DATE: September 21, 2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-059
APPLICATION REQUEST:
TTM 37805 and CUP2026-0003: Tentative Tract Map and Conditional Use Permit for the development of nine residential condominium units. (Applicant: Aurangzeb Mirza - 2020 Jurupa Valley LLC, P.O. Box 82, Sunset Beach, CA 90742).
RECOMMENDED ACTION:
That the Planning and Housing Commission:
(a) Find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332;
(b) Recommend approval of TTM 37805 to the City Council, based on the findings contained in the staff report and conditions of approval; and (c) Adopt Resolution No. 2694 granting CUP2026-0003, based on the findings contained in the staff report and conditions of approval.
EXECUTIVE SUMMARY:
Tentative Tract Map (TTM) 37805 proposes to create one 0.42-acre lot at the northeast corner of River Road and Cota Street for condominium purposes. The map facilitates the development of nine condominium units proposed under Conditional Use Permit (CUP) 2026-0003. Together, TTM 37805 and CUP2026-0003 would re-entitle a previously approved nine-unit condominium development on the project site for which the prior entitlements have expired.
BACKGROUND
On February 7, 2024, the City Council approved TTM 37805 and CUP2022-0004 for the development of nine residential condominium units on 0.42 acres at the northeast corner of River Road and Cota Street. The project site is zoned R-3 (Multiple Family Residential).
In accordance with the Subdivision Map Act, TTM 37805 expired on February 7, 2026, 24 months after the initial approval. As a result, CUP2022-0004 also expired on February 7, 2026. The applicant did not file a timely application for an extension of time on either the CUP or the TTM prior to the expiration date. The applicant is the same individual who was granted approval of the original entitlements and is seeking approval of the exact same project approved in 2024.
The project’s grading, building, landscaping, and perimeter wall plans have all been approved by the City and permits are ready to be issued. The applicant indicates that, following City approval of the plans, the required bonds will be executed and TTM 37805 and the CC&Rs will be recorded. The grading permit will then be issued, allowing construction to commence.
PROJECT DESCRIPTION
Tentative Tract Map 37805
TTM 37805 is a proposal to create one lot on the project site for residential condominium purposes. Exhibit 5 illustrates the lot proposed by TTM 37805. The size of the proposed lot is 0.42 acres (18,295 square feet), which meets the R-3 zone’s minimum lot size requirement of 7,200 square feet. The lot has an approximate width of 135 feet and depth of 135 feet, which meets the zone’s minimum lot width and depth requirements of 60 feet and 100 feet, respectively
As proposed by CUP2026-0003, the lot is capable of accommodating a single, three-story building that would house the nine residential condominium units, including the project’s associated parking, landscaping, and other facilities and amenities.
The property is designated High Density Residential (HDR) on the City’s General Plan land use map, which allows 15 to 36 dwelling units per acre (du/ac). The project’s density is 21.4 du/ac, which is within the HDR density range.
The right-of-way along both project frontages has been fully dedicated to the City and is currently improved with roadway pavement, curb and gutter, a five-foot-wide sidewalk, and a seven-foot-wide parkway that is missing landscaping. The applicant is required to install the missing landscaping within the parkway as part of the project development.
Conditional Use Permit 2026-0003
The following subsections discuss the elements associated with the project, including the site plan, building setbacks, the floor plans, site amenities, architecture, perimeter fencing, parking, on-site circulation, and landscaping.
Overall Site Plan Design
The condominium building is oriented towards the southwest portion of the property, close to the intersection of River Road and Cota Street. Carport parking spaces are located along the property’s northerly perimeter, with additional covered parking spaces located underneath the building’s upper floors. The site plan is provided as Exhibit 6.
The project proposes the following:
A three-story building totaling 16,483-square-feet of floor area containing nine units.
Contemporary Mediterranean architecture.
12 covered parking spaces tucked-under the building.
8 covered parking spaces located along the northerly perimeter of the property. 44.9% lot coverage.
21.4 du/ac density.
1,800 square feet of common open area; individual private patio or balconies; and 554 square feet of landscaped area.
Building height of 39 feet and 7 inches.
Building Setbacks
The project complies with the minimum setback requirements of the R-3 zone for condominium development under Section 17.82.030 of the Zoning Ordinance.
Table 1 – Building Setbacks
Setback Location
Minimum Setback
Requirement per the
CMC 17.82.030
Compliant?
Front Yard (River Rd) 20 feet Yes
Interior Side Yard (Northwest perimeter) 15 feet Yes
Street Side Yard (Cota St) 15 feet Yes
Rear Yard (Northeast perimeter) 10 feet Yes
Floor Plan
The ground floor contains one residential unit and 12 tuck-under parking spaces. The second and third floors contain eight single-level residential units accessed by exterior common corridors. Two stairwells provide access to the upper floors.
Each of the nine units contains two bedrooms, a kitchen, dining and living areas, washer and dryer hookups, and private open space in the form of a patio or balcony. Unit sizes range from 1,120 to 1,312 square feet, exceeding the minimum 600-square-foot Zoning Ordinance requirement. Floor plans are provided as Exhibit 7.
Common and Private Open Space
The Zoning Ordinance requires 200 square feet of open space per unit, with at least 25% of the combined open space provided as private patios or balconies. The project provides at least 1,800 square feet of common open space and 34.5% as private open space, exceeding the minimum requirement. The common open space consists of a landscaped, fenced area between the building and the southeast property line adjacent to Cota Street.
Access to the common open space is from the ground floor parking area.
Site Amenities
The project’s common open space features outdoor amenities consisting of permanent landscaped areas, picnic tables and barbecue cooking grills (Exhibit 9). An enclosed cabinet type storage area will be provided for each covered parking space. The space of the storage area shall not be less than 100 cubic feet, and no dimension for the measurement of the space shall be less than three feet per the Zoning Ordinance.
The Zoning Ordinance requires six-square-feet of trash enclosure area per dwelling unit, resulting in a minimum of 54-square-feet of trash enclosure. The project provides 150 square feet, exceeding this requirement. The enclosure is located at the end of the drive aisle and features smooth stucco walls that match the design of the condominium building and a painted metal gate.
Parking
In accordance with the Zoning Ordinance’s parking requirement for multi-family residential development, the project requires two covered parking spaces per unit, plus one uncovered guest space for every five units, for a total of 20 spaces (18 covered resident spaces and two uncovered guest spaces). The project proposes 20 covered parking spaces, which are distributed in the following manner:
8 carport spaces located along the northern portion of the site. 12 spaces tucked under the building.
Access and On-site Circulation
Access to the site will be provided by a 25-foot-wide driveway on River Road, enhanced with a stamped and stained concrete pattern. Pedestrian access will be provided from the sidewalk via a proposed walkway. The project will not be gated. The Public Works and Fire Departments have determined that the site provides adequate circulation.
Vehicular circulation will come from River Road and indirectly from Cota Street. The project is expected to generate 65 vehicle trips per day with 4 trips in the AM peak hour and 5 trips in the PM peak hour per the trip generation analysis prepared for the project .
The City’s Traffic Engineer has reviewed the trip generation analysis and has determined that no Traffic Impact Analysis is required because the project results in less than 50 peak
hour trips, and the trips would fall within the capacity of River Road, a major arterial fourlane road, and Cota Street, a collector street.
Architecture
The R-3 zone does not prescribe a specific architectural style or theme, and there is no identifiable architectural theme within the surrounding area. However, the project does implement building articulations consistent with the City’s adopted residential development design guidelines for multiple family residential developments.
The project features an architectural design which the applicant notes in Exhibit 8 as “Contemporary Mediterranean”. The architecture is compatible with the design and colors of the existing condominium townhomes located across Cota Street to the south and compatible with the older apartment complexes located to the north and west of the subject site. The building features a combination of pitched rooflines covered by S-tiles and flat rooflines screened behind parapet walls, private balconies with wood trellises, smooth plaster walls, and stone veneer accents along the ground floor.
Accent colors include beige walls, brown hues, dark tan trimming and eaves. Conceptual colored elevations and material/color details are provided as Exhibit 8. To further enhance the building elevations, staff is requiring windows facing River Road and Cota Street to incorporate “eyebrow” trim or faux shutters and recessed windows.
The building has a maximum height of 39 feet and seven inches, consistent with the 40- foot height limit permitted in the R-3 zone.
Landscaping
The conceptual Landscape Plan includes a variety of evergreen screen trees ranging from 15 to 24-inch box sizes, with a mix of 24-to-36-inch box Afghan Pine trees. Afghan trees are used for screening along edges because of their height, which can reach up to 40 feet and include dense foliage. Additional 36-inch box flowering accent trees are proposed at the project’s River Road frontage to enhance the project entrance, with 24- inch box perimeter trees proposed along the site’s Cota Street perimeter.
All new landscape materials proposed for the project are required to be California-friendly, and irrigation is required to be water efficient to meet the city’s landscape design guidelines for residential projects. Formal landscape and irrigation plans will be subject to final review and approval by the city staff. The conceptual Landscape Plan is provided as Exhibit 9.
Perimeter Fencing and Walls
Existing wood fencing is located along the northern and eastern property lines of the project site. The applicant intends to replace the existing fencing with decorative splitface masonry walls and decorative capping. Along the southern property line, the project will
include seven-foot-high wrought iron fencing with splitface masonry columns spaced 20 feet apart. Along the front yard setback area, there will be a three-foot high splitface screen wall with landscaping in front of the low screen wall. Staff is recommending that the common open space area located adjacent to Cota Street have locked security gates.
The conceptual Wall and Fence Plan is provided under Exhibit 10.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department staff has not received any comments from the public in response to the public notice.
STAFF ANALYSIS
The proposed TTM and CUP would facilitate the development of nine residential condominium units on the project site. The TTM would establish the condominium subdivision, allowing for the individual sale of the units, while the CUP would authorize the proposed condominium use and development in accordance with the requirements of the R-3 zone.
The proposed density of 21.4 du/ac is consistent with the General Plan’s HDR designation. The project also complies with the applicable development standards of the Zoning Ordinance for the R-3 zone, including requirements for setbacks, unit size, building height, parking, open space, access and circulation, landscaping, perimeter fencing, and trash facilities. Additionally, the building incorporates architectural articulation and materials consistent with the City’s Residential Design Guidelines and is compatible with the surrounding residential development. Overall, the TTM and CUP provide for the orderly development and subdivision of the property for residential condominium purposes consistent with the applicable General Plan, zoning, and development standards.
Based on staff’s review and analysis of the project, the Planning and Development Department recommends approval of TTM 37805 and CUP2026-0003, subject to the findings of approval provided below and the recommended conditions of approval which are attached as Exhibits 3 and 4, respectively.
FINDINGS OF APPROVAL
Tentative Tract Map 37805
1. A preliminary exemption assessment has been conducted by the City of Corona and it has shown that this project does not require further environmental assessment because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption pursuant to Section 15332 of the State CEQA Guidelines. The project is consistent with the General Plan and the site’s zoning designation; is less than five acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; would not result in significant
traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services.
2. None of the conditions provided in Section 66474 of the California Government Code exists for the following reasons:
a. The proposed map is consistent with the General Plan because the project’s residential density is 21.4 du/ac, which is consistent with the density range of 15 to 36 du/ac allowed for the HDR designation.
b. The proposed subdivision is designed in accordance with the subdivision standards required by the Corona Municipal Code and per the development standards of the R-3 (Multiple Family Residential) zone. c. The site is suitable for the type of development proposed under TTM 37805 and associated CUP2026-0003, and provides adequate driveway access from River Road, a major arterial four lane road.
d. The site is physically suitable for the development of nine residential condominium units as there is adequate service connections to water and sewer, dry utilities for gas and electric,and available public services from police and fire departments.
e. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project is consistent with the site’s general plan designation and plan policies; zoning designation; is less than five acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; the project would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services. Furthermore, the project site is completely surrounded by urbanized developments. f. The proposed subdivision will not result in adverse impacts to public health, safety or general welfare because the project is designed in accordance with the city’s objective design standards that are in place to ensure orderly development of the project site and improvements associated with the project.
g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, because easements are being protected in place or vacated with the recordation of TTM 37805.
3. Pursuant to California Government Code Section 66473.5, consistency with applicable General Plan or Specific Plan does exist for the following reason:
a. The General Plan allows a residential density of 15 to 36 dwelling units per acre for the High Density Residential land use designation. The proposal will result in a density of 21.4 dwelling units per acre, which is within the allowable density range.
4. Pursuant to California Government Code Section 66474.6, the discharge of waste from the proposed subdivision into existing community sewers would not result in violation of existing requirements presented by the Santa Ana Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code for the following reason:
a. The amount of discharge to be produced by the development does not exceed the limit established by the Santa Ana Regional Water Quality Control Board as monitored by the City’s Utilities Department.
5. The proposal is in conformance with Title 16 (Subdivisions) of the Corona Municipal Code for the following reasons:
a. The proposed map meets the city's subdivision standards for lot area, width, depth and street access.
b. Required missing public improvements are guaranteed with this subdivision as provided by the Conditions of Approval.
Conditional Use Permit 2026-0003
1. A preliminary exemption assessment has been conducted by the City of Corona and it has shown that this project does not require further environmental assessment because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption pursuant to Section 15332 of the State CEQA Guidelines. The project is consistent with the General Plan and the site’s zoning designation; is less than five acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services.
2. Pursuant to Section 17.92.110(a) of the Zoning Ordinance, the proposed use will not be detrimental to public health, safety, convenience and general welfare and will be in harmony with the various elements and objectives in the city’s General Plan for the following reasons:
a. The proposal will not be detrimental to public health, safety, convenience, and general welfare because the project is consistent with the R-3 zone
development standards and consistent with the various elements of the General Plan, including the Housing Element.
b. The project is in harmony with HDR land use designation which allows residential development at a density ranging from 15 to 36 du/ac, and the project results in a density of 21.4 du/ac, which is consistent with the General Plan.
c. The project is consistent with Goal H-1 of the Housing Element of the General Plan as it promotes and maintains a balance of housing types and corresponding affordability levels to provide for the community’s needs for housing within all economic segments of the city.
3. Pursuant to Section 17.92.110(b) of the Zoning Ordinance, the proposed use is not detrimental to the other existing and permitted uses in the general area of the project site, and it relates properly to the surrounding roadways for the following reasons:
a. The project will not be detrimental to other existing and permitted uses in the general area of the project site in that surrounding land uses include multiple family residential development to the northwest and northeast, and residential condominium units to the southeast of the project site. The project is in compliance with the development standards established by the Corona Municipal Code for the R-3 zone and is consistent with the HDR land use designation of the General Plan.
b. The project provides adequate access from River Road, and the average daily trips resulting from the residential units are within the volume capacity established for River Road, a major arterial four-lane street, and Cota Street, a collector street.
4. The proposal will not be detrimental to public health, safety, convenience, and general welfare because the project is consistent with the General Plan and complies with the applicable development standards of the R-3 zone. The project provides adequate on-site parking, access and circulation, open space, and other improvements necessary to eve the development. Vehicular access from River Road has been determined to be adequate, and the project will be required to comply with all applicable City requirements and obtain the necessary permits prior to construction. Therefore, the project is not anticipated to adversely affect public health, safety, convenience, or general welfare.
5. Pursuant to Section 17.92.110(d) of the Zoning Ordinance, the exercise of the proposed use adheres to all property development standards of the zone in which said use is conditionally permitted for the following reasons:
a. The project demonstrates compliance with applicable development standards prescribed by the R-3 zone with respect to building setbacks, unit size, parking, building height, fencing, open space, and landscaping to ensure orderly development of the site.
b. The project complies with the uses allowed in the R-3 zone, as residential condominiums are permitted with approval of a conditional use permit.
PREPARED BY: ROCIO LOPEZ, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOEL BELDING, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:
1. Resolution No. 2694
2. Locational and Zoning Map
3. Conditions of Approval for TTM 37805
4. Conditions of Approval for CUP2026-0003
5. Tentative Tract Map 37805
6. Site Plan
7. Floor Plans
8. Elevations and Colored Renderings
9. Concept Landscape Plan
10. Concept Wall and Fence Plan
11. Applicant’s Letter (dated June 18, 2026)
12. Environmental Documentation
13. Community Outreach Materials
RESOLUTION NO. 2694
APPLICATION NUMBER: CUP2026-0003
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A CONDITIONAL USE
PERMIT FOR THE DEVELOPMENT OF NINE
RESIDENTIAL CONDOMINIUM UNITS LOCATED AT
THE NORTHEST CORNER OF RIVER ROAD AND COTA
STREET. (APPLICANT: AURANGZEB MIRZA)
WHEREAS, the application to the City of Corona, California, for a Conditional Use Permit under the provisions of Chapter 17.92 in the Zoning Ordinance, Title 17 of the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the development of nine residential condominium units, and; WHEREAS, the Conditional Use Permit was submitted in conjunction with Tentative Tract Map 37805; and
WHEREAS, the Planning and Housing Commission held a noticed public hearing for CUP2026-0003 (“Project”) on September 21, 2026, as required by law; and WHEREAS, the Planning and Housing Commission finds that this Project is exempt from CEQA pursuant to Sections 15332 of the State CEQA Guidelines and Section 3.38 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 Conditional Use Permit as set forth in Corona Municipal Code Section 17.92.110 do exist in reference to CUP2026-0003 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve CUP2026-0003 subject to certain conditions of approval and the findings set forth below.
RESOLUTION NO. 2694
APPLICATION NO. CUP2026-0003
PAGE | 2
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 CUP2026- 0003 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 3.38 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. Conditional Use Permit Findings. Pursuant to Section 17.92.110 of the Zoning Ordinance 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 it has shown that this project does not require further environmental assessment because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption pursuant to Section 15332 of the State CEQA Guidelines. The project is consistent with the General Plan and the site’s zoning designation; is less than five acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services.
2. Pursuant to Section 17.92.110(a) of the Zoning Ordinance, the proposed use will not be detrimental to public health, safety, convenience and general welfare and will be in harmony with the various elements and objectives in the city’s General Plan for the following reasons:
a. The proposal will not be detrimental to public health, safety, convenience, and general welfare because the project is consistent with the R-3 zone development standards and consistent with the various elements of the General Plan, including the Housing Element.
b. The project is in harmony with HDR land use designation which allows residential development at a density ranging from 15 to 36 du/ac, and the project results in a density of 21.4 du/ac, which is consistent with the General Plan. c. The project is consistent with Goal H-1 of the Housing Element of the General Plan as it promotes and maintains a balance of housing types and corresponding affordability levels to provide for the community’s needs for housing within all economic segments of the city.
RESOLUTION NO. 2694
APPLICATION NO. CUP2026-0003
PAGE | 3
3. Pursuant to Section 17.92.110(b) of the Zoning Ordinance, the proposed use is not detrimental to the other existing and permitted uses in the general area of the project site, and it relates properly to the surrounding roadways for the following reasons:
a. The project will not be detrimental to other existing and permitted uses in the general area of the project site in that surrounding land uses include multiple family residential development to the northwest and northeast, and residential condominium units to the southeast of the project site. The project is in compliance with the development standards established by the Corona Municipal Code for the R-3 zone and is consistent with the HDR land use designation of the General Plan.
b. The project provides adequate access from River Road, and the average daily trips resulting from the residential units are within the volume capacity established for River Road, a major arterial four-lane street, and Cota Street, a collector street.
4. The proposal will not be detrimental to public health, safety, convenience, and general welfare because the project is consistent with the General Plan and complies with the applicable development standards of the R-3 zone. The project provides adequate onsite parking, access and circulation, open space, and other improvements necessary to eve the development. Vehicular access from River Road has been determined to be adequate, and the project will be required to comply with all applicable City requirements and obtain the necessary permits prior to construction. Therefore, the project is not anticipated to adversely affect public health, safety, convenience, or general welfare.
5. Pursuant to Section 17.92.110(d) of the Zoning Ordinance, the exercise of the proposed use adheres to all property development standards of the zone in which said use is conditionally permitted for the following reasons:
a. The project demonstrates compliance with applicable development standards prescribed by the R-3 zone with respect to building setbacks, unit size, parking, building height, fencing, open space, and landscaping to ensure orderly development of the site.
b. The project complies with the uses allowed in the R-3 zone, as residential condominiums are permitted with approval of a conditional use permit.
SECTION 3. Effective Date. CUP2026-0003 will not become effective until the City Council either takes no action on the report or otherwise makes a decision after a City Council initiated review.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Conditional Use Permit.
LOCATIONAL & ZONING MAP
TTM 37805 & CUP2026-0003
449 RIVER ROAD
R3
R3
SFC
C-2
M1
ZONING LEGEND:
R3: Multiple Family Residential
SFC: Single Family Condominium
C2: Restricted Commercial Zone
M1: Light Manufacturing Zone
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Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
TO:
☒
Office of Land Use and Climate Innovation
State Clearinghouse
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Name: City of Corona
Planning and Development
Department
Address: 400 S. Vicentia Avenue
Corona, CA 92882
Telephone: 951-736-2293
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address: 2724 Gateway Drive Riverside, CA
92507
1. Project Title: TTM 37805 and CUP2026-0003
2. Project Applicant (include address, telephone
number and email address):
Aurangzeb Mirza, 2020 Jurupa Valley LLC, P.O. Box 82, Sunset Beach, CA 90742
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):
449 River Road- northeast corner of River Road and Cota Street (APN: 119-081-012)
4. (a) Project Location – City: (b) Project Location – County: Riverside
5. Description of nature, purpose, and
beneficiaries of Project:
Tentative Tract Map 37805 to create one lot on 0.42 acres for residential condominium purposes, located in the R-3 (Multiple Family Residential) zone.
Conditional Use Permit (CUP2026-0003) for a nine-unit
residential condominium development on 0.42 acres in the R-3 (Multiple Family Residential) zone
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:
Aurangzeb Mirza
2020 Jurupa Valley LLC, P.O. Box 82, Sunset Beach, CA 90742
8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
Notice of Exemption FORM “A”
(b) ☐ Not a project. State CEQA Guidelines § 15050(c)(2)-(3) (c) ☐ Declared Emergency (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(d) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(e) ☒ Categorical Exemption.
State type and section number:
Section 15332 (In-fill Development)
(f) ☐ Statutory Exemption.
State Code section number:
(g) ☐ Other. Explanation: State CEQA Guidelines § 15061(b)(3) Common Sense exemption
9. Reason why project was exempt: Pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) the nine-unit residential condominium project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption under CEQA. The project consists of the construction of nine residential condominium units in an urbanized area; the project is consistent with the General Plan, zoning requirements, and 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 State CEQA 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, Senior Planner
951-736-2293
11. If filed by applicant: Attach Certificate of Determination (Form “B”) before filing.
12. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: September 21, 2026 ________________________________
Signature Date:
Name:
Title:
☐ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing:
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
July 18, 2022
Rocio Lopez
City of Corona
400 S. Vicentia Avenue
Corona, CA 92882
Dear Ms. Garcia,
SUBJECT: DPR2021-0021
449 River Rd, Corona, CA
With reference to your comment #15 regarding community outreach we have done the following:
1. Susan W. Case Inc, prepared a list of names and addresses for all of the owners and occupants located within a 500' radius of 449 River Rd, Corona, CA. Attached is a map and a certificate of preparation.
2. Postcards were printed showing location and architectural rendering of the project. 300 stamps were purchased and the postcards were mailed to all the owners and occupants identified by Susan W. Case Inc. Attached is a postcard and copy of the receipt showing the purchase of stamps.
3. A certification from the post office showing that they received the postcards and mailed them.
4. We also made an effort to meet with occupants, but most of the occupants were reluctant to meet with us due to covidl9, hence we aborted that process.
Garden Grove, CA 92843