REQUEST FOR CITY COUNCIL ACTION
DATE: 04/03/2024
TO: Honorable Mayor and City Council Members
FROM: Planning & Development Department
SUBJECT:
Title
TENTATIVE TRACT MAP 38572 TO SUBDIVIDE 85.51 ACRES INTO 47 NUMBERED LOTS FOR THE DEVELOPMENT OF 546 RESIDENTIAL CONDOMINIUM UNITS AND 50 LETTERED LOTS FOR THE CONSTRUCTION OF PRIVATE STREETS, OPEN SPACE, PRIVATE PARKS, AND OTHER IMPROVEMENTS IN THE LOW DENSITY RESIDENTIAL, MEDIUM DENSITY RESIDENTIAL, HIGH DENSITY RESIDENTIAL, PARK, AND OPEN SPACES DESIGNATIONS OF THE ARANTINE HILLS SPECIFIC PLAN, LOCATED SOUTHWEST OF CLEMENTINE WAY AND HUDSON HOUSE DRIVE (APPLICANT: JASON PERRIN, ARANTINE HILLS HOLDING LP)
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EXECUTIVE SUMMARY:
This staff report asks the City Council to approve Tentative Tract Map 38572 (TTM 38572) to facilitate the development of 546 residential units consisting of attached and detached units and recreational amenities in low density, medium density and high-density residential designations and park and open space designations of the Arantine Hills Specific Plan. TTM 38572 completes Phases 3 and 4 of the Bedford Community, which are the final development phases of the Arantine Hills Specific Plan. The community is located on the south side of Eagle Glen Parkway and west of Interstate 15.
RECOMMENDED ACTION:
Recommended action
That the City Council approve TTM 38572 based on the findings and conditions of approval as recommended by the Planning and Housing Commission.
Body
BACKGROUND & HISTORY:
The Bedford Community is a 325.7-acre master-planned residential and commercial development located on the west side of Interstate 15 and Eagle Glen Parkway. The community is being completed in phases per the zoning and development standards established by the Arantine Hills Specific Plan. The phasing of the community, to date, has included the approval of 997 residential units, two on-site multi-purpose recreational centers, a bridge over the Bedford Channel that provides vehicular and pedestrian access from Bedford Canyon Road to a 26.2-acre residential pad located on the south side of the channel, and a 21.7-acre commercial center.
The applicant, Arantine Hills Holdings, is the “master” developer of the community and is responsible for constructing the backbone infrastructure within the community, as well as obtaining the land use entitlements for each phase of the residential development. The homes within the community are being constructed by guest builders.
ANALYSIS:
TTM 38572 will create lots 1 through 47 to facilitate the development of 546 attached and detached condominium homes, and 50 lettered lots for the construction of private streets, open space, private parks, trails and the extension of the Bedford Channel. The lettered lots include lots A through XX.
The intended use of the lots proposed by TTM 38572 is demonstrated by Precise Plan 2023-0004 (PP2023-0004). The intended development complies with the respective planning area’s zoning requirements. Table A summarizes the land use, phasing, planning areas, zoning, and density of the project.
Table A: Project Summary
TTM 38572 is for condominium purposes. The residential lots range in size from 13,504 to 135,036 square feet and will accommodate multiple one-, two-, and three-story attached and detached homes. The project is a private residential community with gated entrances located on Clementine Way and on the southern end of Bedford Canyon Road. The project includes the westerly extension of Hudson House Drive from the existing roundabout located at Clementine Way. Hudson House Drive will provide access to several interior streets that will provide direct access to the units within the project.
Street Improvements
Hudson House Drive is a collector street and has an overall right-of-way width of 73 feet which includes 40 feet of roadway pavement from curb to curb. The north side of Hudson House Drive will have 8 feet of landscape parkway with a 5-foot-wide sidewalk. The south side of Hudson House Drive which abuts the proposed Bedford Channel extension will have 8 feet of landscape parkway with a 12-foot-wide Class I multi-purpose trail which will be paved for pedestrian and bicycle circulation. These improvements match the trail design that was constructed along the existing segment of Hudson House Drive. The applicant is required to dedicate an easement over the multi-purpose trail to the City for public use. The trail easement terminates at the westerly boundary of the project site. The applicant has agreed to provide trailhead amenities near the westerly end of the multi-purpose trail within Lot UU for the public’s use.
The interior streets within the project are designed per the private street standards established by the Arantine Hills Specific Plan. The streets within the project have an overall right-of-way width of 56 feet, which includes roadway pavement, sidewalks, and landscape parkways. The Arantine Hills Specific Plan allows streets with a right-of-way width of 56 feet to have on-street parking on both sides of the street.
Bedford Channel
The applicant will extend Bedford Channel to the southwestern limits of the project. The applicant will construct the channel and the Riverside County Flood Control & Water Conservation District (RCFC & WCD) will maintain the channel. Improvements within the channel include riprap on both sides of the channel and a 15-foot-wide maintenance access road for RCFC & WCD personnel that extends around the westerly end of the channel.
The RCFC & WCD will allow the maintenance access road within the western portion of the channel to be used for public trail purposes. The RCFC & WCD is requiring the City to enter into a license agreement with the RCFC & WCD and obtain an encroachment permit for the public trail. The trail would allow the public to cross the channel from the proposed trailhead located on the north side of the channel to the south side of the channel. The Conditions of Approval require the applicant to construct or guarantee the construction of the trailhead and trail improvements within the channel prior to the recordation of the tentative tract map. The applicant is responsible for all costs associated with the preparation of the license agreement between the City and RCFC & WCD.
Access to Upper Plateau
The applicant has an access and cost sharing agreement with the McMillian family who owns the property on the south side of the channel (upper plateau). The agreement requires the applicant to provide access from the Bedford Community to the owner or future owner of the upper plateau. The future owner of the upper plateau would be responsible for constructing a bridge over the channel to provide access to the property.
The tentative tract map conceptually depicts the location of a future bridge over the Bedford Channel for informational purposes.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $13,963.14 to cover the cost of the Tentative Tract Map.
ENVIRONMENTAL ANALYSIS:
The Arantine Hills Specific Plan is a master plan that was comprehensively evaluated in the Arantine Hills Environmental Impact Report (EIR) certified by the City of Corona on August 15, 2012 (SCH No. 2006091093), Supplemental EIR certified on May 19, 2016, Addendum to the Arantine Hills EIR adopted on December 19, 2018, and a Supplemental EIR certified on May 20, 2020. The City has determined that no additional environmental review is necessary in connection with its consideration of TTM 38572 and PP2023-0004, as the applications propose no changes to the project analyzed under the certified EIR, Supplemental EIRs and Addendum, and all of the criteria and circumstances that would require further environmental review pursuant to CEQA Guidelines § 15162(a) do not exist.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 25, 2024, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Alexander/Siqueland) and carried unanimously that the Planning and Housing Commission recommend approval of TTM 38572 to the City Council, 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 4.
PREPARED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
Attachments:
1. Exhibit 1 - Locational and zoning map
2. Exhibit 2 - Site Plan for TTM 38572
3. Exhibit 3 - Planning and Housing Commission staff report
4. Exhibit 4 - Draft Minutes of the Planning and Housing Commission meeting of March 25, 2024