-2112) 106
STAND ALONE PADS
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K1 SPEED - CORONA
BUSINESS OPERATIONS PLAN
Project
Description
The K1 Speed Indoor Karting Center will operate within a proposed 44,855 square foot building, in the city of Corona, CA. The property is accessed off of Lakeshore Drive, which is an existing private street off of Temescal Canyon Road. The property is 2.80 acres in size and is identified as APN 279‐ 460‐033. It is located in the EC (Entertainment Commercial) Zone.
K1 Speed is a mixed‐entertainment use, which provides clean, wholesome electric karting and related experiences for its customers. The company owns and operates over 100 of these facilities throughout the U.S., and are continually expanding in upscale communities throughout the country.
The K1 Speed use is operated totally indoors, in which drivers participate in an authentic racing experience on a race track in hi‐tech engineered electric karts, with speeds timed by computerized timing and scoring systems. The karts are fully electric powered, high‐performance, 20‐hp, single person karts. They are the highest quality electric karts in the world. Up to 14 karts can race on the indoor racetrack at one time.
The center creates no pollution. The electric powered karts create no odors and offer an extremely quiet indoor operation with no substantive exterior noise. The business will have no gasoline or other flammable storage. The batteries are completely sealed and safe.
Background Founded in 2003, K1 Speed opened its first indoor electric karting location in San Diego, California.
Over the last 20 years, K1 Speed has established itself as the pioneer and leader in the indoor electric karting industry. With over 100 locations in 7 countries and growing, K1 Speed is the world's premier indoor kart racing experience. With 100% electric karts, K1 Speed is a top destination for arrive & drive racing, birthday parties, corporate events for local businesses, racing leagues and more. In addition to karting, K1 Speed is a complete family entertainment center with arcade games, Paddock Lounge food and beverages and authentic racing memorabilia.
The K1 Speed center is an indoor recreational use involving electric karts that are raced around an indoor racetrack. The track is a series of turns and straight‐aways, with barriers on both sides of the track, which are made of state‐of‐the‐art safety material. The facility will also include a small concession area for the convenience of race observers. The operation will also sell gift vouchers, racing apparel, promotion tickets and other similar racing memorabilia in accordance with the racing theme. Several video games will be accommodated in the lobby area for use by customers that are not presently racing. The facility will also include our business office and ancillary interior support uses.
Success
Objectives
K1 Speed’s main keys to its success include:
Providing popular entertainment activities;
Ample and secure parking;
Year‐round entertainment for patrons of all ages;
The use of state‐of‐the‐art technologies;
Easy access;
Compatible surrounding uses;
A seasoned and experienced management team
EXHIBIT 10 Page 689 of 707
2 1-6-25
Customers K1 Speed prefers upscale industrial zones due to their proximity to corporations and corporate headquarters, which are the primary user of the proposed karting use.
Customer demographics are usually between 10‐35 years old, but the facility is a positive experience for customers of all ages. The operation does have minimum height requirements to drive the karts (48” in height for junior karts and 58” in height for adult karts). Juniors race separately from adults.
Also, many corporations use these karting facilities as an option to foster corporate association and team building; as an alternative to expensive corporate retreats or motivational presentations.
Frequently, these corporations and businesses use the facility for corporate events of team building, morale events, departmental challenges, product launches, and social events and competitions.
Ingress &
Egress
Employee and customer access in and out of the property will be from a main and a secondary driveway off of two adjacent Lakeshore Drive stub streets. Off‐street parking is provided in a paved lot surrounding three sides of the building.
Deliveries The proposed use does not typically require large deliveries. Deliveries and service personnel will be accommodated at an 8’ x 8’ garage door located near the secondary entrance to the site. Vehicles can maneuver throughout the circumference of the building.
Multi‐use
Facility
The establishment can be considered multi‐use. The main entertainment use is the karting experience on the race track. The race track typically takes up approximately 66% of the overall floor area. The remainder of the floor area is made up of a large lobby area, a reception counter, a concession café (Paddock Lounge) and dining area, with a small food prep area, a meeting room, a staff office room, a game area, and bathrooms. Although the internal floor area distribution of the various K1 Speed centers change, the uses, their relationships and sizes, are all fairly consistent.
Patrons of K1 Speed typically take advantage of the different rooms/uses (karting, games, concession snacks, etc.) as desired during a single visit.
As with all of the K1 Speed centers, the facility will also include a small concession area with food and beer and wine and non‐alcoholic beverages for the convenience of race observers. Kart racing is a somewhat physically demanding sport, and most racers will purchase drinks and snacks between or after races. The operation will also sell gift vouchers, racing apparel, promotion tickets and other similar racing memorabilia. Up to ten video games and two pool tables will be accommodated in the lobby area for use by customers that are not presently racing. The facility will also include our business office and ancillary interior support uses.
Employment The K1 Speed center will about 40 employees with annual payroll of well over $2 million. Typical shift employment will be six to eight persons per shift. All employees possess the standard training in the operations and management of the equipment, safety and customer service. An estimated maximum 12 staff employees will work onsite at any one time. Broken down, approximately 2 office workers, 4 cashiers and food operators, 2 track operators, 1 supervisor, 1 mechanic, and 1 manager will be onsite at one time. Salaries will range between $42,000 per year to $100,000 per year.
Hours of
Operation
K1 Speed operates 7 days a week. The standard hours that the business will be open to the public are:
• Monday thru Thursday (12:00 PM to 10:00 PM)
• Friday (12:00 PM to 12:00 AM)
• Saturday (10:00 AM to 12:00AM)
• Sunday (10:00 AM to 10:00 PM)
3 1-6-25
Public Safety K1Speed will implement strategies to ensure public safety for customers and staff. These strategies will include:
A minimum of eight (8) trained employees on the site at any given time The karts are safe, easy to control and all karts are equipped with a full radio control that allows the track marshal to change the speed, slow down or shut off each cart or all of them. Safety helmets and seat belts are standard features on all karts. The business will have no gasoline or other flammable storage. The batteries are completely sealed and safe. K1 Speed will keep close contact with the Police Department, and advise the Police of any concerns they see or observe.
Details:
LIST OF CONDITIONS
DEPARTMENT CONTACT
BUILDING Anthony Hurley
1. The proposed 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. Prior to issuance of building permits, the following items must be completed:
a) Precise grading plans shall be approved,
b) Rough grading permit issued and completed,
c) Compaction certification,
d) Pad elevation certification,
e) Rough grade inspection signed off by a City Building Inspector.
Grading is a separate submittal and is completely independent of the Plan Check for the building(s).
3. Project entitlement approvals shall be obtained prior to plan approval and issuance of Building permits. Final Conditions of Approval shall be pasted on plans.
4. Project shall comply with 2022 CBC Chapter 11A and/or 11B requirements for accessibility. An accessibility site plan showing site circulation shall be provided.
5. Project plans shall show a parking summary to include the following:
a) Number of parking spaces required/provided.
b) Handicap parking spaces required/provided. (CBC 11A or 11B) c) Number of van accessible parking spaces required/provided. d) Number of EV and EVCS parking spaces required/provided. (CGBSC, sect. 5.106.5.3) e) Bicycle parking facilities required/provided. (CGBSC, sect. 5.106.4)
6. 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.
7. Roofing material shall be Class A.
8. Exterior walls shall be constructed of the required fire resistance rating in accordance with CBC tables 601 and 705.5.
Openings in exterior walls shall be protected in accordance with the CBC table 705.8 Project Number: PPM2024-0007
Applied: 11/4/2024 Approved:
Closed: Expired:
Status: INCOMPLETE
Parent Project:
Mod to PP04-008 for (P) K-1 Go-Kart in (N) Building
Site Address: 2710 LAKESHORE CORONA, CA 0
JORGE JACINTO
16938 FERN ST FONTANA CA, 92336
Description:
Applicant:
PPM2024-0007 1 of 8 (Continued on next page)
Project Conditions
City of Corona
BUILDING Anthony Hurley
9. Plans for food preparation areas shall be approved by the Riverside County Health Dept. prior to plan check approval from this department. Provide an additional set of plans to the County for review.
10. Provide occupancy separation(s) in the building(s) in accordance with the CBC Chapter 5.
11. 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. Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans.
Landscape Maintenance District plans shall be submitted directly to the Planning and Development Department, Development Services Division. Landscape plans shall be approved prior to the issuance of any Building Permits.
If hard copy plans are submitted for plan review, the applicant shall submit two (2) sets of structural calculations, energy conservation calculations and soils reports.
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. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.
15. Buildings shall not be occupied prior to posting of Certificate of Occupancy issued by the Building Division.
16. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval. Please contact Miguel Corral with Waste Management at (818) 266-1117 or [email protected] for documentation requirements.
17. Trash and recycling enclosures shall be accessible per CBC chapter 11B and meet the standards of the City's waste hauler (Waste Management). Provide enlarged plans and details for construction of trash/recycling enclosures.
Trash enclosure shall be located on a code-compliant accessible path of travel for employees.
18. 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.
19. In order to submit building plans for plan review, a permanent or temporary address must be issued for the project by the Development Services Division. Please apply for the address at least 3 weeks prior to submittal to allow for processing.
20. Provide permanent rooftop address and illuminated building addressing per the Corona Fire Department addressing standards.
21. Provide minimum sized solar PV and battery energy storage system per the California Energy Code. A separate permit is required
22. Utilities shall meet the utility authority's service requirements. Applicant shall coordinate the utility locations and design with the respective utility provider.
23. The on-site electrical service feeding the building shall be underground per CMC chapter 15.60.
24. Provide list of Deferred Submittals on the title sheet of building plans. Building plans shall be complete and only specialized systems such as trusses, fire sprinklers, and alarms may be deferred. Other items may be deferred on a case by case basis if approved by the Building Official.
25. 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].
26. 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.
PPM2024-0007 2 of 8 (Continued on next page)
Project Conditions
City of Corona
BUILDING Anthony Hurley
27. Structures adjacent to slopes shall be setback the minimum distance from the top or toe of slope as required by California Building Code section 1808.7 and Corona Municipal Code section 15.36.220 unless an alternate setback based on a geotechnical investigation is approved by the Building Official.
28. In accordance with the provisions of the California Business and Professions Code, the plans for all buildings and structures shall be prepared and each sheet shall be signed by a person licensed by the State of California as a civil engineer, structural engineer, or architect for all "A" (Assembly) occupancies.
Plans that can be prepared by an unlicensed person per the California Business & Professions Code, please see sections 5537, 5538, 6737, & 6745,
FIRE Xente Baker
1. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.
2. Plans shall show a minimum drive width of 28 feet.
3. Show two (2) all weather surface access ways to be approved by the Fire Marshal and construct the access way(s) to accommodate 70,000 lbs. gross vehicle weight during all phases of construction.
4. A minimum fire flow of 3000 gallons per minute at 20 psi shall be provided for commercial structures.
5. If over 500 lineal feet the fire service waterline shall be looped and provided with two (2) separate points of connection.
6. Fire hydrants are to be spaced a maximum 250 feet apart.
7. Provide Class A roofing material on all structures per the Corona Municipal Code.
8. This development is located in an area that requires a fire facility fee of $231 and acre per the Corona Municipal Code. This fee is due prior to building permit issuance.
9. A public safety radio communication study is required for this project. Consult with the fire department for specific requirements for this study or our guideline is available online at coronaca.gov/fire.
10. 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.
11. Storage, Use and Dispensing of hazardous materials shall be in accordance with the California Building and Fire Code.
12. Obtain a Place of Assembly permit with the Corona Fire Department. You can obtain a permit application at coronaca.gov.
Along with the application provide a complete floor/seating plan and submit it to the fire department for review and approval.
PLANNING
1. The project shall comply with all applicable development standards and other requirements of the Corona Municipal Code (CMC) and the Dos Lagos Specific Plan, including the payment of all required fees.
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.
PPM2024-0007 3 of 8 (Continued on next page)
Project Conditions
City of Corona
PLANNING
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. Approval of Precise Plan Modification PPM2024-0007 is conditional upon the privileges being utilized within two (2) years after the effective date of the Precise Plan approval. If 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.
5. Approval of Precise Plan Modification PPM2024-0007 authorizes a modification to approved Precise Plan PP04-008 for construction of a new commercial building comprising 44,855 square feet of floor area and to contain a go-kart racing business (K-1 Speed), on one lot located within the Shops at Dos Lagos retail center. Any changes to the approved scope of work shall require review by the Planning Division and potentially new/additional modification of either PPM2024-0007 or PP04-008.
6. Construction plans submitted into plan check for issuance of a building permit shall include a Lighting Plan which substantially complies with that approved by the Planning Commission/City Council. All exterior lighting shall be designed to comply with Section 17.84.070 of the Corona Municipal Code, with proposed fixtures that shield and directing light downward to minimize spillover onto adjacent residences, sensitive land uses and open space.
7. Any graffiti painted or marked upon the premises or on any adjacent area under control of the approved Project shall be removed and/or abated within 24 hours.
8. Development implemented pursuant to PPM2024-0007 shall be in substantial compliance with plans and other materials approved by the Planning Commission/City Council. Proposed modifications to the approved project (including the scope of work, plans or other materials) shall occur in accordance with the procedures listed in Section 17.91.020 of the Corona Municipal Code.
9. Prior to the granting of a certificate of occupancy for the completed Project, the Applicant/Owner shall obtain approval of a sign permit for any proposed onsite signage. All signage shall be designed and placed in compliance with standards enumerated in the Dos Lagos Specific Plan and Chapter 17.74 of the Corona Municipal Code.
10. Prior to issuance of a grading permit, the Applicant/Owner shall apply for a Landscape Permit via the Building Division. The submitted Landscape Plan shall be prepared by a CA licensed landscape architect, and drafted in substantial compliance with the conceptual landscape plan approved by the Planning Commission/City Council, all standards enumerated in Chapter 17.70 (Landscaping, Fences, Walls, Hedges) of the Corona Municipal Code, as well as any applicable State requirements pursuant to Chapter 2.7 (Model Water Efficient Landscape Ordinance) of the California Code of Regulations.
11. Prior to issuance of a certificate of occupancy, the operator of the use authorized by this PPM shall obtain approval of a business license from the City and maintain that license in good standing for as long as the approved use remains in operation.
The operator shall furnish proof of a valid business license to City staff upon request.
12. All rooftop-mounted mechanical equipment shall be screened from public view at all elevations. All plans construction plans submitted to the City for issuance of a building permit shall illustrate any proposed roof-mounted equipment and demonstrate compliance with this requirement.
13. The approved project may be subject to payment of the County of Riverside Multiple Species Habitat Conservation Plan (MSHCP) impact fee. If ultimately required, this fee shall be paid prior to issuance of a building permit for construction.
14. Upon completion of construction (including installation of all approved landscaping, surface improvements, buildings and structures), the Applicant shall contact the Planning Division to conduct a final inspection.
PPM2024-0007 4 of 8 (Continued on next page)
Project Conditions
City of Corona
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 shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.
2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.
3. Prior to issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed project will not unreasonably interfere with the use of any easement holder of the property.
4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.
5. The submitted site plan shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said site plan to be resubmitted for further consideration.
6. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.
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, 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 and private street improvements. Said improvements shall include, but are not limited to, the following:
a) All required street facilities along Lakeshore Drive. b) All required drainage facilities along Lakeshore Drive. c) All required grading, including erosion control.
d) All required sewer and water facilities.
e) All required landscaping facilities.
f) 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.
PPM2024-0007 5 of 8 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
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 easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.
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 substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.
21. Prior to the issuance of the first Certificate of Occupancy, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.
22. Prior to issuance of the first Certificate of Occupancy, 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, 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 site specific final 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 improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All non-residential lots shall drain toward an approved water quality or drainage facility. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.
PPM2024-0007 6 of 8 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
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 approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. b) Under grounding of existing and proposed utility lines. c) All other public improvements shall conform to City of Corona standards.
29. 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.
30. 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.
31. Prior to issuance of a Certificate of Occupancy, all proposed parkway, slope maintenance, and/or median landscaping specified in these Conditions of Approval shall be constructed.
32. Prior to the issuance of a Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.
33. 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.
34. 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.
35. 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.
36. 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.
37. 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.
38. 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, reclaimed water line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way andor easements.
39. 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.
40. 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.
41. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.
42. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.
43. Static pressures exceeding 80 psi require an individual pressure regulator.
PPM2024-0007 7 of 8 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
44. 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.
45. All electrical designs shall conform to City of Corona Electric Rules & Regulations.
46. The applicant shall submit public electrical plans prepared by a licensed electrical engineer per Southern California Edison (SCE) design and drafting standards. Plans shall be submitted to Development Services Division for Utilities Department review and approval, and is subject to all applicable plan review fees and deposits.
47. With the electrical plan submittal, the applicant shall provide full specifications for metering and high voltage equipment that includes the following:
1. Amperage rating
2. Voltage
3. Phasing
4. Available interrupting capacity (AIC) or short circuit current rating (SCCR)
5. Equipment grounding
6. Confirmation equipment meets SCE EUSERC requirements
48. Applicant shall provide switchgear drawings to the Development Services Division with the public electrical plan submittal and prior to purchase of switchgear.
49. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to electrical services and electrical infrastructure within the public right of way and/or existing or proposed easements.
50. Applicant shall obtain an encroachment permit from the Development Services division prior to start of construction associated with the proposed electrical improvements.
51. Prior to encroachment permit issuance, the applicant shall provide a deposit to cover the cost of the City’s portion of the work prior to issuance of the encroachment permit. Applicant shall procure and install all electric utility infrastructure, except for the labor associated with the existing infrastructure connection, which will be performed by the Utilities Department. 8 of 8
Project Conditions
City of Corona
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
TO:
☐ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Name: City of Corona, Planning &
Development Department
Address: 400 S. Vicentia Ave., Suite 120,
Corona, CA 92882
Telephone: 951-736-2437
☒ Clerk of the Board of Supervisors
or
County Clerk (Riverside)
Address: 2724 Gateway Dr. Riverside, CA
92507
1. Project Title: Precise Plan Modification PPM2024-0007
2. Project Applicant: LA Home & Commercial Design (Jorge Jacinto) 16938 Fern Street, Los Angeles, CA 92336
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):
APN 279-460-033 (vacant lot)
4. (a) Project Location – City: Corona (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
PPM2024-0007 is a request to amend approved Precise
Plan PP04-008 to allow the construction of a single-story commercial building to comprise 44,855 square feet of
floor area.
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:
LA Home & Commercial Design (Jorge Jacinto)
16938 Fern Street, Los Angeles, CA 92336
8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
EXHIBIT 12 Page 701 of 707
Notice of Exemption FORM “A”
(d) ☒ Categorical Exemption.
State type and section number:
Section 15332 (Class 32 - Infill Development Projects)
(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 the construction of a new commercial building that would be consistent with the property’s MU1 (General Plan) Land Use, all applicable General Plan Policies, as well as with the EC Zone and its associated development standards, on a lot located within City limits measuring no more than five acres, substantially
surrounded by urban uses and having no value as habitat for endangered, rare or threatened species, with no foreseen significant effects relating to traffic, noise, air quality, or water quality, and with the project site able to be adequately served by all required utilities and public services.
10. Lead Agency Contact Person:
Telephone: Evan Langan, Senior Planner
(951) 736-2437
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: March 9, 2026 _______________________________
Signature Date: Click to enter date
Evan Langan
Name
Title: Senior Planner
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, March 9, 2026, 6:00 p.m.
Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Karen Alexander, Sarah Longwell, Marie Vernon, Matt Woody Commission Absent: Craig Siqueland
_____________________________________________________________________
1. PLEDGE OF ALLEGIANCE
Commissioner Longwell led the Pledge of Allegiance.
2. CALL TO ORDER
Chair Alexander called the meeting to order.
3. MEETING MINUTES
3.1 MINUTES - February 9, 2026
These Minutes were approved.
Moved by: Sarah Longwell
Seconded by: Matt Woody
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
4. COMMUNICATIONS FROM THE PUBLIC
None.
5. CONSENT CALENDAR
The consent calender items were pulled for discussion.
5.1 Declaration of Surplus Property for Three Circle City Drive Parcels Joel Belding, Economic Development Director, reviewed the staff report and exhibits for this item.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 2
Discussion ensued between the Commission and staff regarding the history of the subject parcels and how potential sale proceeds would support affordable housing projects in the City.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
That the Planning and Housing Commission recommend that the Corona Housing Authority and City Council declare 1043, 1061, and 1065 Circle City Drive as exempted surplus land under the Surplus Land Act.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
5.2 PPE2026-0003
Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for PPE2026-0003.
Discussion ensued between the Commission and staff regarding the history of the project's extensions.
Mr. Paymon Roshan, the applicant, responded to Commission questions.
Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2686 GRANTING PPE2026-0003, based on the findings contained in the staff report.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6. PUBLIC HEARINGS
Chair Alexander approved a request to move agenda item 6.4 up to first Public Hearing item for this meeting.
6.1 ARC2024-0001
Rocio Lopez, Senior Planner, reviewed the staff report and exhibits for ARC2024- 0001 and V2024-0001 together as these items are related to the same project.
Dr. Shar Alikhani, the applicant, provided a presentation of his project to the Commission.
The Commission and staff discussed parking challenges related to the Variance, with clarification provided by Planning Manager Sandra Vanian.
Chair Alexander opened the public hearing.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 3
Dr. Alikhani addressed the Commission offering an additional presentation if needed.
Richard Winn, representing the Corona Historic Preservation Society, expressed support for the project and recommended adding bollards to protect the brick pilasters of the project's fencing.
Chair Alexander closed the public hearing.
The Commission and applicant agreed to add bollards as a condition of approval.
Chair Alexander thanked the applicant and called for a motion with the added condition.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
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. 2683 GRANTING ARC2024-0001 based on the findings contained in the staff report and conditions of approval, with added condition to: Add protective bollards to the fence area at both sides of the driveway entry on the site plan and wall and fence plan.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6.2 V2024-0001
This item was presented with the previous presentation, and there was no further discussion.
Chair Alexander opened and closed the public hearing, with no speakers or comments.
Moved by: Sarah Longwell
Seconded by: Marie Vernon
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. 2684 GRANTING V2024-0001 based on the findings contained in the staff report and conditions of approval.
Aye (3): Karen Alexander, Sarah Longwell, and Marie Vernon Nay (1): Matt Woody
Absent (1): Craig Siqueland
Motion APPROVED (3 to 1)
6.3 PM 39079
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 4
Eduardo Galdamez, Assistant Planner, reviewed the staff report and exhibits for PM 39079.
Discussion ensued between the Commission and staff regarding the item's details.
Chair Alexander opened the public hearing to allow the applicant to address the Commission's questions.
Chair Alexander closed the public hearing.
The Commission questioned staff on the applicability of historic architectural requirements for the new parcel, the significance of a Heritage property, as well as other questions regarding the proposed parcel map. Ms. Vanian provided clarification, and Mr. Galdamez noted an exhibit error.
Chair Alexander reopened the public hearing.
Mr. Winn, representing the Corona Historic Preservation Society, noted the historic significance of the existing home on the property and cautioned that future development on the new parcel should remain architecturally compatible with the neighborhood.
Chair Alexander closed the public hearing.
The Commission asked additional questions on the conditions of approval, received further clarification from staff, and proceeded to a vote.
Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15315 of the State CEQA Guidelines and recommend APPROVAL of PM 39079 to the City Council, based on the findings contained in the staff report and subject to the conditions of approval.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
6.4 PPM2024-0007
This item was heard first on the Public Hearing agenda.
Evan Langan, Senior Planner, reviewed the staff report and exhibits for PPM2024-0007.
The Commission questioned staff on the shopping center's shared parking, and Mr. Langan provided clarification.
Chair Alexander opened the public hearing.
Scott Ostland, the applicant, addressed the Commission's question regarding K-1 Speed's parking impacts on the existing movie theater and future tenants.
DRAFT MINUTES - March 9, 2026
City of Corona - Planning & Housing Commission Page 5
Chair Alexander closed the public hearing and called for a motion.
Moved by: Marie Vernon
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2685 finding the Project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and GRANTING PPM2024-0007 based on the findings contained in the staff report and conditions of approval.
Aye (4): Karen Alexander, Sarah Longwell, Marie Vernon, and Matt Woody Absent (1): Craig Siqueland
Motion APPROVED (4 to 0)
7. WRITTEN COMMUNICATIONS
None.
8. ADMINISTRATIVE REPORTS
None.
9. COMMISSIONERS' REPORTS AND COMMENTS
None.
10. FUTURE AGENDA ITEMS
Future agenda items were not yet determined for the Planning and Housing Commission meeting of March 23, 2026.
11. ADJOURNMENT
Chair Alexander adjourned the meeting at 8:02 p.m. to the Planning and Housing Commission meeting of Monday, March 23, 2026, commencing at 6:00 p.m. in the City Hall Council Chambers.