City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 22-0885
PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 11/21/2022
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
PP2022-0002: Precise Plan application to review the site plan, architecture, landscaping, and fencing associated with the development of 118 residential condominium units and two private parks located south of Bedford Canyon Road and Hudson House Drive, west of Interstate 15, in the Medium Density Residential, Parks and Open Space designations within the Arantine Hills Specific Plan. (Applicant: Brian Milich, Pacific Ventures Management LLC, 4400 MacArthur Blvd., Suite 740, Newport Beach, CA 92660)
RECOMMENDED ACTION:
That the Planning and Housing Commission adopt Resolution No. 2598 GRANTING PP2022- 0002 based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY:
Area of Property: 34.27 acres
Existing Zoning: Medium Density Residential, Parks and Open Space (Arantine Hills Specific Plan) Existing General Plan: Medium Density Residential (6-15 du/ac), Parks and Open Space Existing Land Use: Vacant
Proposed Land Use: Residential, Parks and Open Space
Surrounding Zoning/Land Uses:
N: Open Space/Bedford Wash
E: Interstate 15
S: Residential/R-A-5 (Residential Agricultural) Riverside County zoning W: Open Space/Bedford Wash
BACKGROUND
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 833 residential City of Corona Page 1 of 7 Printed on 11/16/2022
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Specific Plan. The phasing of the community, to date, has included the approval of 833 residential units, the community’s on-site multi-purpose recreational center, and a 21.7-acre commercial retail center.
The applicant, Pacific Ventures, is the successor to Arantine Hills Holdings, LLC, the master developer of the Bedford Community. Pacific Ventures is responsible for constructing the backbone infrastructure within the community, as well as obtaining the land use entitlements for each phase of residential development. The homes within the community are being constructed by guest builders.
Pacific Ventures is now seeking to develop the next phase, which consists of 118 residential units on
34.27 acres located within the eastern portion of the Arantine Hills Specific Plan, south of the Bedford Wash. The project site borders Interstate 15 to the west and rural residential properties to the south, which are under the jurisdiction of Riverside County.
The applications associated with the proposal are Tentative Tract Map 38277 (TTM 38277) and Precise Plan 2022-0002 (PP2022-0002). TTM 38277 proposes to create the lots to accommodate the residential development. The details associated with TTM 38277 are provided under a separate staff report for consideration. PP2022-0002, which is the subject of this staff report, reviews the site plan, architecture, and landscaping associated with the project.
The project was initially reviewed by the Development Plan Review Committee on March 17, 2022.
The applicant, Pacific Ventures, formally submitted the tentative tract map and precise plan applications to the city on May 25, 2022, which were reviewed by the Project and Environmental Review Committee on June 23, 2022. At the meeting, the Committee requested additional information from the applicant. The applicant submitted the missing and revised items and the applications were deemed complete on October 17, 2020, and subsequently scheduled for the Planning and Housing Commission meeting of November 21, 2022.
PROJECT DESCRIPTION
The following sections discuss the details of the project including the site plan, floor plans, architectural design, landscaping, fences and walls, and amenities proposed by Pacific Ventures as part of the Precise Plan application (PP2022-0002).
Site Plan
The site plan is designed to accommodate 118 detached condominium homes, two centrally located private parks totaling 0.54 acres, and 14.62 acres of open space that include slopes, amenities, trails and a water quality basin. Private streets will provide access to the homes, parks and open space, and will accommodate sewer, water, and storm drain infrastructure. The storm drain lines will discharge into a water quality basin proposed on the southeast corner of the development. The site sits at a higher elevation than the Bedford Wash to the north and freeway to the east. Most of the site is lower in elevation than the unincorporated county residential properties to the south. The applicant’s site plan is attached as Exhibit 3.
The development site spans across multiple planning areas within the Arantine Hills Specific Plan, including Planning Areas 14 and 15 and portions of Planning Areas 12A, 13, and 16. The residential lots, streets and water quality basin are within Planning Area 14 and zoned Medium Density Residential (MDR). The two private parks are within Planning Area 15 and zoned Parks. The City of Corona Page 2 of 7 Printed on 11/16/2022
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Residential (MDR). The two private parks are within Planning Area 15 and zoned Parks. The perimeter open space and trails are within Planning Areas 12A, 13, and 16, which are zoned Open Space. The proposed uses within the development are permitted in their respective planning areas.
The MDR designation has a maximum allowable density of 4.5 dwelling units per acre. The project’s proposed density is 3.4 dwelling units per acre, which is below the MDR’s density limit.
Unit Layout
The units are oriented towards private streets, with individual driveways providing vehicular access from the streets to the units. The Arantine Hills Specific Plan requires each unit to have a minimum front yard setback of 15 feet, side yard setbacks of 5 feet (interior side yard) and 10 feet (street side yard), and rear yard setback of 8 feet. All the units within the project comply with the minimum setback requirements.
Since the units are condominiums, each house will be constructed on an exclusive use area (EUA) that will allow the residents of the unit to have exclusive use of their own front, side and rear yards.
The EUA’s are separated by fencing. Two products with different EUA sizes are proposed. Fifty-nine (59) units have a minimum exclusive use area (EUA) of 47 feet in width, and 80 feet in depth, which is approximately 3,760 square feet. The other 59 units have a minimum EUA of 50 feet in width and 80 feet in depth, which is approximately 4,000 square feet. The EUA sizes meet the Specific Plan’s minimum EUA requirement for condominium developments of 2,700 square feet per unit. The plotting of the two product types is shown in Exhibit 5.
To ensure that the homes have a place to store their waste receptables, the recommended Conditions of Approval (Exhibit 4) require the developer to provide a minimum 5 feet by 10 feet concrete pad in the side yard of each unit for waste receptacles. The pad shall be placed behind the return fence, so that the waste receptacles are screened from street view.
Floor Plans
Six different floor plans ranging in size from 1,522 to 2,767 square feet are proposed. The floor plan sizes exceed the Specific Plan’s minimum living area requirement of 1,300 square feet, which does not include garages, patios and porches. The smallest floor plan is a one-story dwelling. The five other floor plans are two-story dwellings. All of the plans have a minimum of three bedrooms, two bathrooms, and a two-car garage. Floor plan details are attached as Exhibits 6 and 7. The plotting of the floor plans within the development is shown in Exhibit 8, which demonstrates that no two identical floor plans will be located next to each, so as to provide a more attractive street scene.
Architecture
Five architectural styles are proposed: California Bungalow, Transitional Spanish, Transitional Farmhouse, Spanish Colonial, and Tuscany. The homes have stucco walls with accent materials to highlight their individual architectural style, such as stone veneer, horizontal siding, vertical board and batten siding, and decorative tiles. All the roofs have either flat or rounded concrete tiles. The front doors have varying designs and the front facing windows are enhanced with a trim, faux shutters, or other decorative elements. The Conditions of Approval (Exhibit 4) require all windows that face a street, including side and rear windows, to be architecturally enhanced with decorative elements. The applicant’s proposed architectural styles, materials, and color schemes are consistent with the Arantine Hills Specific Plan architectural design guidelines. The architectural elevations are City of Corona Page 3 of 7 Printed on 11/16/2022
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with the Arantine Hills Specific Plan architectural design guidelines. The architectural elevations are attached as Exhibits 9 and 10.
Access and Circulation
The residential portion of the Bedford Community is a private development with gated entrances located on Clementine Way and on the southern end of Bedford Canyon Road (Exhibit 13). The project site is located south of the Bedford Canyon Road and Hudson House Drive intersection, on the south side of Bedford Wash. The developer will construct a bridge over the wash to provide vehicular and pedestrian access from Bedford Canyon Road. The bridge has one northbound and one southbound vehicular lane totaling 32 feet in width, and an additional 28-foot-wide lane that allows emergency vehicle, pedestrian, and bicycle access.
All streets within the development are designed per the private street standards established by the Arantine Hills Specific Plan. The streets within the development 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.
Landscaping, Parks, and Amenities
The streets, parks, and open space areas will be landscaped per the applicant’s conceptual landscape plan in Exhibit 11. Trees will be planted throughout the development to enhance the streetscapes, soften the slopes, provide shade for recreational areas, and beautify the overall development.
The two centrally located parks (Linear Park) will have open turf areas, seats, lighting, and gardens.
Additional amenities are proposed within the open space (Bluff Park) that is located along the north perimeter of the development, adjacent to the Bedford Wash. This area will have fire pits, seating areas, gardens, and picnic tables. The park plan is attached as Exhibit 12.
Meandering trails are proposed within the open space along the north and east perimeters of the development, around the water quality basin, and through the parks. Exhibit 13 (Trail Plan) provides an overview of the trail, sidewalk, and bicycle lane connectivity between the project site and the prior approved phases within the Bedford Community.
Although the residential portion of the Bedford Community has vehicular gates, there are portions of the trails within the community that are public. However, none of these public trails will occur within the proposed development, as they exist only along the west side of Clementine Way, south side of Hudson House Drive, and east side of Bedford Canyon Road. Exhibit 14 identifies the existing public streets and public trails.
Fences and Walls
Six-foot high decorative block walls will be provided along the side yards of the units that are adjacent to a street or park. The internal fencing between units will be constructed of six-foot high vinyl fence. Six-foot high view fencing is proposed along the rear property lines of the units that have back yards adjacent to open space. View fencing materials may include wrought iron, glass, or a combination of block and glass.
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The lots that are located closest to Interstate 15 and the water quality basin are required to have a six-foot high soundwall constructed along the rear or side yards, as depicted on the applicants Conceptual Fence and Wall Plan. The soundwall is necessary to address freeway noise, per the project’s noise analysis (TTM 38277 Final Noise Impact Analysis, Feb. 24, 2022). With the soundwalls the lots will comply with the City’s exterior noise standard of 65 dBA CNEL. The soundwall may be constructed of a masonry, glass, or a combination of both materials. The applicant’s fence and wall plan is attached as Exhibit 15.
ENVIRONMENTAL ANALYSIS
The Arantine Hills Specific Plan is a master plan that was comprehensively evaluated in an Environmental Impact Report (EIR) which was certified by the City of Corona on August 15, 2012 (SCH # 2006091093), Supplemental EIR certified on May 19, 2016, Addendum to the 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 38277 and PP2022-0002, 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.
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 not received any correspondence from the public regarding the project.
STAFF ANALYSIS
The proposed Precise Plan (PP2022-0002) establishes a plan for the next phase of development within Arantine Hills. The applicant is proposing 118 homes that have a variety of floor plans and architectural styles, two park sites, and useable open space with amenities to serve the future residences within the community. The project’s site plan, architectural design, streets, fencing and landscaping have been evaluated for compliance with the applicable development standards imposed by the Arantine Hills Specific Plan. The project maintains vehicular and pedestrian connectivity with other prior phases of development within the community via the construction of a bridge, sidewalks, and trails. The project will implement the Arantine Hills Specific Plan, and the General Plan goals and policies related to providing a variety of housing types to meet the growing housing demand in the area. The Planning and Development Department recommends approval of Precise Plan PP2022- 0002, based on the findings below and the recommended conditions of approval in Exhibit 4.
FINDINGS OF APPROVAL FOR PP2022-0002
1. The proposed project has been fully evaluated as part of a master plan comprehensively evaluated under the Arantine Hills specific Plan Environmental Impact Report (EIR) certified August 15, 2012 (SCH # 2006091093), Supplemental EIR certified May 19, 2016, Addendum City of Corona Page 5 of 7 Printed on 11/16/2022
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August 15, 2012 (SCH # 2006091093), Supplemental EIR certified May 19, 2016, Addendum to the EIR adopted on December 19, 2018, and Supplemental EIR certified May 20, 2020.
Furthermore, all of the criteria and circumstances that would require further environmental review pursuant to CEQA Guidelines § 15162(a) do not exist. Therefore, subsequent environmental evaluation is not required under CEQA, and no further environmental assessment is warranted.
2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2022-0002 for the following reasons:
a. The proposal is consistent with the General Plan designations of Medium Density Residential, Park and Open Space as shown by the city’s General Plan land use map and in accordance with the goals and policies related to the project site and residential development in general.
b. The proposal is consistent with the Medium Density Residential, Park, and Open Space designations of the Arantine Hills Specific Plan because the development plan implements these land uses in accordance with the allowable density under the Medium Density Residential designation, development standards and design guidelines of the subject Specific Plan.
c. The proposal has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of the act have been followed as the proposed project implements a master plan that was fully evaluated under the Arantine Hills Specific Plan Environmental Impact Report certified August 15, 2012 and Supplemental Environmental Impact Report certified May 19, 2016. d. The site is of a sufficient size and configuration to accommodate the design and scale of proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated by the development plans attached to this report.
e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the development standards established in the Arantine Hills Specific Plan and Corona Municipal Code.
f. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood, will enhance the visual character of the neighborhood by improving vacant undeveloped property, etc, and will provide for harmonious, orderly and attractive development of the site. g. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance because the proposal has been designed to comply with the development standards and design guidelines for the Arantine Hills Specific Plan.
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PREPARED BY: SANDRA YANG, SENIOR PLANNER
REVIEWED BY: JAY EASTMAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution No. 2598
2. Locational and Zoning Map
3. Site Plan
4. Conditions of Approval
5. Unit Allocation Exhibit
6. Floor Plans for 47’ x 80’
7. Floor plans for 50’ x 80’
8. Unit Mix Exhibit
9. Elevation Plans for 47’ x 80’
10.Elevation Plans for 50’ x 80’
11.Conceptual Landscape Plan
12.Conceptual Park Plan
13.Trail Plan
14.Bedford Trails and Public Access Exhibit
15.Conceptual Fence and Wall Plan
16.Applicant’s Letter
Case Planner: Sandra Yang (951) 736-2262
City of Corona Page 7 of 7 Printed on 11/16/2022
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RESOLUTION NO. 2598
APPLICATION NUMBER: PP2022-0002
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A PRECISE PLAN
APPROVING THE SITE PLAN, ARCHITECTURE,
LANDSCAPING AND FENCING ASSOCIATED WITH THE
DEVELOPMENT OF 118 RESIDENTIAL CONDOMINIUM
UNITS AND TWO PRIVATE PARKS LOCATED SOUTH
OF BEDFORD CANYON ROAD AND HUDSON HOUSE
DRIVE, WEST OF INTERSTATE 15, IN THE MEDIUM
DENSITY RESIDENTIAL (MDR), PARK, AND OPEN
SPACE DESIGNATIONS WITHIN THE ARANTINE HILLS
SPECIFIC PLAN. (BRIAN MILICH, PACIFIC VENTURES
MANAGEMENT LLC)
WHEREAS, the application to the City of Corona, California, for a Precise Plan under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the Precise Plan application to review the site plan, architecture, landscaping and fencing associated with the development of 118 residential condominium units and two private parks located south of Bedford Canyon Road and Hudson House Drive, west of Interstate 15, in the Medium Density Residential (MDR), Park, and Open Space designations within the Arantine Hills Specific Plan; and WHEREAS, the Planning and Housing Commission held a noticed public hearing for PP2022-0002 on November 21, 2022, as required by law; and WHEREAS, the Planning and Housing Commission finds that, pursuant Section 15162(a) of the State CEQA Guidelines and Sections 8.04 of the City of Corona’s Local Guidelines for Implementing CEQA, no additional environmental review is necessary for the proposed project (PP2022-0002) because the proposal is consistent with the project and circumstances analyzed under previously certified environmental impact reports and addendum, and there are no substantial changes nor any new information of substantial importance, and pursuant to Section 15162(a), none of the criteria or circumstances necessary to require further review exist; and
RESOLUTION NO. 2598
APPLICATION NO. PP2022-0002
PAGE | 2
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2022-0002, based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the PP2022-0002 on certain conditions of approval and the findings set forth below.
NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. CEQA Findings. The Arantine Hills Specific Plan is a master plan that was comprehensively evaluated in an Environmental Impact Report (EIR) which was certified by the City of Corona on August 15, 2012 (SCH # 2006091093), Supplemental EIR certified on May 19, 2016, Addendum to the 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 38277 and PP2022-0002, 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.
SECTION 2. Precise Plan Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.91.070 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:
1. The proposed project has been fully evaluated as part of a master plan comprehensively evaluated under the Arantine Hills specific Plan Environmental Impact Report (EIR) certified August 15, 2012 (SCH # 2006091093), Supplemental EIR certified May 19, 2016, Addendum to the EIR adopted on December 19, 2018, and Supplemental EIR certified May 20, 2020. Furthermore, all of the criteria and circumstances that would require further environmental review pursuant to CEQA Guidelines § 15162(a) do not exist. Therefore, subsequent environmental evaluation is not required under CEQA, and no further environmental assessment is warranted.
2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2022-0002 for the following reasons:
a. The proposal is consistent with the General Plan designations of Medium Density Residential, Park and Open Space as shown by the city’s General Plan land use map and in accordance with the goals and policies related to the project site and residential development in general.
b. The proposal is consistent with the Medium Density Residential, Park, and Open Space designations of the Arantine Hills Specific Plan because the development plan implements these land uses in accordance with the allowable density under RESOLUTION NO. 2598
APPLICATION NO. PP2022-0002
PAGE | 3
the Medium Density Residential designation, development standards and design guidelines of the subject Specific Plan.
c. The proposal has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of the act have been followed as the proposed project implements a master plan that was fully evaluated under the Arantine Hills Specific Plan Environmental Impact Report certified August 15, 2012 and Supplemental Environmental Impact Report certified May 19, 2016.
d. The site is of a sufficient size and configuration to accommodate the design and scale of proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated by the development plans attached to this report.
e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the development standards established in the Arantine Hills Specific Plan and Corona Municipal Code. f. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood, will enhance the visual character of the neighborhood by improving vacant undeveloped property, etc, and will provide for harmonious, orderly and attractive development of the site. g. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance because the proposal has been designed to comply with the development standards and design guidelines for the Arantine Hills Specific Plan.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Precise Plan.
CL
EMEN
TINE
WY
15 FWY
CAJALCO RD
WEIRICK RD
HUDSON HOUSE DR
GLEN
RD
EAGLE GLEN PKWY
TUSCANY ST
NOB
HILL
RD
TEMESCAL
CANYON RD
PALMER DR
HORVATH ST
NOVA WAY
CABO
T
DR
VERNA DR
OLVIDA ST
PARK LN
15 FWY
15 FWY
Copyright nearmap 2015
Date: 11/08/2022 ®
LOCATIONAL & ZONING MAP
TTM 38277 & PP2022-0002
OS
LDR, MDR, HDR
A
GC
OS
Zoning Legend
A: Agricultural
C: Commercial (Eagle Glen Specific Plan)
CC: Commercial Center (El Cerrito Specific Plan)
GC: General Commercial (Arantine Hills Speciifc Plan)
LDR: Low Density Residential (Arantine Hills Speciifc Plan) MDR: Medium Density Residential (Arantine Hills Specific Plan) HDR: High Density Residential (Arantine Hills Specific Plan) OS: Open Space (Arantine Hills Specific Plan)
Unincorporated
Riverside County
GC
CC
CC
CC
C
Applicant: Pacific Ventures Management LLC
EC
M-2
M-2
MDR, P, OS
PROJECT
SITE
BEDFORD CANYON RD
EAGLE GLEN PKWY
HUDSON HOUSE DR
BEDFORD WASH
BEDFORD WASH
Details:
LIST OF CONDITIONS
DEPARTMENT CONTACT
BUILDING Dana Andrews
1. At time of plan submittal, construction documents shall be prepared in accordance with current applicable Codes & Standards (2019 Codes). Provide current list of applicable Codes & Standards. Provide full Scope of Work. Provide Building Data.
2. Construction activity shall not occur between the hours of 8:00 pm to 7:00 am, Monday thru Saturday and 6:00 pm to 10:00 am on Sundays and Federal Holidays.
3. Roofing material shall be Class A.
4. Submit five (5) complete sets of plans including the following - * Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code Section 15.06), including size of main switch, number and size of service entrance conductors, circuit schedule and demand load. * Plumbing and sewer plan, isometric, including underground diagram, water piping diagram, sewer or septic tank location, fixture units, gas piping and vents, heating and air conditioning diagram. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans. Landscape Maintenance District plans shall be submitted directly to the Planning and Development Department, Development Services Division. Landscape plans shall be approved prior to the issuance of any Building Permits.
5. Submit two (2) sets of structural calculations, energy conservation calculations and soils reports. Architects/Engineers stamp and wet signature is required prior to submittal of plan check.
6. Upon plan check submittal there may be additional Building Department requirements.
7. Separate permits are required for all fences, walls, swimming pools, PV Solar and paving. Provide heading on title sheet Under Separate Permit; list items to be installed under separate permit.
8. Comply with the Corona Burglary Ordinance # 15.52 (see Corona Municipal Code @ https://codelibrary.amlegal.com/codes/corona/latest/overview ).
9. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.
10. Dwelling Units (SFD) shall not be occupied until a Certificate of Occupancy has been issued by the Building Official.
11. Provide the Residential Mandatory Measures as required by the California Green Building Standards Code.
12. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant, and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval.
13. All fees, including but not limited to, occupancy fees, property development tax, and school fees must be paid in full prior to issuance of building permits. Any development impact fees that apply to the project must be paid in full prior to NIC or CofO issuance.
Project Number: PP2022-0002
Applied: 5/25/2022 Approved:
Closed: Expired:
Status: RECEIVED
Parent Project: DPR2022-
0003
118 residential condominium units (TTM 38277)
Site Address: ARANTINE HILLS PA-14 ,
ARANTINE HILLS HOLDINGS LP
4400 MACARTHUR BLVD SUTIE 740 NEWPORT BEACH CA,
92660
Description:
Applicant:
PP2022-0002 1 of 10 (Continued on next page)
Project Conditions
City of Corona
BUILDING Dana Andrews
14. Provide list of Deferred Submittals for the project on the title sheet of plans w/ note: Deferred Submittals shall be submitted to Building Dept for Review & Approval before beginning installation.
15. Provide List of Required Special Inspections Per 2019 CBC Section 1705 & Required Structural Observations for the project.
16. This Project requires a Pre-Construction Meeting with your Building Inspector. Prior to requesting any inspections, contact the Building Inspection Supervisor at 951-736-3774 to determine the inspector assigned to the project and to schedule your preconstruction meeting.
FIRE Cindi Schmitz
1. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.
2. Provide a minimum twenty-five (25) foot inside and fifty (50) foot outside radius for access drive(s).
3. Street and drive grades shall not exceed 10% unless approved by the Fire Chief and City Engineer.
4. A Knox Padlock shall be provided for gate(s) in this project. To apply for a Knox product visit https://www.knoxbox.com/
5. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.
6. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only
7. Provide one-hour constructed eaves for all homes located within two hundred (200) feet of wildland areas. Entire house perimeter shall comply.
8. Fuel modification is required for this project. Consult with a qualified firm to provide a submittal to the fire department for review and approval.
9. Provide Class A roofing material on all structures per the Corona Municipal Code.
10. This development is located in an area that requires a fire facility fee of $231 and acre per the Corona Municipal Code. This fee is due prior to building permit issuance.
11. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.
12. At no time shall fire hydrants or fire lanes be blocked by building materials, storage, equipment, and/or vehicles.
13. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.
PLANNING Sandra Yang
1. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the Arantine Hills Specific Plan, including the payment of all required fees.
2. The applicant or his successor in interest shall comply with the mitigation measures in the Arantine Hills Environmental Impact Report certified August 15, 2012 and Supplemental EIR for the Arantine Hills Specific Plan certified May 19, 2016
3. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.
PP2022-0002 2 of 10 (Continued on next page)
Project Conditions
City of Corona
PLANNING Sandra Yang
4. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.
5. This permit hereby allowed is conditional upon the privileges being utilized by the securing of the first permit thereof, precise plan permit within two (2) years after the effective date of the Precise Plan approval and if construction work is not begun within said time and carried on diligently to completion, this authorization shall become void, and any privilege or permit granted shall be deemed to have lapsed.
6. This map is subject to the MSCHP fee for residential developments according to the density categories of Low, Medium, and High Density Residential. Fees shall be paid at the time building permits are issued.
7. a) The project shall comply with the approved exhibits and conditions of approval for PP2022-0002. b) In the event any portion of the site is sold to a guest builder for development, if approved plans are modified, the guest builder shall consult with the assigned project planner from the Planning Division to determine if a precise plan modification is warranted. In addition, all respective development standards shall be met including required parking at the time of that development.
8. The Covenants, Conditions and Restrictions (CC & R's) must regulate on-street parking to preserve adequate access for emergency response vehicles, access to mail facilities, and sufficient space for rubbish containers for all units.
9. The CC & R's must reflect easements for all areas of HOA maintenance including downslopes from private yards in accordance with the associated TTM 38277.
10. The development is subject to the conditions and terms of the Development Agreement between the City of Corona and Arantine Hills Holding L.P (DA15-001) and the amended Development Agreement approved in November 2018.
11. View fencing is permitted in the locations shown on the Conceptual Fence and Wall Plan (Exhibit 15), and shall be constructed of wrought iron, glass or a combination of decorative block and glass. A minimum 6-foot high perimeter noise barrier shall be constructed for the lots that are identified on the Conceptual Fence and Wall Plan as requiring a noise barrier from freeway noise. The noise barrier shall be constructed of decorative block, glass or a combination of decorative block and glass.
Retaining walls visible from the street shall be of decorative material. Separate fence/wall plans are required for plan check and permitting. No freestanding fence or wall can exceed three (3) feet in height in front yard setbacks or in ten foot corner cut-off areas for vehicle/pedestrian visibility.
12. The precise grade plan shall provide each unit a minimum 10' x 5' concrete trash pad at the side of the unit. The trash pad shall be screened behind the side yard return gate. In addition, a minimum 3-foot wide sidewalk shall be provided from the trash pad to the driveway.
13. All garages shall be automatic sectional metal roll-up garage doors.
14. All garages shall have a minimum unobstructed 2-car parking area of 18' wide by 20' deep. No trash bins shall be kept inside the garages, unless it can be demonstrated that the trash bins do not obstruct the 18' x 20' parking area.
15. Prior to the issuance of a Certificate of Occupancy for each phase of development, the front yard for each unit and the parkways and all HOA maintained areas adjacent to each phase of development shall be constructed and landscaped per City standards and the Arantine Hills Specific Plan requirements. Landscape plans are required for the residential lots. Separate landscape plans are required for all areas to be maintained by the HOA (slopes, parks, parkways, street trees, open space, etc).
Landscape plans must be submitted for plan check prior to the issuance of building permits for the residential units. For landscape plan check, please submit the landscape plans to the City of Corona Building Division for review and approval. At time of submittal, the master developer or guest builder shall also submit a landscape deposit directly to the Planning Division in the amount of $5,000 to cover the costs of the Planning Division's plan check and inspection services related to the landscape plan. This deposit is required for each landscape plan check submittal. Any money left remaining from the deposit will be returned to the master developer or guest builder at time of the project is completed.
PP2022-0002 3 of 10 (Continued on next page)
Project Conditions
City of Corona
PLANNING Sandra Yang
16. Landscape plans are required for slopes over four (4) feet in height with slopes greater that 4:1 requiring erosion control planting. Plans shall be submitted for plan check prior to the issuance of a building permit for the residential units or planning area.
17. All windows facing a street shall be provided with enhanced architectural treatments in the form of stucco trims, pots shelves, shutters or other design elements appropriate to the architectural style.
18. To mitigate potential noise from air condenser units, higher quality sound-rated condenser units (sound power levels from 50 to 60 dBA) shall be specified with manufacturer-provided sound blankets or covers and approved by the city's Building Official.
Units shall also be placed strategically for the least amount of noise impact to adjacent receivers.
19. A Model Home Permit through the Board of Zoning Adjustment shall be obtained for any proposed model home complex associated with TTM 38277.
20. All signage shall be designed in accordance with the design guidelines in the Arantine Hills Specific Plan.
21. The air conditioner units shall adhere to the performance standards for stationary noise in CMC Section 17.84.040(C)(2) and Section 17.84.040(D)(1). This is applicable to areas that have shared Exclusive Use Area boundary lines.
22. The project's HOA shall approve air conditioner unit change-outs requested by residents and the CC&Rs shall require air conditioner replacement units to be reviewed by the HOA to maintain the noise mitigation originally installed by the developer and approved by the city. The CC&Rs shall also require homeowners to maintain their AC units in good operation to minimize the rise in noise level from the equipment.
23. The applicant shall in good faith consider an expansion of the trail system along the south side of, and adjacent to, the Bedford Wash. The applicant shall meet with the Community Services Department to discuss the status of, and revisions to, the City's Trails Master Plan. If connectivity to the Bedford Wash is supported by the Community Services Department, then the applicant shall in good faith engage in discussions with the Riverside County Flood Control District, who is the owner of the property in and adjacent to Bedford Wash. The City shall be party to the discussions with the Flood Control district. After meeting with the Community Services Department and Flood Control District, if applicable, the applicant shall report to the Planning Division the constraints and opportunities of connecting trails to the Bedford Wash. [ADDED BY THE PLANNING AND HOUSING COMMISSION ON NOVEMBER 21, 2022.]
PUBLIC WORKS
1. The following are the Public Works Department, Utility Department, and Planning and Development Department Conditions of Approval for this project which shall be satisfied at no cost to any government agency. All questions regarding the intent of the following conditions shall be referred to the Planning and Development Department, Development Services Division. The applicant shall use the design standard and criteria listed below. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.
2. The developer shall comply with the State of California Subdivision Map Act; the Arantine Hills Development Agreement (DA); these Conditions of Approval; all applicable City ordinances and resolutions; the development’s adopted Arantine Hills Specific Plan, and the mitigation measures identified in the certified Environmental Impact Report for the development. Should any conflict arise between these Conditions of Approval and the DA, the DA shall prevail.
3. Prior to the issuance of a building permit for production units, TTM 38277 shall be recorded.
4. Prior to the issuance of any certificate of occupancy within TTM 38277, all improvements shall be completed as specified by Arantine Hills Specific Plan Phasing exhibits subject to approval of Public Works Director.
5. Prior to final map recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the Public Works Director that the proposed project will not unreasonably interfere with the use of any easement holder of the property.
6. The submitted plans shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said plans to be resubmitted for further consideration.
7. All existing and new utilities on the property or within city public right of way adjacent to the project shall be placed underground in accordance with City of Corona ordinances
8. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.
PP2022-0002 4 of 10 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
9. The project requires the dedication and construction of necessary utilities, streets or other improvements outside the boundaries of this development if the improvements are needed for circulation, parking and access or for the welfare or safety of future occupants of the development. These improvements are detailed in the development’s amended specific plan, Development Agreement, certified EIR, supplemental EIR, and approved Traffic Impact Analysis. The developer, his successors or assigns, shall comply with the recommendations and implement the mitigation measures in the approved EIR, Traffic Impact Analysis, and amended Specific Plan.
10. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City. In the event that the developer requires the City’s assistance to condemn said right-of-way or easements for master plan facilities only, the developer shall enter into an agreement with the City for the acquisition of said right-of-way or easements pursuant to Government Code Section 66462.5, and pay any and all costs, as determined by the City, associated with the condemnation process.
11. The developer, his successor or assigns, shall ensure that all the requirements in the technical studies approved for this development are complied with. These will include: (a) Phase I and Phase II Environmental, (b) Soils and Geological Report(s), (c) Hydrology and Hydraulic studies, (d) Traffic Impact Analysis, (e) Water, Sewer and Reclaimed Water studies (f) Sediment and Transport Study.
12. No precise grading permits for any area within the map boundary shall be issued prior to recordation of the final tract map unless approved by the Public Works Director.
13. A condo map shall be approved by the City of Corona and by the California Department of Real Estate (DRE) prior to certificate of occupancy.
14. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Public Works Department. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.
15. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following:
(a) Removal of spoils, debris or other construction material deposited on any public street no later than the end of each working day.
(b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the Public Works Director or Building Official. (c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site.
Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the Public Works Director or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.
16. All handling of solids waste, recyclables and/or construction & demolition debris during all phases of construction and post construction shall conform to the City of Corona Municipal Code, Title 8, Chapter 8.20.80, as well as conform to applicable Federal, State and local laws, rules, regulations, ordinances and all provisions.
PP2022-0002 5 of 10 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
17. Prior to building permit issuance the developer shall construct or guarantee the construction of all public and private infrastructure improvements. Said improvements shall include, but are not limited to, the following:
(a) The Construction and completion of the Bedford Bridge. (b) All street improvements for “A” through “G” Street including but not limited to street lights, curb, gutter, AC pavement, and sidewalk and temporary turnaround.
(c) All drainage facilities.
(d) All required grading, including erosion control and retaining walls. (e) All required sewer, water and reclaimed water facilities. (f) All required landscaping Lots “A”, “B”, “E”, “F”, “G”, “H”, “I”, “J”, and “K” and/or park facilities including Lots “C”, “D” and trails. (g) All under grounding of overhead utilities, except for cables greater than 33k volts. (h) Water Quality Basin.
18. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36, unless otherwise approved by the Public Works Director.
19. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil’s stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.
20. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Planning and Development Department, Development Services Division.
21. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.
Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.
22. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for the development. A copy of the SWPPP shall be made available at the construction site at all times during construction, and one copy to the Planning and Development Department, Development Services Division for review and records.
23. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.
24. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad (rough grade and soils) certifications and compaction test reports for the subject lots where building permits are requested.
25. Prior to release of grading security for each phase or phases, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans that includes Water Quality Control facilities.
26. Prior to issuance of any grading permit, where grading is proposed within environmentally sensitive areas, the developer shall be required to obtain all applicable and necessary permits from various agencies which include but are not limited to the California Department of Fish and Wildlife and the United States Army Corps of Engineers, or provide verification that the project is exempt from permit requirements.
27. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings indicating possible contamination resulting from previous use of the subject site shall be addressed and recommended actions shall be implemented.
28. All side yard down slopes that abut on to streets shall be placed in an easement for the Homeowners Association to maintain and shall have an individual water service.
29. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the Public Works Director.
PP2022-0002 6 of 10 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
30. A Preliminary Water Quality Management Plan (WQMP) that requires construction of two Bio-retention basins was approved for the entire development. Ownership and maintenance of the basins shall be the responsibility of the development master Homeowners Association (HOA). A Final WQMP (F-WQMP) shall be prepared for the Phase 2B development in substantial conformance with the approved preliminary WQMP, and shall include an analysis of the availability of the basins to treat project flows. The Phase 2B F-WQMP shall provide Site Design BMPs and Treatment Control BMPs to ensure compliance with the preliminary WQMP. No grading permit for Phase 2B development shall be issued prior to approval of the F-WQMP unless otherwise approved by the Public Works Director.
(a) Upon approval of the F-WQMP, the applicant shall submit one copy on a CD-ROM in PDF format.
31. Prior to building permit issuance, the applicant shall record Covenants, Conditions and Restrictions (CC&R’s) or shall enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved Final WQMP. Existing master CC&Rs shall be revised to include maintenance of all facilities with in the Phase 2B Development.
32. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future homeowners and/or occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved Final WQMP.
33. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.
34. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District (RCFC&WCD) standards. The drainage design shall also comply with all the provisions of the development’s amended Specific Plan.
35. Prior to approval of any improvement plans, the applicant shall submit a detailed final hydrology and hydraulics study for review and approval. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site.
36. Prior to recordation or approval of improvement plans, the improvement plans submitted by the applicant shall address the following:
(a) The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site.
(b) The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow.
(c) All lots shall drain toward the street. Residential lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system.
37. Street design criteria and cross sections shall be prepared in accordance with City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the Public Works Director.
38. The classification and sections for Streets “A”, “B”, “C”, “D”, “E”, “F”, and “G” shall conform to the Arantine Hills Amended Specific Plan and the approved Traffic Impact Analysis for the development as depicted in the Specific Plan unless otherwise approved by the Public Works Director.
PP2022-0002 7 of 10 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
39. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
(a) All public or private roadways’ vertical and horizontal alignments shall be approved by the Director of the Public Works Department.
(b) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. (c) All street intersections shall be at ninety (90) degrees or as approved by the Public Works Director. (d) All reverse curves shall have a minimum tangent of fifty (50) feet in length. (e) Undergrounding of existing and proposed utility lines on the property or within city public right of way adjacent to the project.
(f) Street lights.
40. Prior to approval of the street improvement plans, the plans shall include improvements to any affected existing streets to half width plus ten (10) additional feet past the centerline. If it is determined that the existing street is substandard, the Public Works Director may require the developer to provide full reconstruction of the street to current City standards as directed by the Public Works Director. Prior to approval of the improvement plans, the developer shall cause the Engineer of Record to make the field assessment and incorporate a design recommendation on the plans for review and approval by the Public Works Director.
41. The Public Works Director may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction (SSPWC), may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrants its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place
42. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.
43. Prior to the issuance of the first (1st) Certificate of Occupancy, the master developer shall construct and make operational the Bedford bridge, emergency vehicle access and Street “A” to Model Home access point.
44. Prior to the first building permit issuance (except for model homes) within TTM 38277, the following master plan public improvements, which are conditioned and guaranteed per the “A” Map, TTM 36294R shall be constructed and in operation:
(Prior to issuance of any model home permits, the developer shall comply with all Fire Department requirements).
Water Pipelines
(a) 12-inch waterline in Bridge from T37644 to Street “A” (b) A second 12-inch waterline in Bridge from T37644 to Street “A” Reclaimed Water pipelines
(a) 8-inch reclaimed waterline in Bridge from T37644 to Street “A” Sewer Lines
(a) 8-inch sewer line in Bridge from T37644 to Street “A” All sewer, water and reclaimed water design criteria shall be per City of Corona Standards, Specification and Design policy, City of Corona Municipal Code, California Department of Public Health Code of Regulations Title 22 and Riverside County Department of Health Services Standards unless otherwise approved by the Department of Water and Power General Manager or his/her designee.
PP2022-0002 8 of 10 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
45. Prior to approval of improvement plans, when applicable, the applicant shall submit detailed sewer and water studies, prepared by a registered civil engineer, which shall be submitted to the Planning and Development Department, Development Services Division for review and approval. The study shall analyze the existing and proposed onsite sewer and water facilities.
Results of the system analysis may require special construction for the sewer and water systems, such as upsizing downstream sewer lines, installing pressure regulators, booster pumps, special material for pipeline construction, backwater valves and construction of other appurtenances as necessary to serve the proposed development. Effects of the proposed development, engineering analysis and special construction requirements shall be submitted for review and approval by the Planning and Development Department and Utilities Department.
46. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required onsite public improvements including but not limited to, the potable water line, sewer line, reclaimed water line, potable water services, sewer laterals, reclaimed water services, double detector check assemblies and reduced pressure principle assemblies within the public right of way and/or easements.
47. The applicant shall dedicate easements for all public water, reclaimed water, and sewer needed to serve the project in accordance the Department of Water and Power standards. The minimum easement width shall be 20 feet for one utility and 24 feet for more than one public utility facility. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the Utilities Department General Manager or his/her designee.
48. The Project will be required conform to Corona Municipal Code section 17.70.070 as it pertains to irrigation of landscape areas and the use of reclaimed water.
49. The project will be required to conform with City of Corona Municipal Code Section 13.14.080 as it pertains to providing dedicated publicly owned water meters for each residential property and residential unit. This includes single and multi-family properties.
50. Prior to issuance of any building permits, the Developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.
51. Prior to building permit or map recordation, whichever comes first, the Developer shall pay the appropriate Quimby, Park Improvement, and Drainage fees as specified in the Development Agreement.
52. Prior to public improvement plan approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive isle or path of travel.
53. Prior to issuance of any building permits a domestic water and fire flow system shall be approved by the Department of Water and Power and constructed by the Developer, to the satisfaction of the Department of Water and Power and Fire Chief.
54. Fire Hydrants shall be a maximum 300 feet apart or as directed by the Fire Department.
55. The applicant shall provide a separate reclaimed irrigation water service for all HOA/ CFD landscaped lots or easements.
56. Prior to building permit issuance, the developer shall construct or guarantee the construction of all HOA/CFD landscaping and irrigation improvements.
57. The developer shall install automatic irrigation to all street trees separated from adjacent residences by a fence or wall prior to the issuance of a Certificate of Occupancy.
58. Street trees shall be a minimum 24" box size and installed per City Standard Plan no. 614-0. The City Street Tree Planting detail is to be included in all submitted landscape plans.
59. All onsite and parkway landscaping shall be planted with California friendly plant pallet. Planting shall conform to the Landscape Design Guidelines for Residential Development.
60. Manhole rim elevations shall be lower than all pad elevations immediately downstream; otherwise a back flow prevention valve will be required.
61. Static pressures exceeding 80 psi require an individual pressure regulator.
62. Reclaimed water shall be used for any construction activity except for the testing of potable water facilities. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water.
PP2022-0002 9 of 10 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
63. Prior to the issuance of the first (1st) Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer’s successors in interest, at no cost to the City of Corona.
64. Prior to the recordation of subsequent tract maps and/or issuance of any building permits, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be calculated at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances and/or as specified in the Arantine Hills Development Agreement and shall take into account any applicable impact fee credits.
65. The private parks listed as lots “C” and “D” and open space lots "B" and "F" are eligible for Quimby credit per the Arantine Hills Development Agreement (DA) and are only honored after construction of the parks. 10 of 10
Project Conditions
City of Corona
Gates
Gates
Bedford Wash
Tract 37644
(490 Units)
Tract 37030
(393 Units)
TTM 38277
-Project Site -
(118 Units)
May 25, 2022
Ms. Sandra Yang
Senior Planner
CITY OF CORONA
400 S. Vicentia Avenue
Corona, CA 92882
Subject: Arantine Hills – Precise Plan – Tentative Tract Map 38277 Review (1
st Submittal – 5/25/2022)
Dear Ms. Yang:
On behalf of Arantine Hills Holding, LP, Pacific Ventures Management LLC is submitting a Precise Plan Application for Bedford at Arantine Hills TTM 38277 (‘B’ Map) project in the City of Corona for the future development of 118 residential units, parks, landscaping and related infrastructure improvements. TTM 38277 will consist of Medium Density Residential (Planning Area 14) and a Private Park (Planning Area 15).The project site is surrounded by the Bedford Channel to the north and the commercial plaza Bedford Marketplace beyond that, to the south is open space and scattered rural residential lots, to the west (northwest) is Phase 2 of the Bedford project, residential tract 37644, and to the east is interstate 15 and vacant agricultural land beyond that. Topography of the site has elevation ranges from approximately 900’ to 1050’ above mean sea level (amsl), sloping towards the southeast project boundary.
Subdivision improvements associated with TTM 38277 will include but are not limited to street improvements, sewer, water, reclaimed water, storm drain, water quality basin, retaining walls, landscaping and related dry utilities in accordance with the Arantine Hills Specific Plan. The project proposes 7 private streets (streets “A” – “G”) totaling approximately 4,400 linear feet.
Sewer and water improvements are proposed and the service purveyor will be the Corona Department of Water and Power. Private storm drain improvements will include the construction of 18”, 24” and 36” RCP storm drain lines. The proposed storm drain lines will discharge into a proposed private water quality/detention basin located in the south east corner of the proposed TTM 38277.
Parking is accounted for by means of individual attached private two-car garages as well as utilizing the individual private 2 car driveways. The streets have been designed to allow for parking along both sides of the street and allow for two-way traffic. This additional parking will accommodate any guest parking requirements.
Listed below is a summary of the items included in the submittal package as required by the City of Corona’s Application for Precise Plan Submittal Checklist:
1. Completed and Signed Application Form
2. Processing Fees for Precise Plan Review
3. Photo Site Exhibit
Ms. Sandra Yang
Senior Planner
CITY OF CORONA
May 25, 2022
4. Project Description Letter
5. Grant Deed
6. Title Report
7. 1 Set – Hydrology Report
8. 1 Set – Water Quality Management Report
9. Twenty (20) full size copies of Site Plan (11 Sheets) folded to 8 ½” x 14”
10. Twenty (20) 11x17 copies of complete package (Architecture, Civil, Landscape)
11. One (1) 11x17 copies of Building Renderings, Building Elevations, Preliminary Landscape Plan
12. One (1) 8.5x11 Reduction of all plans
13. CD w/ pdf of Submittal Package and Environmental Studies Should you have any questions regarding the submittal package or need additional information please do not hesitate to call me at (949) 330-0157 or email to [email protected]
Sincerely,
HUNSAKER & ASSOCIATES IRVINE, INC.
Quinn Paulin Aguero
Planner
QP:tl
xc: Brian Milich, Arantine Hills Holdings, LP
Doug Staley, H&A
Brian Lowell, H&A
W.O. 4455-7
(f\c\wo\4455\7 L06-qp.docx)