DATE: October 21, 2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2026-070
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
TENTATIVE TRACT MAP 37805 AND CONDITIONAL USE PERMIT 2026-0003 FOR THE DEVELOPMENT OF NINE RESIDENTIAL CONDOMINIUM UNITS (APPLICANT:
AURANGZEB MIRZA)
EXECUTIVE SUMMARY:
This staff report asks the City Council to affirm the decision by the Planning and Housing Commission to approve Tentative Tract Map (TTM) 37805 and grant Conditional Use Permit (CUP) 2026-0003. Together, these entitlements would re-entitle a previously approved nine-unit condominium development at the northeast corner of River Road and Cota Street, for which the prior approvals have expired.
RECOMMENDED ACTION:
That the City Council:
a. Approve Tentative Tract Map (TTM) 37805 based on the findings and conditions of approval as recommended by the Planning and Housing Commission. b. Take no action, thereby affirming the Planning and Housing Commissioner’s action granting Conditional Use Permit 2026-0003, based on the findings contained in the staff report and conditions of approval.
OR
c. Set the item for review at a subsequent meeting.
BACKGROUND & HISTORY:
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 was unable to 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 of Corona (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 for construction to commence.
ANALYSIS:
Tentative Tract Map 37805
TTM 37805 is a proposal to create one lot on the project site for residential condominium purposes. Exhibit 2 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.
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
Site Plan
The project consists of nine residential condominium units within a three-story building totaling 16,483 square feet. 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 northern perimeter, with additional covered parking spaces located underneath the building’s upper floors. The site plan is provided in Exhibit 3, and the Planning and Housing Commission staff report with exhibits are provided in Exhibit 4.
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.
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.
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. 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 Department and Fire Department 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 A.M. peak hour and 5 trips in the P.M. 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, given 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 a “Contemporary Mediterranean” architectural design. 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 roof lines covered by S-tiles and flat roof lines screened behind parapet walls, private balconies with wood trellises, smooth plaster walls, and stone veneer accents along the ground floor.
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.
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 split face masonry walls and decorative capping. Along the southern property line, the project will include seven-foot-high wrought iron fencing with split face masonry columns spaced 20 feet apart. Along the front yard setback area, there will be a three-foot high split face 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 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.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of September 21, 2026, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Siqueland/Woody) and carried unanimously, with Commissioner Longwell absent, that the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332; recommend approval of TTM 37805 and adopt Resolution No. 2694 granting CUP2026-0003, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 5.
FINANCIAL IMPACT:
As part of the re-approval process, the applicant has paid the application processing fees of $21,695.14 to cover the cost of the Tentative Tract Map and Conditional Use Permit.
ENVIRONMENTAL ANALYSIS:
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA), 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 nine residential condominium units within an urbanized area and is consistent with the applicable General Plan and zoning requirements. The project would not result in any significant effects related to traffic, noise, air quality, or water quality. Furthermore, none of the exceptions to the use of a categorical exemption identified in the State CEQA Guidelines Section 15300.2 apply.
PREPARED BY: JOEL BELDING, PLANNING AND DEVELOPMENT DIRECTOR REVIEWED BY: JUSTIN TUCKER, ASSISTANT CITY MANAGER
ATTACHMENTS:
1. Exhibit 1 – Locational & Zoning Map
2. Exhibit 2 – Tentative Tract Map No. 37805
3. Exhibit 3 – Site Plan for Conditional Use Permit 2026-0003
4. Exhibit 4 – Planning and Housing Commission Staff Report
5. Exhibit 5 – Minutes of the Planning and Housing Commission Meeting of September 21, 2026