PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 8/26/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
TTM 38495: Tentative Tract Map application to subdivide 9.33 acres into 35 single family residential lots, located on the east side of Garretson Avenue and approximately 530 feet south of Santana Way (APN: 120-020-022), in the R-1-20 and R-1-14.4 single family residential zones. (Applicant: Warmington Residential, 3090 Pullman Street, Costa Mesa, CA 92626).
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission recommend adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan and APPROVAL of TTM 38495, based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY:
Area of Property: 9.33 acres
Existing Zoning: R-1-20 and R-1-14.4 (both Single Family Residential)
Existing General Plan: Estate Residential (ER), 1-3 du/ac
Existing Land Use: Vacant Land
Proposed Land Use: Single Family Housing Development
Surrounding Zoning/Land Uses:
N: R-1-14.4 (Single Family Residential) / Single Family Residential
E: R-1-7.2 (Single Family Residential) / Single Family Residential
S: R-1-20 (Single Family Residential) / Single Family Residential
W: R-1A (Single Family Residential) / Single Family Residential
BACKGROUND
The project site is a vacant 9.33-acre parcel which was previously used for agricultural purposes. The immediate surrounding land uses to the north, south, west and east are residential (Exhibit 1).
The subject property is a split-zoned parcel, in that the western portion of the property which fronts Garretson Avenue is zoned R-1-20, and the remaining eastern portion of the property is zoned R-1-14.4. The R-1-20 zone requires a minimum lot area of 20,000 square feet for newly created lots. The R-1-14.4 zone requires a minimum lot area of 14,000 square feet. Both zones permit the development of single family residential housing.
Prior Approvals
The property’s current split-zone configuration was originally established by a zone change (CZ14-001) that was approved in 2015. At that time, the property was owned by the Corona-Norco Unified School District (CNUSD). CZ14-001 also included the 4.67-acre parcel directly to the north, which was owned by Mr. and Mrs. Lawrence Nelson at that time. On February 4, 2015, the zone change was approved in conjunction with Tentative Tract Map (TTM) 36764, which subdivided both properties into a total of 23 single family residential lots. The conditions of approval for TTM 36764 required the owners to record the tentative tract map within two years of receiving approval. However, the owners did not record the final map within the initial two years, and consequently, TTM 36764 expired on February 4, 2017, inadvertently leaving the subject property two different zones (“split zoning”). Eventually, the Nelsons and the CNUSD sold their properties to different parties, which do not have an interest in jointly developing the properties as initially intended in 2014.
The applicant of the current proposal, Warmington Residential, is in escrow with the current owner (Gardens of Peace, LLC) of the project site pending project approval.
Current Proposal
TTM 38495 is a proposal by the applicant to subdivide the project site into 35 lots for the development of 35 single family residential dwellings. The applicant has submitted the following applications for concurrent approvals with TTM 38495:
1. PP2023-0009: Precise Plan to review the site plan, architecture, perimeter walls/fencing, landscaping, and other features associated with the 35 single family homes proposed on the project site.
2. AHDB2023-0001: Density Bonus Housing Agreement for the proposed 35 units associated with TTM 38495 and PP2023-0009.
Details associated with the abovementioned applications are provided under separate staff reports for the Planning and Housing Commission’s consideration.
The project was initially reviewed by the Development Plan Review (DPR) Committee on June 15, 2023. The applicant formally submitted the Tentative Tract Map (TTM) and abovementioned applications to the city on August 16, 2023. All applications were reviewed by the Project and Environmental Review Committee (PRC) on September 7, 2023. Missing and revised items were subsequently submitted, and the applications were deemed complete on July 24, 2024, and scheduled for the Planning and Housing Commission meeting of August 26, 2024.
State Density Bonus Law
The property has an Estate Residential designation under the Corona General Plan which permits a housing project to be developed at a density ranging from 1 to 3 dwelling units per acre (du/ac). The property is also designated Estate Residential per the South Corona Community Facilities Plan which establishes a more restrictive density limit of 1.47 du/ac. The applicant is proposing to build a housing project under the state’s density bonus law (SDBL) [California Government Code § 65915] which allows a qualifying housing project to have increased density (“density bonus”) and other benefits by right to help the applicant build the project at the density that the applicant is seeking.
Under the SDBL, the applicant is allowed to develop the site based on the greatest number of units allowed under the General Plan which is 3 du/ac. Based on the General Plan, the project is allowed to have 28 units (9.33 acres x 3 du/ac). The applicant is pursuing a 22.5 percent density bonus which allows the project to have an additional seven units. With the density bonus, the project is allowed to have a total of 35 units which results in a density of 3.75 du/ac. Under the SDBL, a 22.5 percent density bonus requires at least six percent (two units) of the 35 units to be restricted to very low-income households.
The applicant is applying for several waivers to reduce or modify certain subdivision and development standards established by the Corona Municipal Code (CMC) to build the project at the density proposed. As it pertains specifically to TTM 38495, the applicant is seeking to reduce the minimum lot area, width and depth standards in addition to other subdivision standards for the proposed lots. These waivers are identified on Tables 3 and 4 of this report.
The applicant is required to enter into a density bonus housing agreement with the city which is the mechanism that ensures the two affordable housing units remain at an affordable cost according to the density and waivers that are being granted by the city. The agreement requested by the applicant, AHDB2023-0001, also identifies the affordable units, addresses covenant terms, annual reporting, and the terms of the agreement.
PROJECT DESCRIPTION
TTM 38495 is a proposal to subdivide 9.33 acres into 35 numbered lots for single family residential purposes. The lots range in size from 7,350 to 19,674 square feet. The subdivision also proposes to create five lettered lots which are identified on the tentative tract map as Lots A through E for the construction of private and public streets, a water quality basin and landscaped lots (Exhibit 2).
The project site is an infill property surrounded by existing half-acre residential parcels to the south, one-acre residential parcels to the west, a 4.5-acre residential parcel to the north and 7,200-square-foot residential parcels to the east. The site will be developed with an internal private street, taking access from Garretson Avenue. Five of the larger lots, ranging from 15,408 to 19,674 square feet, are proposed along the southern portion of the project site to maintain compatibility with the existing half-acre parcels located along CL Fleming Circle. The remaining 30 lots are proposed within the interior and along the eastern and northern portions of the site. These lots range from 7,350 to 12,091 square feet in size.
The parcel has a split zoning designation, with seven acres zoned R-1-14.4 and the remaining 2.33 acres zoned R-1-20. Attached as Exhibit 4 is a map of the project site showing where the zoning delineation line exists with the proposed lots plotted on the site. Lots 1, 17, 18, 19, 20, 34, and 35 are proposed within the yellow area which is zoned R-1-20. Lots 2-16 and 22-32 are proposed within the blue area which is zoned R-1-14.4. Table 1 summarizes the minimum lot area, width and depth requirements that are established by the CMC for newly created lots proposed in both zones.
Table 1: R-1-14.4 and R-1-20 Zoning Subdivision Requirements
|
Zone |
Minimum Lot Area |
Minimum Lot Width |
Minimum Lot Depth |
Minimum Lot Width at Curbline |
|
R-1-20 |
20,000 SF |
100 FT |
150 FT |
45 FT |
|
R-1-14.4 |
14,400 SF |
90 FT |
100 FT |
45 FT |
The applicant is proposing several lots that do not meet the zoning’s minimum lot area, width and/or depth requirements. Specifically, the applicant is requesting smaller lots that have the following lot areas, width and depth:
• Lot areas ranging from 7,350 to 19,674.25 square feet.
• Lot widths ranging from 70 to 177.56 feet.
• Lot depths ranging from 93.76 to 120.39 feet.
Additionally, lots 5 and 11 are proposed at the curved portion of the private street and do not meet the CMC’s minimum 45-foot lot width requirement measured at the curbline. Lot 10 is proposed as a flag lot and does not meet the CMC’s design standard for a flag lot with respect to minimum lot area and access corridor depth. For reference, the CMC requires a flag lot to have a minimum lot area of 20,000 square feet with a access corridor that has a minimum width of 25 feet and depth of 80 feet.
For the lots that are noncompliant with the standards, the applicant is requesting a waiver of the standards through the project’s associated density bonus housing agreement under AHDB2023-0001. These waivers are itemized in Tables 3 and 4 under the Waivers of Development Standards section of this report.
TTM 38495 includes five lettered lots identified as lots A through E. The applicant is required to establish a homeowner’s association (HOA) to maintain the private areas which includes lots A through D. Table 2 summarizes the lettered lots.
Table 2: Lettered Lots Summary Table
|
Lettered Lot |
Lot Area |
Proposed Use |
|
A |
70,068.31 SF |
Private Street (HOA maintained) |
|
B |
10,794.40 SF |
Private Water Quality Basin (HOA maintained) |
|
C |
1,958.40 SF |
Private Landscaping (HOA maintained) |
|
D |
968.57 SF |
Private Landscaping (HOA maintained) |
|
E |
21,096.46 SF |
Public Street (Garretson Avenue) |
Access and Circulation
Vehicular access to Lots 1 through 35 will be provided from a proposed internal private street that will take vehicular access from Garretson Avenue. The design of private residential streets is subject to City Standard No. 110 (Private Residential Street) which requires 36 feet of paved roadway width for one lane in each direction and 10 feet of parkway (five feet of landscaping and five feet of sidewalk) on both sides of the street for an overall right-of-way width of 56 feet. The applicant is requesting a waiver to eliminate the five-foot wide landscaped portion of the parkway on both sides of the street, resulting in only the sidewalk and roadway width for an overall right-of-way width of 46 feet.
The city typically does not permit on-street parking on a street that has a roadway width of 36 feet. The applicant is requesting a waiver to allow on-street parking along one side of the street. The Fire Department has reviewed the request and is allowing the waiver as the roadway would still be able to maintain 25 feet of unobstructed roadway width for fire access.
The waivers pertaining to the private street are itemized in Table 5 under the Waivers of Development Standards section of this report.
On-Site Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an 8-inch diameter water line and 8-inch diameter sewer line in the proposed private street located within a public utility easement within the project site. Development of the project will increase impervious surface coverage on the site and increase surface runoff. The project will install one underground detention and infiltration chamber that would capture, treat, and slow stormwater runoff before discharging into the City’s storm drain system. The chamber is proposed along the northern western end of the project site. The project will also install one biotreatment device in the right of way to treat water on Garretson Avenue.
The project would also install underground electric lines that would connect to existing infrastructure in Garretson Avenue. Electricity would be provided to the project by Southern California Edison (SCE).
Public Right-of-Way Improvements
Garretson Avenue is a modified local public street which is required to have an ultimate right-of-way width of 80 feet. No street dedication on the project site is required; however, the applicant is responsible for constructing the missing public improvements along the east half of Garretson Avenue adjacent to the project site. This includes constructing the missing paved roadway width, curb and gutter, and 20 feet of parkway width (16 feet of landscaped parkway with four feet of sidewalk)
The street improvements plans will require that the widening along the frontage of the project site tie into other adjoining properties along the south and north of the project site to ensure that the widening improvements are completed in a seamless manner.
The applicant is required to annex the 20 feet of parkway on Garretson Avenue along the project’s frontage into a Community Facilities District (CFD) to be maintained by the city.
WAIVER OF DEVELOPMENT STANDARDS
The applicant is requesting the city’s approval of several waivers to reduce or modify the development standards of the CMC. This is allowed under the SDBL, which allows a developer of an eligible housing project to request an unlimited number of waivers or modifications of development standards if those standards would physically preclude the developer from constructing the project at the density that is permitted on the property. Tables 3 through 5 itemize the waivers being requested for this project.
Table 3 - Waivers of the R-1-20 Zone Standards
|
Lot No. |
Zoning |
Proposed Lot Area (20,000 SF Required) |
Proposed Lot Width (100 Ft Required) |
Proposed Lot Depth (150 ft required) |
Proposed Waivers Being Requested by Density Bonus Agreement |
|
1 |
R-1-20 |
19,674.00 |
171.00 |
110.00 |
Reduce the lot area and depth below the minimum required. |
|
17 |
R-1-20 |
7,655.00 |
73.00 |
105.00 |
Reduce the lot area, depth and width below the minimum required. |
|
18 |
R-1-20 |
7,875.01 |
75.00 |
105.00 |
Reduce the lot area, depth and width below the minimum required. |
|
19 |
R-1-20 |
8,583.22 |
70.00 |
110.00 |
Reduce the lot area, depth and width below the minimum required. |
|
20 |
R-1-20 |
7,700.00 |
70.00 |
110.00 |
Reduce the lot area, depth and width below the minimum required. |
|
21 |
R-1-20 |
7,700.00 |
70.00 |
110.00 |
Reduce the lot area, depth and width below the minimum required. |
|
33 |
R-1-20 |
7,350.00 |
70.00 |
105.00 |
Reduce the lot area, depth and width below the minimum required. |
|
34 |
R-1-20 |
7,350.00 |
70.00 |
105.00 |
Reduce the lot area, depth and width below the minimum required. |
|
35 |
R-1-20 |
8,134.98 |
70.00 |
105.00 |
Reduce the lot area, depth and width below the minimum required. |
Table 4 - Waivers of the R-1-14.4 Zone Standards
|
Lot No. |
Zoning |
Proposed Lot Area (14,400 SF Required) |
Proposed Lot Width (90 FT Required) |
Proposed Lot Depth (100 FT Required) |
Proposed Waiver Being Requested by Density Bonus Agreement |
|
2 |
R-1-14.4 |
15,408.00 |
140.00 |
110.00 |
None |
|
3 |
R-1-14.4 |
15,648 |
142.00 |
110.00 |
None |
|
4 |
R-1-14.4 |
15,648.85 |
140.00 |
110.22 |
None |
|
5 |
R-1-14.4 |
15,546.77 |
158.06 |
111.25 |
Reduce the lot width measured at the curbline from 45 ft to 27.43 ft. |
|
6 |
R-1-14.4 |
19,548.87 |
70.00 |
107.22 |
Reduce the lot width below the minimum required. |
|
7 |
R-1-14.4 |
8,359.32 |
70.00 |
105.96 |
Reduce the lot area and width below the minimum required. |
|
8 |
R-1-14.4 |
7,429.22 |
70.00 |
105.78 |
Reduce the lot area and width below the minimum required. |
|
9 |
R-1-14.4 |
7,410.14 |
70.00 |
105.78 |
Reduce the lot area and width below the minimum required. |
|
10 (flag lot) |
R-1-14.4 |
7,591.25 |
80.70 |
128.00 |
Reduce the lot area and width below the minimum required, and reduce the flag lot area and access corridor depth. |
|
11 |
R-1-14.4 |
12,091.91 |
73.00 |
105.07 |
Reduce the lot area and width below the minimum required, and reduce the lot width measured at curbline from 45 ft to 30.56 ft. |
|
12 |
R-1-14.4 |
8,055.70 |
73.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
13 |
R-1-14.4 |
7,655.00 |
73.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
14 |
R-1-14.4 |
7,655.00 |
73.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
15 |
R-1-14.4 |
7,655.00 |
73.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
16 |
R-1-14.4 |
7,655.00 |
73.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
22 |
R-1-14.4 |
7,700.00 |
70.00 |
110.00 |
Reduce the lot area and width below the minimum required. |
|
23 |
R-1-14.4 |
7,700.00 |
70.00 |
110.00 |
Reduce the lot area and width below the minimum required. |
|
24 |
R-1-14.4 |
7,700.00 |
70.00 |
110.00 |
Reduce the lot area and width below the minimum required. |
|
25 |
R-1-14.4 |
8,692.84 |
72.57 |
110.00 |
Reduce the lot area and width below the minimum required. |
|
26 |
R-1-14.4 |
7,771.85 |
73.54 |
108.40 |
Reduce the lot area and width below the minimum required. |
|
27 |
R-1-14.4 |
7,636.39 |
70.00 |
108.40 |
Reduce the lot area and width below the minimum required. |
|
28 |
R-1-14.4 |
7,951.94 |
71.46 |
109.99 |
Reduce the lot area and width below the minimum required. |
|
29 |
R-1-14.4 |
7,808.36 |
71.41 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
30 |
R-1-14.4 |
7,350.00 |
70.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
31 |
R-1-14.4 |
7,350.00 |
70.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
|
32 |
R-1-14.4 |
7,350.00 |
70.00 |
105.00 |
Reduce the lot area and width below the minimum required. |
Table 5 - Waivers of Private Street Standards
|
Proposal |
Required Private Street Standard |
Proposed Waiver Being Requested by Density Bonus Agreement |
|
Private Street “A” |
Private streets shall have 56 feet of overall right-of-way, which shall include 36 feet of roadway width (curb to curb) and 10 feet of parkway (5 feet of landscaping plus 5 feet of sidewalk width) on both sides of the street. |
Eliminate the 5-foot-wide landscaped portion of the parkway. |
|
Private Street “A” |
No on-street parking. |
Allow on-street parking on one side of the street. |
Justification for Waivers
The applicant is required to provide written documentation to justify why the waivers are needed to construct the project. The applicant’s written justification is attached as Exhibit 5. The applicant provides the following reasons for the waivers:
1. The development standards for the R-1-14.4 and R-1-20 zones would prevent the physical development of the 35 units, including two affordable units, on the project site at the density proposed.
Waivers can be denied by the city if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code §65915(d)(1) and §65915(e)(1)]. However, the city is responsible for providing the preponderance of the evidence that would support the findings denying the requested waivers. The applicable city departments have reviewed the reduced or modified development standards that have been requested for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment.
ENVIRONMENTAL ANALYSIS
Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the city’s Local Guidelines, a Mitigated Negative Declaration (MND) was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to a less than significant level. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the MND, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment. The MND is recommended for adoption with applications TTM 38495 and AHDB2023-0001 (Exhibit 6).
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 20-day 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. Additionally, the MND was electronically sent to the State Clearinghouse. As of the preparation of this report, no comments have been received from the public in response to the public notice.
STAFF ANALYSIS
The project is consistent with the intent of the R-1-14.4 and R-1-20 zones which permit the development of single family homes. The project has been reviewed against state law which allows affordable housing projects to receive waivers of certain development standards that would support the construction of these types of housing units. The applicable city departments have reviewed the waivers related to the subdivision of the project and determined that they will not result in an adverse impact on the public’s health, safety or the environment because the subdivision proposes lots that are capable of accommodating the development of single family homes consistent with the surrounding residential neighborhoods. Additionally, adequate circulation is provided to the individual lots within the project from a proposed private street via Garretson Avenue. All missing public improvements including sidewalks and roadways on Garretson Avenue adjacent to the project site will be constructed or guaranteed with the development of the project, ensuring safe pedestrian and vehicular access into and from the project.
The proposed subdivision maintains compatibility with the existing residential lots to the east in the R-1-7.2 zone as the lots are comparable in size. Lots 1 thru 5 of TTM 38495 are also compatible with the properties to the south in the R-1-20 zone as the proposal creates lot sizes that are comparable in size and equate to the same number of lots along the south property line.
TTM 38495 proposes a layout with varying lot sizes and configurations, which will provide future homebuyers with a range of lot sizes and varied streetscape. This design is similar to other single family residential subdivisions approved in South Corona and in the general vicinity. Based on the characteristics of TTM 38495, the project is consistent with several goals and policies of the General Plan including, but not limited to, the following:
• Promoting and maintaining a balance of housing types and corresponding affordability levels to provide for the community's demands for housing within all economic segments of the city (Goal H-1).
• Supporting private sector for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households (Policy H-1.1).
• Provide sites for residential development so that scarcity of land does not unduly increase the cost or decrease the availability of housing for all segments of the community (Policy H-1.3)
• Promote the conservation of existing residential neighborhoods, permitting the infill of housing that is compatible in density and scale with existing uses, except where densities may be increased as depicted on the land use plan or as permitted by law (LU-8.1).
Therefore, the Planning and Development Department recommends approval of TTM 38495 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 3.
FINDINGS OF APPROVAL FOR TTM 38495
1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Conditions of Approval attached as Exhibit 3.
b. There is no substantial evidence before the city that the revised project may have a significant effect.
2. None of the conditions provided in Section 66474 of the California Government Code exists for the following reasons:
a. The project is a housing project that is consistent with California Government Code § 56915 (State Density Bonus Law). Although the project’s density of 3.75 du/ac exceeds the density limits allowed for the Estate Residential designation under the Corona General Plan and South Corona Community Facilities Plan, the project is considered consistent with the General Plan and a General Plan amendment is not required.
b. The design or improvement of the proposed subdivision is consistent and complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus housing agreement proposed by AHDB2023-0001, certain waivers have been applied to certain development standards to support the development of two affordable housing units on the project site.
c. The size, location and topography of the subject site are suitable for the type of development that is proposed with this tentative tract map. The project site is 9.33 acres in area and is able to accommodate future residential development associated with TTM 38495. The site also offers adequate access from Garretson Avenue via the proposed private street.
d. The site is physically suitable for the proposed density of development because the 9.33-acre site can accommodate 35 single family lots at a density of 3.75 du/ac.
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’s Initial Study and Mitigated Negative Declaration has determined that potential environmental impacts are capable of being mitigated to less than significant levels.
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 no such easements exist on the project site, or the easements are being protected in place or relocated elsewhere on the project site.
3. Pursuant to California Government Code Section 66473.5, consistency with applicable General Plan does exist for the following reasons:
a. The General Plan Estate Residential designation allows for 1 to 3 dwelling units per acre. The proposal will result in approximately 3.75 dwelling units per acre on the 9.33-acre project site. As such the project is consistent with the Estate Residential designation according to state law.
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. Pursuant to California Government Code Section 66473.1, the design of the subdivision would provide, to the extent feasible, for future passive or natural heating or cooling opportunities for the following reasons:
a. The lot areas are sufficient in size to allow ample opportunity for home placement with unobstructed solar exposure.
6. The proposal is in conformance with the standards of the R-1-20 and R-14.4 zones for the following reasons:
a. The subdivision proposed by TTM 38495 is consistent with the R-1-20 and R-1-14.4 zones because single family residential use is a permitted land use, and as allowed by the state density bonus and the applicant’s associated density bonus housing agreement, certain waivers have been applied to certain subdivision standards to support the development of the affordable housing units entirely on the project site.
7. The proposal is in conformance with Title 16 (Subdivisions) of the Corona Municipal Code for the following reasons:
a. TTM 38495 is in compliance with the city’s subdivision standards in Title 16 of the Corona Municipal Code with approval of the applicant’s associated density bonus housing agreement.
b. All necessary public improvements to support the project are guaranteed with this subdivision, as provided by the Conditions of Approval in Exhibit 3.
PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Locational and Zoning Map
2. Tentative Tract Map 38495 (Sheets 1-5)
3. Conditions of Approval
4. Zoning Delineation Exhibit
5. Applicant’s Waiver Request Letter, dated August 14, 2024
6. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2262