City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 23-0949
PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 11/20/2023
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
APPLICATION REQUEST:
PM 38694: Parcel Map application to subdivide 1.48 acres into two (2) parcels for single family residential purposes and two (2) lettered lots for right-of-way purposes, located at the southeast corner of Upper Drive and Lester Avenue, in the A-14.4 (Single Family Residential, minimum lot size of 14,440 SF) zone. (Applicant: Sajid Bari Syed, 1505 Sunshine Circle, Corona, CA 92881) RECOMMENDED ACTION:
That the Planning and Housing Commission recommend APPROVAL of PM 38694 to the City Council, based on the findings contained in the staff report and subject to the conditions of approval, and find that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Section 15332.
PROJECT SITE SUMMARY
Area of Property: 1.48 acres
Existing Zoning: A-14.4, (Single Family Residential - 14,400 sq. ft. minimum lot size) Existing General Plan: ER (Estate Residential, 3-6 du/ac) Existing Land Use: VR (Vacant Residential)
Proposed Land Use: SFR (Single Family Residential)
Surrounding Zoning/Land Uses:
N: SFR zone /Single Family Residence
E: A-14.4 / Single Family Residence
S: A-14.4 / Single Family Residence
W: A-14.4 & R1-20 /Single Family Residence
BACKGROUND
The project site is a 1.48-acre vacant lot located on the south side of Upper Drive and east of Lester Avenue. The property is zoned A-14.4, which is a single-family residential zone with a minimum lot size requirement of 14,400 square feet. The surrounding land uses consist of single-family residences City of Corona Page 1 of 6 Printed on 11/21/2023
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size requirement of 14,400 square feet. The surrounding land uses consist of single-family residences on lots varying from 7,200 to 20,000 square feet.
The applicant, Mr. Sajid Bari Syed, is proposing to subdivide the project site into two parcels for the future development of single-family homes. The subdivision of the site is designed to be a continuation of the adjacent residential tract, Tract 31373, which surrounds the project site to the west, south and east. The applicant has designed the lots to have the front yards and primary access from Sallie Jeffreys Way, which is consistent with the lots in Tract 31373. The applicant will extend the existing perimeter block wall east of the project site across the project’s north perimeter to create a seamless streetscape along Upper Drive. The applicant intends to join the same homeowner’s association (HOA) that was established for Tract 31373.
PROJECT DESCRIPTION
Parcel Map 38694 is a proposal to subdivide 1.48 acres into two parcels. Parcel 1 is 37,838 square feet (0.869 acres) and Parcel 2 is 24,719 square feet (0.57 acres). Both parcels comply with the A14.4 zone’s minimum lot area requirement of 14,400 square feet, as well as the minimum lot width and depth requirements of 90 feet and 100 feet, respectively. The parcel map also includes two lettered lots, Lots A and B, which are required to be dedicated to the City for right-of-way purposes.
Lot A is located on the west side of Parcel 1 and Lot B is located on the north side of Parcel 2. The parcel map is attached as Exhibit 2 and is summarized in the table below.
Table A: Lot Summary Table
Parcel Number Use Lot Area Acreage
1 Single family residential 37,838 square feet 0.869 acres 2 Single family residential 24,719 square feet 0.57 acres A Right-of-way purposes for
Lester Avenue
208 square feet 0.004 acres
B Right-of-way purposes for
Upper Drive
1,707 square feet 0.039 acres
Both parcels will take primary access from Sallie Jeffreys Way to the south, with Parcel 1 having a secondary driveway on Lester Avenue. The access from Sallie Jeffreys Way will be provided through another lot identified on the parcel map as Lot H of Tract 31373, which is currently situated between the project site and Sallie Jeffreys Way. Lot H is a remanent strip of property created by Tract 31373 and currently serves no functional or beneficial purpose for Tract 31373. The HOA for Tract 31373 is currently responsible for maintaining Lot H. The applicant has a recorded easement agreement with the HOA to allow Parcels 1 and 2 to take access from Sallie Jeffreys Way through Lot H. The agreement is attached as Exhibit 6. The applicant was granted approval of a minor variance (VMIN2023-0003) from the City’s Zoning Administrator to allow for the lots to take access through Lot H pursuant to Section 17.99.060 of the Corona Municipal Code. Access from Upper Drive was not feasible due to 2:1 slopes that currently exist along the north perimeter of the project site and was also not logical given the orientation of the adjacent and nearby lots in the neighborhood, which front Sallie Jeffreys Way.
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The applicant is required to landscape the 2:1 slope located along the north perimeter of the project site adjacent to Upper Drive and construct a six-foot high perimeter block wall at the top of the slope to match the existing tan-colored block wall that was constructed for Tract 31373. The applicant is required to place the slope within a landscape easement which will be dedicated to the HOA of Tract 31373 for maintenance purposes.
The project site is designated Estate Residential per the City’s General Plan land use map. The Estate Residential designation allows 0 to 3 dwelling units per acre (du/ac). The project site is also designated Estate Residential per the South Corona Community Facilities Plan (SCCFP) land use map, which establishes a maximum allowable target density of 1.47 du/ac for the Estate Residential designation. The subdivision proposed by PM 38694 results in a density of 1.39 du/ac, which is consistent with both the City’s General Plan and the South Corona CFP.
PUBLIC IMPROVEMENTS
The sections of Lester Avenue and Upper Drive adjacent to the project site are currently improved with roadway pavement, curb and gutter, sidewalk and landscaping within the parkway. Sallie Jeffreys Way is also fully improved. The applicant is required to reconstruct the driveway on Lester Avenue for Parcel 1 to meet current city standard, and construct a missing streetlight at the southeast corner of Upper and Lester.
ENVIRONMENTAL ANALYSIS
Per Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (Infill Development Projects) categorical exemption. The project is consistent with the General Plan and Zoning; is less five acres and surrounded by urban uses; has no value as habitat for endangered, rare or threatened species; would not result in any significant effects related to traffic, noise, air quality or water; and can be adequately served by all required utilities and public services.
The Notice of Exemption is attached as Exhibit 7.
FINANCIAL IMPACT
The applicant has paid the application processing fees to cover the cost of the parcel map review.
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 response from the public regarding the proposal.
STAFF ANALYSIS
Parcel Map 38694 is consistent with the City’s General Plan, the South Corona CFP, and the subdivision standards under the A-14.4 zone. The parcels proposed by the parcel map are provided with adequate access from Sallie Jeffreys Way. All necessary public improvements within the adjacent streets including Sallie Jeffreys Way are already constructed or guaranteed with this project.
Development of the project site will result in the completion of the southeast corner of Upper and City of Corona Page 3 of 6 Printed on 11/21/2023
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Lester and will provide a seamless continuation of the adjacent surrounding neighborhood.
The Planning and Development Department recommends approval of PM 38694 based on the findings listed below and staff’s recommended conditions of approval, which are attached as Exhibit
3. FINDINGS OF APPROVAL FOR PM 38694
1. A Notice of Exemption has been prepared for the project pursuant to Section 15332 (Infill Development Projects) of the State Guidelines of the California Environmental Quality Act (CEQA), because the project is consistent with the General Plan and Zoning; is less five acres and surrounded by urban uses; has no value as habitat for endangered, rare or threatened species; would not result in any significant effects related to traffic, noise, air quality or water; and be adequately served by all required utilities and public services. Therefore, there is no possibility of significant environmental effects associated with this project.
2. Pursuant to California Government Code Section 66411.1 this division of land necessitates the inclusion of Conditions of Approval for the following reasons:
a. The guarantee of the construction of missing improvements on Lester Avenue adjacent to the project site is necessary for the public's safe access to and around the site. b. The improvements that are required as part of the subdivision proposed by PM 38694 are a necessary prerequisite to the orderly development of the surrounding area.
3. None of the conditions provided in Section 66474 of the California Government Code exist for the following reasons:
a. The subdivision proposed by PM 38694 results in a density of 1.39 dwelling units per acres, which does not exceed the General Plan’s maximum allowable density limit of 3 dwelling units per acre for the Estate Residential designation and the South Corona Community Facilities Plan of 1.47 dwelling units per acre for the Estate Residential designation.
b. The design or improvement of the proposed subdivision is consistent with the development standards for the A-14-.4 zone under the Corona Municipal Code, Chapter
17.08. c. The site is suitable for the type of development proposed and offers adequate access from Sallie Jeffreys Way. An access easement agreement has been recorded with the County of Riverside. The access easement agreement will allow for the access from Sallie Jeffreys through “Lot H” to the residential development, as approved by minor variance VMIN2023-0003.
d. The site is physically suitable for the proposed density of 1.39 dwelling units per acre, as the site is capable of yielding two lots that meet the subdivision standards required by City of Corona Page 4 of 6 Printed on 11/21/2023
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as the site is capable of yielding two lots that meet the subdivision standards required by the Corona Municipal Code.
e. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat because the property is surrounded by urbanized development and has been disturbed by the activities associated with the construction of the surrounding single-family residences. 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 A-14.4 zone in which it is located, promoting orderly development of the project site, and any improvements that are required to be constructed with the project will adhere to the applicable city standards, codes and requirements.
g. The design of the subdivision 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 property, or the easements are being protected in place on the project site or relocated elsewhere on the property.
4. Pursuant to California Government Code Section 66464.6, 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 proposal is a subdivision of property for the purpose of building single-family residences, and does not include any development at this time. Therefore, the amount of discharge to be produce by the subdivision proposal does not alter the existing site conditions, and would not exceed the limit established by the Santa Ana Regional Water Quality Control Board as monitored by the City of Corona’s Utilities Department.
5. The proposal is in conformance with the standards of the A-14.4 Zone for the following reason:
a. The applicant’s parcels meet the A-14.4 zone development standards, the subdivision regulations, and other applicable code requirements under the Corona Municipal Code.
PREPARED BY: RENE AGUILAR, ASSOCIATE PLANNER
REVIEWED BY: SANDRA YANG, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Locational and Zoning Map
2. Parcel Map 38694
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3. Conditions of Approval
4. Conceptual Grading Plan
5. Applicant’s letter dated September 13, 2023
6. Access Agreement with HOA of Tract 31373
7. Environmental Documentation
Case Planner: Rene Aguilar (951) 739-4918
City of Corona Page 6 of 6 Printed on 11/21/2023
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UPPER DR
L
ES
TER
A
VE
PINEWOOD DR
ROADRUNNER DR
SALLIE JEFFREYS WAY
ARBENZ CIR
RIMPAU AVE
BALDWIN DR
VANDERBILT DR
CLEVELAND WAY
MURPHY CT
CLEMENCE CT
Date: 11/14/2023 ®
LOCATIONAL & ZONING MAP
PM 38694
A: Agricultural
A-14-4: Single Family Residential (14,400 s.f. min. lot size) R-1-20: Single Family Residential (20,000 s.f. min. lot size) SFR: Single Family Residential
ZONING LEGEND
A-14.4
R-1-20 Project Site:
PM 38694
SFR
SFR
SFR SFR
A
A-14.4
A-14.4
A-14.4
A-14.4
A
Details: PROPOSED PARCEL MAP TO SUBDIVIDE AN EXISTING 1.44 ACRE LOT INTO TWO PARCELS.
LIST OF CONDITIONS
DEPARTMENT CONTACT
FIRE Xente Baker
1. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.
2. 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.
3. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.
4. Provide Class A roofing material on all structures per the Corona Municipal Code.
5. 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.
6. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.
7. Smoke detectors and/or carbon monoxide detectors shall be installed per the California Building, Fire and Residential Code.
8. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.
PLANNING
1. 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.
2. 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.
Project Number: PM2023-0001
Applied: 4/13/2023 Approved:
Closed: Expired:
Status: INCOMPLETE
Parent Project:
PARCEL MAP AT 1345 SALLIE JEFFERYS, PARCEL MAP
38694
Site Address: 1345 SALLIE JEFFREYS WAY CORONA, CA 0
SAJID BARI SYED & MEMUNA SYEDA
1505 SUNSHINE CIRCLE, CORONA CA, 92881
Description:
Applicant:
PM2023-0001 1 of 5 (Continued on next page)
Project Conditions
City of Corona
PLANNING
3. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the relevant Specific Plan, if any, including the payment of all required fees.
4. The applicant shall adhere to the requirements and development standards of the underlying zone or specific plan designation and Conditions of Approval, of any future development.
5. Parcel Map 38694 shall be recorded prior to the issuance of a building permit for Parcel 1 and Parcel 2.
6. The project is subject to Riverside County's MSHCP fee at time of permit issuance.
7. The applicant shall construct a 6-foot high decorative block wall to match the tract wall for Tract 31379 along the project's street frontage adjacent to Upper Drive.
PUBLIC WORKS Cassidy Orewyler
1. The Public Works, Planning and Development, and Utilities Department comments for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the comments shall be referred to the Planning and Development Department, Development Services Division. 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 and all applicable City ordinances and resolutions.
3. Prior to recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed subdivision will not unreasonably interfere with the use of any easement holder of the property.
4. 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.
5. The submitted parcel map shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said parcel map to be resubmitted for further consideration.
6. The developer shall construct or guarantee construction of the required improvements prior to recordation of the Parcel Map because the construction of the improvements is a necessary prerequisite to the orderly development of the surrounding area.
7. All conditions of approval shall be satisfied and the final parcel map prepared and accepted by the City for recordation within 24 months of its approval, unless an extension is granted by the City Council.
8. 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.
9. All existing and new utilities adjacent to and on-site shall be placed underground in accordance with City of Corona ordinances.
10. 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 Planning and Development Department, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.
11. 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 dirt, 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 City Engineer 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 City Engineer 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.
PM2023-0001 2 of 5 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler
12. Prior to map recordation the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) Missing or deficient street improvements on Sallie Jeffreys Way and Upper Drive. b) All drainage facilities (Lester Ave and Sallie Jeffreys Way) c) All required grading, including erosion control.
d) All required water and sewer facilities.
e) All required streetlights.
f) All under grounding of overhead utilities, except for cables greater than 32k volts.
13. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the City Engineer.
14. 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.
15. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by thePlanning and Development Department, Development Services Division.
16. 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.
17. 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). The SWPPP shall be available at the project site for review.
18. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.
19. 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.
20. 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 certifications and compaction test reports for the subject lots where building permits are requested.
21. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.
22. 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 City Engineer.
23. Prior to issuance of a grading permit, the project shall incorporate LID Principles (Site Design) and Source Control BMPs, as applicable and feasible, into the project plans for review and approval by the Planning and Development Department, Development Services Division.
24. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the City Engineer.
25. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. 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. All residential lots shall drain toward the street. Lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system.
PM2023-0001 3 of 5 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler
26. Street design criteria and cross sections shall be per 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 City Engineer.
27. Prior to map recordation or building permit issuance, whichever occurs first, the applicant shall dedicate in fee all required street right-of-way on Lester Avenue to the local street standard (32-foot half width), and all existing underlying ownership on Upper Drive and Lester Ave. Said dedications shall be shown as lettered lots on the Parcel Map and continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the City Engineer.
28. Prior to map recordation the improvement plans submitted by the applicant shall include the following:
a) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. b) A Street light shall be constructed on Upper Drive, on the southeast corner of the Upper Drive and Lester Avenue intersection.
c) All proposed utility lines shall be placed underground. d) All other public improvements shall conform to City of Corona standards.
29. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. Improvements shall be replaced to the no cut condition or as required by City Standard 150.
30. 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.
31. Prior to acceptance of improvements, the City Engineer may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant 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.
32. Prior to map recordation the applicant shall annex this project into a City of Corona Community Facilities District (CFD) 2016-1 (Public Services) and 2016-3 (Maintenance Services). All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs. The developer shall be responsible to install a mow curb or other physical separation between all CFD maintained lots and HOA maintained lots.
33. Prior to map recordation the applicant shall prepare a disclosure statement indicating that the property is subject to Covenants, Conditions, & Restrictions (CC&Rs) and is within a Community Facilities District and/or Landscape Maintenance District and will be subject to an annual levy. The disclosure statement is subject to the review and approval of the Planning and Development Department, Development Services Division and shall be recorded concurrently with the final map.
34. Prior to issuance of a Certificate of Occupancy, all proposed parkway and slope maintenance specified in the parcel map or in these Conditions of Approval shall be constructed.
35. Prior to the issuance of a 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.
36. Prior to map recordation, issuance of a building permit and/or issuance of a Certificate of Occupancy, 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 collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.
37. All the potable water, reclaimed water, and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utilities Director.
38. Prior to improvement plans approval, the applicant shall ensure that all water meters or other water appurtenances shall not be located within path of travel.
39. 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.
PM2023-0001 4 of 5 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler
40. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, sewer line, potable water services, sewer laterals, and reduced pressure principle assemblies within the public right of way and-or easements.
41. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.
42. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.
43. Static pressures exceeding 80 psi require an individual pressure regulator.
44. Reclaimed water shall be used for any construction activity, unless otherwise approved by the Utilities Director or their designee. 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.
45. The applicant shall provide a separate irrigation water service for all HOA- CFD landscaped lots or easements. 5 of 5
Project Conditions
City of Corona
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Page l of 6
Recorded in Off1c1al Records
County of Riverside
Peter Aldana
Assessor-County Clerk-Recorder
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RECITALS
A. The Association is a California nonprofit mutual benefit corporation establrshed as the homeowners association for the residential common interest development known as BV Estates of Corona ( .. Development"), in Corona. California. Riverside County.
B. The Association and homes and owners within the Development arc subject to a first Amended and Restated Declaration of Covenants. Conditions & Restrictions for Bella Vista Estates recorded on September 23.2019, as Document No. 2019-0375972. in the Official Records of Riverside County, and all amendments thereto ( .. Declaration .. ).
C. Owner is the owner of real property in Corona, California on Sallie Jeffreys - APN 168-320-029 c·Property .
.
) which is currently not part of the De\'elopment or Declaration.
D. The Association owns Lot Hof Tract J 137 (APN 116-340-016) a strip of land located within the Development, as further described in Exhibit A and which borders the Property and which could be used for ingress and egress to the Property.
E. On or about July 3. 2018. the predecessor of the Property. Henri J. Rahman, entered into an agreement with the developer of the Development, Corona-Upper Drive 25. LL(' c·Owner Agreement .. ) which provided that upon certain conditions the Property would be provided an easement over Lot H.
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
TO:
☐ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Name: City of Corona
Address: 400 S. Vicentia Avenue, #120
Corona, CA 92882
Telephone: (951) 736-2262
☒ County Clerk (Riverside)
Address: 2724 Gateway Drive, Riverside, CA
92507
1. Project Title: PM38694
2. Project Applicant: Sajid Bari Syed
3. Project Location – Identify street address and cross streets or attach a map showing project site
(preferably a USGS 15’ or 7 1/2’ topographical map
identified by quadrangle name):
Southeast corner of Upper Drive and Lester Avenue
APN 116-320-029
4. (a) Project Location – City: Corona (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
PM 38694: Parcel Map application to subdivide 1.48 acres into two (2) parcels for single family residences purposes, located at the southeast corner of Upper Drive and Lester Avenue, in the A-14.4 (Single Family Residential,
minimum lot size of 14,440 SF) zone.
6. Name of Public Agency approving project: City of Corona
7. Name of Person or Agency undertaking the project,
including any person undertaking an activity that
receives financial assistance from the Public Agency
as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity:
Sajid Bari Syed
1505 Sunshine Cr.
Corona, CA 92881
8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) ☒ Categorical Exemption.
State type and section number:
Class 32 (Infill Development Projects)
Notice of Exemption FORM “A”
(e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.
State Code section number:
(g) ☐ Other. Explanation:
9. Reason why project was exempt: The project is exempted from environmental review under the California Environmental Quality Act (CEQA) because the project qualifies as a Class 32 (Infill Development Projects) categorical exemption. The project is consistent with the General Plan and Zoning; is less five acres and surrounded by urban uses; has no value as habitat for
endangered, rare or threatened species; would not result in any significant effects related to traffic, noise, air quality or water; and can be adequately served by all required utilities and public services.
10. Lead Agency Contact Person:
Telephone:
Rene Aguilar, Associate Planner
(951) 739-4918
11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ☒ No ☐
13. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: November 20, 2023 ________________________________
Signature Date: November 13, 2023
_Rene Aguilar________
Name Title: Associate Planner
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.