Corona City Zoning Code
CHAPTER 17
31 AFFORDABLE HOUSING OVERLAY ZONE
17.31.010 Purpose and intent.
The purpose of the Affordable Housing (AH) Overlay Zone is to designate certain properties as suitable for higher density residential uses in addition to any uses permitted and existing in the underlying zone. It is intended to facilitate and provide incentives for the development of affordable multifamily housing for low income and moderate households, enable the city to meet its housing goals, and ensure that affordable housing developments will be compatible with surrounding land uses by establishing appropriate development standards.
(Ord. 3360 § 3 (part), 2023.)
17.31.020 Definitions.
Unless the particular provision or the context otherwise requires, the definitions and provisions contained in this section shall govern the construction, meaning, and application of words and phrases used in this chapter. Unless the context otherwise clearly indicates, words used in the singular include the plural, and words used in the plural include the singular.
(A) “Affordable housing cost” has the same meaning as set forth in Cal. Health and Safety Code § 50052.5 as presently adopted, or as amended or superseded.
(B) “Affordable rent” has the same meaning as set forth in Cal. Health and Safety Code § 50053 as presently adopted, or as amended or superseded.
(C) “Affordable unit” means a multiple dwelling unit within a housing development project that is rented or sold to a lower income household, or a moderate income household, at an affordable rent or affordable housing cost pursuant to § 17.31.140 of this chapter.
(D) “Housing development project” means a project within the AH Overlay Zone consisting of a mixed use development or the development of multiple dwelling units that is subject to the requirements of this chapter.
(E) “Lower income household” has the same meaning as set forth in Cal. Health and Safety Code § 50079.5 as presently adopted, or as amended or superseded.
(F) “Mixed use development” means a development within the AH Overlay Zone consisting of a vertical or horizontal combination of multiple dwelling units, and a non residential use that is permitted or conditionally permitted in the underlying zone as part of a single development application.
(G) “Moderate income household” has the same meaning as set forth in § 6930 of Title 25 of the California Code of Regulations.
(Ord. 3360 § 3 (part), 2023.)
17.31.030 Designation.
A property designated within the AH Overlay Zone shall be designated on the official Zone Map of the city by adding the abbreviation AHO to the underlying zone of the property.
(Ord. 3360 § 3 (part), 2023.)
17.31.040 Permitted uses.
(A) Permitted uses. The following uses shall be permitted in the AH Overlay Zone subject to the requirements of this chapter:
(1) Multiple dwelling units;
(2) Mixed use development where at least fifty-one percent (51%) of the total floor area of the development is developed with multiple dwelling units;
(3) Accessory structures;
(4) Animals up to following maximum numbers:
(a) Three (3) weaned cats;
(b) Three (3) weaned dogs;
(5) Home occupations;
(6) Parks and recreation areas subject to the provisions of Chapter 12.24;
(7) Manufactured housing on a permanent foundation system subject to the provisions of Chapter 17.81;
(8) Accessory dwelling units subject to the provisions of Chapter 17.85; and
(9) Similar uses permitted by Commission determination pursuant to Chapter 17.88.
(B) Permitted uses in underlying zone. Uses permitted or conditionally permitted in the underlying zone shall continue to be permitted, or conditionally permitted, and shall not be subject to the provisions of this chapter unless such uses are part of a mixed use development.
(Ord. 3360 § 3 (part), 2023.)
17.31.050 Prohibited uses.
(B) Short term rentals. Leases or rental agreements for less than thirty (30) days, including short term rentals, are prohibited for any unit within a housing development project.
(Ord. 3360 § 3 (part), 2023.)
17.31.060 Approval process.
(A) By right approval. Housing development projects that comply with the requirements of this chapter are permitted by right, provided that to the extent required for the project, the approval of tentative tract maps or parcel maps shall be subject to discretionary review pursuant to Title 16 of this code.
(B) Development plan review. Notwithstanding subsection (A) above, housing development projects that comply with the requirements of this chapter and consist of the development of four (4) or more new multiple dwelling units shall be subject to development plan review pursuant to Chapter 17.102 of this code.
(Ord. 3360 § 3 (part), 2023.)
17.31.070 Development standards.
The High Density Residential and Mixed Use Objective Development Standards and Design Guidelines, as adopted by resolution of the City Council, shall apply to all housing development projects as defined in § 17.31.020.
(Ord. 3360 § 3 (part), 2023.)
17.31.080 Design guidelines.
The High Density Residential and Mixed Use Objective Development Standards and Design Guidelines, as adopted by resolution of the City Council, shall apply to all housing development projects as defined in § 17.31.020, unless the housing development project is located within a specific plan, in which case the design guidelines set forth in the specific plan shall apply.
(Ord. 3360 § 3 (part), 2023.)
17.31.090 Walls, fences and landscaping.
The provisions of Chapter 17.70 and the High Density Residential and Mixed Use Objective Development Standards and Design Guidelines shall apply to all housing development projects as defined in § 17.31.020. In the event of a conflict between the provisions of Chapter 17.70 and the High Density Residential and Mixed Use Objective Development Standards and Design Guidelines, the High Density Residential and Mixed Use Objective Development Standards and Design Guidelines shall control.
(Ord. 3360 § 3 (part), 2023.)
17.31.100 Trash enclosures.
The provisions of Chapter 17.79 shall apply to all housing development projects as defined in § 17.31.020.
(Ord. 3360 § 3 (part), 2023.)
17.31.110 Solid waste handling.
The provisions of Chapter 8.20 shall apply to all housing development projects as defined in § 17.31.020.
(Ord. 3360 § 3 (part), 2023.)
17.31.120 Density.
The density of housing development projects shall be as established by the General Plan land use designation density range applicable to the property where the project occurs.
(Ord. 3360 § 3 (part), 2023.)
17.31.130 Dedications and improvements.
(Ord. 3360 § 3 (part), 2023.)
17.31.140 Affordable housing requirements.
(A) Affordable units. To be eligible for the provisions of this chapter, at least twenty percent (20%) of all units within the housing development project shall be rented or sold to lower income households. In calculating the required number of affordable units, all fractional units shall be rounded up to the next whole number.
(B) Affordable rent or housing cost. The affordable units shall be sold or rented at an affordable housing cost or affordable rent.
(C) Timing of construction. The affordable units shall be constructed within the housing development project concurrently with, or prior to, the construction of any market rate units, provided that if the housing development project is developed in phases, a proportionate number of affordable units shall be constructed in each phase concurrently with, or prior to, the construction of any market rate units in that phase.
(D) Quality. The affordable units shall be constructed with the same quality of design, appearance, materials, and finishes as any market rate units.
(E) Size. The size of the affordable units and the number of bedrooms and different unit plan types shall be as provided in the High Density Residential and Mixed Use Objective Development Standards as adopted by resolution of the City Council.
(F) Regulatory agreement. A legally binding regulatory agreement in a form approved by the City Attorney shall be executed and recorded against the property on which the housing development project is to be constructed to ensure continued affordability of the affordable units for a period of not less than thirty (30) years. The regulatory agreement shall be recorded against the property prior to the recordation of any final map, or the issuance of building permits for the housing development project, whichever comes first. The regulatory agreement shall be binding on all future owners and successors in interest. The City Manager shall be authorized to execute the regulatory agreement on behalf of the city.
(Ord. 3360 § 3 (part), 2023.)