PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 02/12/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
TTM 37895 (CONTINUED): Tentative Tract Map application to subdivide 61.6 acres into 103 single family residential lots in the R-1-12 zone, located on the east and west sides of Laurel Canyon Way, south of Sherborn Avenue and north of Shadow Valley Drive. (Applicant: Emad Bolus for Mari Girgis, LLC, 4030 Birch Street, Suite 100, Newport Beach, CA 92660)
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission recommend adoption of the Addendum to the adopted Mitigated Negative Declaration and Mitigation Monitoring Plan, and APPROVAL of TTM 37895, based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY:
Area of Property: 61.6 acres
Existing Zoning: R-1-12 (Single Family Residential - 12,000 S.F. minimum)
Existing General Plan: Estate Residential (0-3 du/ac) and Low Density Residential (3-6 du/ac)
Existing Land Use: Undeveloped
Proposed Land Use: Single Family Residential
Surrounding Zoning/Land Uses:
N: M-1 (Light Manufacturing)/Concrete manufacturing plant
E: R-A-5 (Residential Agricultural, 5-Acre minimum) - Riverside County Zoning
S: R-A (Residential Agricultural, 20,000 S.F. minimum) - Riverside County Zoning
W: R1-20 (Single Family Residential, 20,000 S.F. Minimum)
BACKGROUND
Mr. Emad Bolus representing Mari Girgis, LLC (“Applicant”) is requesting approval of Tentative Tract Map (TTM) 37895 to subdivide 61.6 acres into 103 single family residential lots. The project site is located on the west and east sides of Laurel Canyon Way, south of Sherborn Street and north of Shadow Valley Drive (Exhibit 1). The zoning of the project site is R-1-12, which is a single-family residential zone that requires a minimum lot size of 12,000 square feet for newly created lots.
The project borders a concrete manufacturing plant (Robertson’s Ready Mix) to the north, single-family residential neighborhoods to the west, and undeveloped land to the east and south. The residential neighborhood to the southwest, on the south side of Old Temescal Road, and the undeveloped properties to the east and south are within an unincorporated area under the jurisdiction of Riverside County.
December 11, 2023 Planning and Housing Commission Meeting
The project was reviewed by the Planning and Housing Commission at its meeting on December 11, 2023. The Commission raised several concerns and requested additional information from the applicant and staff. The Commission continued the meeting to the February 12, 2024 meeting to allow the applicant and staff time to gather the information. Since the last meeting, the applicant has prepared a letter addressing many of the concerns. The letter is attached to this report as Exhibit 9. The letter also provides additional background on the project, including activities that occurred during the initial grading of the project under the original applicant and developer, Nova Homes.
The concerns and responses are provided below.
1. Concern: Has the developer met with the residents regarding the damages to properties resulting from initial project construction that have not been resolved?
Response: The following summarizes the original applicant’s communications with the residents in the area:
a. Repairs During Construction.
Blasting was a major issue during the original construction under the original applicant and developer, Nova Homes. Significant outreach and coordination occurred between the homeowners, Nova Homes, and City staff. Per the current applicant, all claims were resolved by the blasting contractor, Arizona Blasting, back in 2016/early 2017 when construction was ongoing. Per the letter, Exhibit 9, the current applicant has not had any additional correspondence from the homeowners regarding repairs other than the Gruber residence located at 7166 Bel Air Street for a damaged fence. The current applicant indicates that a new fence was installed and has provided a photo of the new fence which is shown in Exhibit 9, Exhibit C, Photo 12.
The current applicant provided additional photographs taken on December 27, 2023 of the edge condition around the project. The photographs are attached as Exhibit C to Exhibit 9. The applicant asserts that no visible damage exists.
b. Bel Air Homeowner’s Association (HOA).
The Bel Air Community was originally not connected to the City’s sewer system and had relied on a sewage treatment pond that bordered the north side of the project site. Nova Homes worked closely with the Bel Air HOA after agreeing to allow the Bel Air Community to tie into the Monteolivo project’s sewer line in exchange for allowing Nova Homes to utilize a portion of the sewage treatment ponds for storm water run-off. After the homeowners were tied into the project’s sewer line and into the City’s sewer system, the sewage treatment ponds were decommissioned and cleaned, and the stormwater basin was constructed at the developer’s sole expense. Additionally, Nova Homes cleaned the Bel Air private sewer lines twice at the developer’s expense.
The applicant will also be doing upgrades to the Bel Air sewer lines per Public Works Condition No. 56, which requires that prior to the final map recordation, the applicant shall construct or guarantee the construction of the replacement or rehabilitation of the deficient sewer lines in the Bel Air Community in accordance with the City of Corona Utilities Department. The improvements are required to be completed prior to the issuance of the first building permit. The applicant’s civil engineer has prepared sewer rehabilitation plans to bring the private Bel Air sewer system to City’s standards and acceptance into the City’s maintained public sewer system.
Attached as Exhibit D to Exhibit 9 is a Memorandum of Agreement which was signed between Nova Homes and the Bel Air HOA. Per the Agreement, the HOA would agree to support the project, and in return, the developer would connect the Bel Air Community to the City’s sewer system and pay the City’s sewer capacity fees for the 56 lots within the Community. Per the applicant, the total sewer capacity fee is $185,000. The Agreement also details additional work that the developer agreed to complete for the Community.
2. Concern: How will the maintenance of the off-site secondary access on Shadow Valley Drive be guaranteed if the 38 lots in the County of Riverside are not developed?
Response: Shadow Valley Drive is required to meet the Corona Fire Department’s secondary access requirement. The applicant has a recorded covenant, dated November 6, 2023, that requires the owner and all subsequent owners of the County property to convey and record an access easement over Shadow Valley Drive in favor of the City project (TTM 37890).
With respect to maintenance and construction, Shadow Valley Drive will be constructed per the County’s roadway standard for a local street. This has been discussed between City staff and County staff from the Riverside County Transportation Department. This street will be a gated private roadway and will be maintained by the project’s future homeowner’s association (HOA) which the applicant is required to establish per the project’s Conditions of Approval (Exhibit 3).
3. Concern: Why is the gate for Shadow Valley Drive located in the County and not in the City on the project site?
Response: The gate is placed on Shadow Valley Drive near State Street within the County because the gate and street will also serve the future phase two project located within the County’s jurisdiction. Additionally, the gate prevents Shadow Valley Drive within the County from unwanted parking during the evenings. If the gate was to be moved to the City boundary, this would create approximately 1,050 feet of open roadway with a dead-end at the gate/City boundary with no safe turn-around on Shadow Valley Drive for vehicles.
4. Concern: Can the passive park (Lot “F”) become a landscaped area to discourage unwanted use?
Response: The applicant has agreed to replace the passive park with open space and will landscape the area with drought tolerant and native landscaping. A rendering of the proposed open space is shown on Figure 5, Exhibit 9. Staff has added Planning Condition No. 7 to the project’s Conditions of Approval in Exhibit B to require the open space area to be landscaped as described herein.
5. Concern: How were grading and blasting complaints resolved?
Response: Grading and blasting of the project site were completed by Arizona Blasting, a national blasting firm. The Corona Fire Marshal issued blasting permit #FC 160210 on January 28, 2016. All homeowners adjacent to the site were sent a Pre-Blast Survey offer that allowed them to document the condition of their property prior to blasting. Seismographs were placed on adjoining properties as well. The blasting company worked closely with the Corona Fire Marshal to calibrate the blasting activities after receiving neighbor complaints about the initial blasting.
Arizona Blasting had a local engineering firm, BCGI, assist them in reaching out to adjoining property owners prior to blasts within 800 feet of the project, offering the pre-blast survey. Also, all residences within 1,500 feet were noticed about the blasting.
6. Concern: What improvements can be made to Old Temescal Street to make the street safer?
Response: The street was constructed per the County’s standard prior to it being annexed into the City in 1992. The street currently has a right-of-way width of 55 feet which does not meet the City’s local street standard width of 64 feet. In order for the street to accommodate additional improvements such as curb and gutter, sidewalks, landscape parkways and street lighting, the City would need to acquire additional right-of-way along either one or both sides of the street to construct the improvements required by the City’s street standard. This is not practical because it would require the removal of existing fencing, walls, and/or landscaping within the existing front yards of the properties along Old Temescal Street.
Public Works Condition No. 14 of the Conditions of Approval requires the applicant to restripe Old Temescal Street beginning east of the I-5 overpass and continuing approximately 500 feet east of Bel Air Street to provide for a 10-foot and a 12-foot travel lane as well as eliminate on-street parking where on-street parking cannot be accommodated, as determined by the City Traffic Engineer. This condition is required to be met prior to the issuance of the first Certificate of Occupancy for the project.
Additionally, for greater visibility, the applicant is prepared to add reflectors to the center of the street as well as edge striping. This would need to be evaluated and approved by the City Traffic Engineer.
7. Concern: Why is the applicant not annexing the County property that is Phase 2 into the City?
Response: The applicant is not interested in annexation, and the City does not require annexation in order for the project to have secondary access through Shadow Valley Drive.
As discussed under item #2, the applicant has a recorded covenant that requires the owner and all subsequent owners of the County property (Tract 31742) to convey and record an access easement over Shadow Valley Drive in favor of Tract 37890. As such, annexation is not needed for the City project to have secondary access through Shadow Valley Drive.
8. Concern: Can the project take secondary access from Sherborn Street instead of State Street?
Response: All potential alignments were evaluated during the initial project design, and all potential alignments were found to be impractical from an engineering, cost, and/or environmental permitting perspective:
• There is an existing access easement that currently provides access from Sherborn Avenue to the Robertson’s Ready Mix concrete plant, located north of the project site. The access easement crosses the BNSF railroad, which limits vehicle crossings to 300 trips per day at this location and this capacity is already used by Robertson’s Ready Mix for their site operations.
• A road cannot be constructed over a landfill. The existing Corona Landfill is regulated by the State of California Department of Toxic Substance Control and has an active gas vapor extraction system in use.
• There is an existing Riverside County Flood Control natural channel that extends into a Riverside County-owned property and Robertson’s Ready Mix property. Both properties are located between Sherborn Avenue and the project site. A bridge would be required to cross over the channel in order to provide secondary access from Sherborn Avenue to the project site. This bridge would be infeasible, especially combined with the issues noted above.
Additionally, State Street is a public street and the applicant is not prevented from using this street.
9. Concern: Clarification on the timing of the installation of the traffic signal at the State Street and Ontario Avenue intersection and who pays for it.
Response: Per the project’s Traffic Impact Analysis, the State Street and Ontario Avenue intersection is forecast to operate at a deficient level of service “F” with the project in operation. To mitigate the impact, the Traffic Impact Analysis recommended the installation of a traffic signal at this intersection which would improve the level of service.
The traffic signal at the intersection of State Street and Ontario Avenue is part of the City’s Ontario Widening Capital Improvement Project (CIP). The City has only completed 15% of the design and is still in the process of preparing the CEQA environmental analysis for the Ontario Widening project. Therefore, it is likely that the Monteolive project can proceed ahead of the Ontario Widening project and construct the signal before the City.
The signal is required to be guaranteed for construction by the applicant prior to the recordation of the tract map and shall be installed prior to the issuance of the first Certificate of Occupancy for the project. Per the project’s Traffic Impact Analysis, the project is responsible for 100% of the cost of constructing the signal.
10. Concern: If the traffic distribution is increased from 60% to 80% for the secondary access to State Street, do traffic improvements required by the applicant remain the same?
Response: The applicant’s traffic engineer, Ganddini Group, conducted a supplemental analysis assuming that 80% of the project traffic would travel down State Street to Ontario Avenue to get onto the I-15 onramps at Ontario Avenue. This is highly unlikely as the local schools and services are accessed through Corona. See Figure 4, Exhibit 9. Even if one were to assume 80% of the project traffic traveled down State Street during peak hours the mitigation measures that have been identified in the project’s Traffic Impact Analysis (Ganddini Group, June 13, 2023) would remain the same, with the key mitigation being the installation of the traffic signal at the intersection of Ontario Avenue and State Street.
According to the Traffic Impact Analysis, State Street is a local county road operating at an acceptable level of service (LOS D or better). The Traffic Impact Analysis was approved by the City Traffic Engineer and reviewed by the Riverside County Transportation Department. The roadway link level of service on State Street will continue to be acceptable with the addition of the project trips - whether 60% or 80% of the trips travel down State Street.
11. Concern: What is Riverside County’s construction timing of the roadway widening for Temescal Canyon Road in the El Cerrito area?
Response: Per the Riverside County Transportation Department’s website, <https://rcprojects.org/completed-projects>, widening of the segment of Temescal Canyon Road that extends through the El Cerrito area is scheduled to begin in 2026.
12. Concern: Does the County of Riverside have any plans to improve State Street?
Response: Per Riverside County Transportation Department, there are no plans in the near future to improve State Street. The only improvement involving State Street is the installation of the traffic signal which will be a coordinated effort between the City and County.
13. Concern: What are the traffic collision reports for Laurel Canyon Road and Old Temescal Road in the City, and on State Street in the County from the last 10 years?
Response: The table below summarizes the traffic collisions that occurred within a 10-year period from January 8, 2014 to January 8, 2024. The data was provided by the City’s Traffic Division.
Table 1: Traffic Collisions Report
|
|
Street Segment or Intersection |
Injury Collisions |
Fatal Collisions |
Total Collisions |
|
1. |
Old Temescal Street, from Laurel Canyon Way to Bel Air Street |
4 |
0 |
6 |
|
2. |
State Street & Ontario Avenue |
0 |
0 |
0 |
|
3. |
State Street, from Ontario Avenue to Bel Air Street |
3 |
0 |
4 |
Project History
On August 20, 2014, Doctors Amir and Sana Khan, who were the previous property owners of the project site, obtained approval of Tentative Tract Map (TTM) 36533 to subdivide the project site into 103 lots. The conditions of approval for TTM 36533 required the owners to record the final tract map within two years of receiving approval of the tentative tract map; however, the owners did not record the final tract map as conditioned, and consequently, TTM 36533 expired on August 20, 2016.
During the time frame of the initial approval, the previous owner blasted and rough graded the project site. The streets and residential pads within the subdivision have been rough graded in addition to the creation of the manufactured, 2:1 perimeter slopes.
The project site was acquired by the applicant who is now requesting to re-entitle the original project under a new assigned map number, TTM 37895 (Exhibit 2). The applicant refers to the project (“Project”) as Monte Olivo. Although two minor project revisions are proposed which are discussed in the following section of this report, the Project retains many of the same features as the original project including the same general configuration, dwelling unit count, gated design with private streets, and similar lot sizes that range from 12,000 to 33,383 square feet in size. The average lot size is 13,926 square feet. The applicant proposes no change to the zoning of the project site.
The applicant has processed a separate application with the Riverside County Planning Department to subdivide approximately 30 acres within unincorporated Riverside County into 38 single family residential lots. The county project borders the project site immediately to the south. Based on prior discussions between staff and the applicant, the applicant’s proposal is to develop this area within the county as Phase 2 of the Monte Olivo community and eventually combine both developments within the city and county into a single gated community with the future residents within both phases sharing the same project entrances. The applicant is currently not actively pursuing the county project at this time, as the applicant would like to obtain approval of the city project first before re-activating the county project.
Proposed Project Modifications
The applicant is proposing two project modifications that were not part of the original project.
1. The first modification consists of replacing the original project’s shared recreational area with open space. The original recreational area featured active amenities including a playground and basketball or tennis facilities whereas the current project features open space with drought tolerant and native landscaping.
2. The second modification pertains to the Project’s secondary gated entrance, which was originally located at the south project boundary, specifically at the terminus of Santamora Way in the City of Corona. Because secondary access is needed for emergency personnel, the current Project proposes to relocate the secondary gated entrance to Shadow Valley Drive located in the County of Riverside. Shadow Valley Drive provides a seamless circulation transition from Santamora Way. The access gate will now be placed near the intersection of State Street and Shadow Valley Drive. Shadow Valley Drive is required to be paved with this project to provide sufficient secondary emergency access from State Street and will limit everyday access only to the residents of the project (Exhibit 4).
Community Outreach
On May 12, 2022, a community informational meeting was conducted at the Historic Community Room located at 815 W. Sixth Street, Corona. The meeting was hosted by the applicant’s environmental and engineering consultants on behalf of the applicant. Flyers with meeting information were mailed out to city residents living within the adjacent residential Bel Air Community to the northwest of the project site (north of Old Temescal Road). Flyers were also mailed out to the county residents located southwest of the project site (south of Old Temescal Road) and to the south extending to Ontario Avenue. The flyer is attached as Exhibit 5. The community outreach map and the list of the properties who were mailed a flyer are attached as Exhibit 6.
Written comments that were collected from the residents who attended the informational meeting are attached as Exhibit 7. Many of the county residents expressed traffic and safety related concerns associated with the development of the Project. In particular, the residents were concerned that the Project would increase traffic on State Street. The applicant had originally proposed to staff a non-gated project but revised the Project to be gated in response to the comments received from the surrounding county residents to limit the use of State Street as a cut-through route to Ontario Avenue.
PROJECT DESCRIPTION
TTM 37895 proposes to subdivide 61.6 acres into 103 lots for single family residential purposes. The project site is zoned R-1-12 which requires a minimum lot size of 12,000 square feet, and a minimum lot width and depth of 85 feet and 100 feet, respectively. The lots proposed by the Project range from 12,000 to 33,383 square feet in size. The average lot size is 13,926 square feet. The lots are capable of meeting the minimum lot width and depth requirements under the R-1-12 zone.
The General Plan Land Use Map designates the project site as Estate Residential (ER) and Low Density Residential (LDR). The ER and LDR designations permit a maximum density of 3 dwelling units per acre (du/ac) and 6 du/ac, respectively. The project’s density is 1.67 du/ac, which is less than the maximum densities allowed under the ER and LDR designation, and therefore, complies with the General Plan.
The Project includes Lots A through E and H which consist of manufactured 2:1 slopes that were already created at the time of rough grading on the project site to create level buildable pads due to the site’s natural topography. Lot F is a large open space lot that will be landscaped with drought tolerant plant materials. Lots J through R consist of the Project’s internal circulation which are designed as private streets that will provide direct access to the 103 lots.
The applicant is required to establish a homeowner’s association (HOA) to maintain the Project’s landscaped lot, private streets, and various slopes. It should be noted that Lot G is erroneously shown on the tentative tract map as a landscaped lot to be maintained by the HOA. Lot G is Laurel Canyon Way, which is a public street.
Since the project site was already blasted and rough graded per the original approval, minimal grading is expected near the east, south and west perimeters of the Project. Precise grading will occur to complete the streets and create building footprints for future houses.
Old Temescal Road provides direct access to the project site from the west. Old Temescal Road turns into Laurel Canyon Way where the road turns northward. Old Temescal Road/Laurel Canyon Way is a two-lane undivided roadway designated as a collector street having an overall right-of-way width of 60 feet. The project will warrant the construction of missing public improvements (curb and gutter, sidewalk and landscaped parkway) on both sides of the street adjacent to the project site to ensure sufficient vehicular circulation.
Primary access into the proposed 103 lots is located at the northwest side of the Project and will be gated. The internal circulation within the gated Project consists of private local streets. A second point of access is necessary to meet the Fire Department’s requirement and is provided from Santamora Way via Shadow Valley Drive, which intersects with State Street in the County of Riverside. The applicant is proposing the project’s second gate at the south end of Shadow Valley Drive near the intersection of State Street. Because of the access required from Shadow Valley Drive, the applicant is required to construct this street prior to the issuance of the first Certificate of Occupancy for the Project. City staff has coordinated with county staff from the Transportation Department of the Riverside County Transportation and Land Management Agency, which oversees the development of county streets, on the improvement requirements for Shadow Valley Drive, which is anticipated to have a full right-of-way width of 60 feet with 40 feet of paved roadway.
ENVIRONMENTAL ANALYSIS:
The City approved the original project (TTM 36533) and adopted a mitigated negative declaration (MND) for the original project on August 20, 2014. An Addendum to the previously adopted MND for the proposed Project, as modified with the revised recreation area and secondary access, has been prepared pursuant to Section 15164 of the State CEQA (California Environmental Quality Act) Guidelines. The City, as the lead agency, determined that the modified project and the Addendum demonstrate that the environmental analysis, impacts, and mitigation requirements identified in the previously adopted MND remain substantively unchanged despite the project modifications to the recreation area and secondary access point. The project does not raise any new issues or result in impacts not previously analyzed in the prior MND, and none of the conditions described in Section 15162 of the State CEQA Guidelines requiring the preparation of a subsequent MND exist. The Addendum is attached as Exhibit 8.
The Addendum includes an updated Traffic Impact Analysis (TIA) which was prepared by a licensed traffic engineer, Ganddini Group (June 13, 2023). The updated TIA was warranted to analyze the new secondary access at Shadow Valley Drive and the cumulative traffic conditions associated with the Project (Phase 1) and the future county project (Phase 2) which could potentially be developed with 38 dwelling units. The Project (Phase 1) is forecast to generate approximately 971 daily trips during the AM and PM peak hours. The future Phase 2 project is forecast to generate approximately 358 daily trips during the AM and PM peak hours.
Table 2: Project Trip Generation
Sixteen (16) intersections located nearby the project sites were analyzed. All 16 intersections are projected to operate within an acceptable Level of Service “D” or better with the project in operation, except for the intersection at State Street and Ontario Avenue which is forecast to operate at a deficient Level of Service “F”. The City considers a level of service “A” through “D” to be acceptable. Per the traffic study, a traffic signal is warranted at this intersection which would improve the level of service to “A”. Therefore, the Conditions of Approval require the applicant to guarantee the construction of the traffic signal at this intersection prior to map recordation. The applicant is responsible for 100% of the cost of the signal.
It should be noted that the segment of Ontario Avenue from California Avenue to State Street is scheduled to be improved by the City’s Public Works Department as part of a Capital Improvement Program (CIP) project. The improvements include the installation of a traffic signal at the State and Ontario intersection. If the City builds the traffic signal before the Project opens, then the applicant will need to pay 100% the City’s construction cost for the traffic signal.
In addition, per the original traffic mitigation measures, the applicant is required to pay a fair share cost of 9.55% towards the construction of a two-phased traffic signal at the intersection of Rimpau Avenue and Old Temescal Road. Also, the northbound shared left-through lane shall be restriped to provide an exclusive left-turn lane, and the southbound shared left-through lane shall be restriped to provide an exclusive left-turn lane.
Twelve (12) roadway segments were analyzed, including the section of State Street between Bel Air Street to Ontario Avenue. All 12 street segments are forecast to operate at an acceptable level of service “D” or better.
The TIA was reviewed and approved by the City Traffic Engineer. The TIA was also reviewed by county staff from the County of Riverside Transportation Department. Comments received from the Transportation Department were considered and have either been addressed by the TIA or discussed with city staff.
Furthermore, the Conditions of Approval include traffic calming measures that are being carried over from the original project to the current proposal for the segment of Old Temescal Road from the I-15 freeway to approximately 500 feet east of Bel Air Street. The measures include re-striping this segment of Old Temescal Road to provide for a 10-foot and a 12-foot travel lane. Per the Public Works Department, on-street parking will be prohibit parking where parking cannot be accommodated. The measures were in response to concerns raised by the residents fronting Laurel Canyon Way during the initial project, and to address potential impacts associated with line of sight and the curvilinear design of the roadway.
FISCAL IMPACT
The applicant has paid the applicable application 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, 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 an email, dated February 6, 2024, with several photographs of the project site from resident Chris Salazar in response to the project. The email and photographs are attached as Exhibit 10.
STAFF ANALYSIS
The Project retains many of the same features as the original project including the same general configuration, dwelling unit count, density, gated design with private streets, and similar lot sizes that range from 12,000 to 33,383 square feet in size. The Project complies with the R-1-12 zoning for the site, and the Project’s density of 1.67 du/ac complies with the General Plan. All necessary public improvements associated with the Project are guaranteed with the development of the Project. All potential environmental impacts associated with the Project have been identified in the original MND and the Addendum to the original MND and are capable of being mitigated. Safe and adequate access to the project site is provided with a second point of access that is necessary by the Fire Department.
The Planning and Development Department recommends approval of TTM 37895 based on the recommended conditions of approval in Exhibit 3 and the findings of approval below.
FINDINGS OF APPROVAL FOR TTM 37895
1. The project was previously evaluated under a mitigated negative declaration which was adopted by the City Council on August 20, 2014. Pursuant to Section 15164 of the State CEQA (California Environmental Quality Act) Guidelines, the City as the lead agency determined that the proposed project, and the Addendum to the previously adopted MND, demonstrate that the environmental analysis, impacts, and mitigation requirements identified in the previously adopted MND remain substantively unchanged despite project modifications. The proposed project does not raise any new environmental issues or result in impacts not previously analyzed in the prior MND, and none of the conditions requiring the preparation of a subsequent MND, described in Section 15162 of the State CEQA Guidelines, exist.
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 designations of Estate Residential and Low Density Residential, which allow up to three and six dwelling units to the acre, respectively.
b. The design of the lots proposed by this subdivision is consistent with the development standards established by the Corona Municipal Code for the R-1-12 zone with respect to minimum lot area, width and depth.
c. The site is suitable for the type of development proposed and offers adequate access from Laurel Canyon Way and Shadow Valley Drive via State Street.
d. The site is physically suitable for the proposed density of development because the project is capable of accommodating 103 single family residential lots that adhere to the site’s zoning and General Plan designations.
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, as identified in the project’s Addendum to the previously adopted Mitigated Negative Declaration, all potential environmental impacts are capable of being mitigated to less than significant levels.
f. The proposed subdivision will not result in adverse impact to public health, safety or general welfare because the project adheres to the development standards of the site’s R-1-12 zone, which promotes orderly development of the project site, and the improvements associated with the project adhere to city standards.
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 or Specific Plan does exist for the following reason:
a. The General Plan’s Low Density and Estate Residential designations allow for up to 3 and 6 dwelling units to the acre, respectively. The project’s density is 1.67 dwelling units per acre, which is well below the allowable density limits.
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 reason:
a. The subdivision is designed in a manner that would potentially allow residential structures opportunity for passive or natural heating or cooling opportunities because the lots are adequate in size to accommodate the construction of homes with solar exposure.
6. The proposal is in conformance with the standards of the R-1-12 Zone for the following reason:
a. The lots proposed by the subdivision are for single family residential purposes which is a permitted use within R-1-12 zone. The lots also comply with the minimum lot area, width and depth requirements prescribed by the Corona Municipal Code for the R-1-12 zone.
7. 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 and depth, and has adequate vehicular access from Old Temescal Road/Laurel Canyon Way and Shadow Valley Drive.
b. Required public improvements are guaranteed with this subdivision to ensure orderly development of the project site, which are presented as conditions of approval for the project.
PREPARED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Locational and Zoning Map
2. Tentative Tract Map 37895
3. Conditions of Approval
4. Project Circulation Exhibit
5. Community Flyer
6. Community Meeting Map
7. Community Meeting Sign-In Sheet and Written Comments
8. Environmental Documentation
9. Applicant’s Response to the Dec. 11, 2023 Planning & Commission Meeting Comments
10. Public Correspondence
Case Planner: Sandra Vanian (951) 736-2262