Corona City Council
April 3, 2024

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 24-0198

PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 03/25/2025
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

PP2023-0004: Precise Plan application for the review of the site plan, architecture, landscaping, and fence and wall design associated with the development of 546 residential condominium units and private parks in the Low Density Residential, Medium Density Residential, High Density Residential, Park and Open Space designations of the Arantine Hills Specific Plan, located southwest of Clementine Way and Hudson House Drive. (Applicant: Jason Perrine, Arantine Hills Holding LP, 4343 Von Karman Avenue, Suite 300, Newport Beach, CA 92660) RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2630 GRANTING PP2023- 0004 based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 85.51 acres
Existing Zoning: Low Density Residential, Medium Density Residential, High Density Residential, Park, and Open Space
Existing General Plan: Low Density Residential, Medium Density Residential, High Density Residential, Park, and Open Space
Existing Land Use: Vacant
Proposed Land Use: Residential, Parks, and Open Space
Surrounding Zoning/Land Uses:

N: Open Space / Open Space Slope
E: Medium Density Residential / Residential Condominiums S: Agricultural / Vacant
W: Golf Course / Eagle Glen Golf Course

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 City of Corona Page 1 of 10 Printed on 3/21/2024
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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 951 residential units, two on-site multi-purpose recreational centers, a bridge over the Bedford Channel near Interstate 15 that provides vehicular and pedestrian access from Bedford Canyon Road to a portion of the community on the south side of the channel, and a 21.7-acre commercial retail center.

The applicant, Arantine Hills Holdings, is the “master” developer of the community and is responsible for constructing the backbone infrastructure within the community, as well as obtaining the land use entitlements for each phase of residential development. The homes within the community are being constructed by guest builders.

The applicant is now seeking to develop the final two phases of Arantine Hills which are Phases 3 and 4. These two phases consist of a total 546 residential units on 85.51 acres located within the southwestern portion of the Arantine Hills Specific Plan area, west of Clementine Way. The project site borders the Eagle Glen Golf Course to the west and the Bedford Channel to the south. Bordering to the north is a large 2:1 slope with existing residential properties located on the other side of the slope. The project site (Phases 3 and 4) is situated lower than the existing homes by approximately 90 feet or more in elevation.

The applications associated with the proposal are Tentative Tract Map 38572 (TTM 38572) and Precise Plan 2023-0004 (PP2023-0004). This report is for PP2023-0004, which focuses on the site plan, architecture, landscaping and perimeter fencing for the project. TTM 38572 focuses on the creation of the lots associated with the project, which are provided in detail in a separate staff report for consideration.

The project was initially reviewed by the Development Plan Review Committee on March 9, 2023.

The applicant formally submitted the tentative tract map and precise plan applications to the city on May 22, 2023, which were reviewed by the Project and Environmental Review Committee on June 15, 2023. 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, and subsequently scheduled for the Planning and Housing Commission meeting of March 25, 2024.

PROJECT DESCRIPTION
PP2023-0004 is for the development of Phases 3 and 4 of the Arantine Hills Specific Plan. The precise plan accompanies TTM 38572 which will create residential lots for condominium purposes for these two phases. The project features a mix of dwelling unit types very similar to the residential units that were constructed in Phase 1 and currently under construction in Phases 2 and 2B (south side of the channel). The project will accommodate 546 units, two neighborhood private parks, private streets, open space, trails, and the extension of the Bedford Channel on a total of 85.51 acres. The phasing, planning areas, zoning, acreage, land use and density of the project are summarized in the table below.

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Table 1: Project Summary
All of the residential units are proposed as either detached or attached condominium homes. There are six different product types which are permitted in their respective zoning. As shown in Table 1, the density proposed for each residential planning area falls within their respective allowable density range that has been established by the specific plan. The project has been evaluated for compliance with the development standards imposed for each planning area with respect to minimum building setbacks, distance between buildings, living area, maximum lot coverage, open space requirements and parking. Every unit is provided with a washer and dryer closet and private open space in the form of a porch, patio and/or yard. The following sections provide additional information on the different residential product types.

Single Family Detached Units
Planning Areas 1 and 17 will be developed with 127 “single family detached” units. Both planning areas are zoned Low Density Residential (LDR). Because these are condominiums, each unit will be constructed on an exclusive use area (EUA) that will allow the residents of each unit to have exclusive use of their own front, side and rear yards. The EUA’s will be separated by fencing. Two different EUA sizes are proposed:
· 55 SFD units have a minimum EUA of 50 feet in width by 80 feet in depth. · 72 SFD units have a minimum EUA of 47 feet in width by 80 feet in depth.

The EUA sizes meet the specific plan’s minimum EUA requirement of 2,700 square feet per condominium unit.

Six different floor plans are proposed for the SFD product. Five of the floor plans are two-story units, and one is a one-story unit. The living areas range in size from 1,527 to 2,892 square feet.

Each unit has its own attached two-car garage with direct access from a private street. The number of bedrooms and bathrooms ranges from 3 to 4 bedrooms and 2 to 3 bathrooms. Some of the floor plans include a bonus room that can be converted into an extra bedroom. A concrete trash pad for City of Corona Page 3 of 10 Printed on 3/21/2024
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plans include a bonus room that can be converted into an extra bedroom. A concrete trash pad for receptable waste bins is provided in the side yard of each unit.

The minimum parking requirement for the SFD product is a two-car garage for every unit. As each unit is provided with its own garage, the project meets the parking requirement.

Alley Loaded Units
A total of 56 “alley loaded” detached units are proposed within Planning Areas 2 and 2A, which are zoned Medium Density Residential (MDR) and High Density Residential (HDR), respectively. Each unit is two stories and has an attached two-car garage that is accessible from a common 24-footwide alley.

Three floor plans ranging from 2,473 to 2,818 square feet are proposed. The floor plans offer 4 to 5 bedrooms and 3 bathrooms. Each unit is provided with a private yard along the side of the unit which can accommodate the storage of receptable waste bins.

The minimum parking requirement for the alley loaded units is a two-car garage per unit. As each unit is provided with its own garage, the project meets the parking requirement.

Tri-Plex Units
A total of 84 “tri-plex” units are proposed within Planning Areas 2 and 17A which are both zoned MDR. The units are clustered into groups of three units that are detached. Two of the units are two stories and the third unit is comprised of a single floor located above the garages. The units are separated by a courtyard that is partitioned into private yards to serve the three units.

Three floor plans ranging from 1,536 to 1,818 square feet are proposed. The floor plans have 3 to 4 bedrooms and 2 to 3 bathrooms. Each unit has a detached two-car garage which has been sized to accommodate the storage of receptable waste bins without obstructing the code’s minimum two-car parking space requirement of 18 feet wide by 20 feet deep.

The minimum parking requirement for the tri-plex units is a two-car garage per unit. As each unit is provided with its own garage, the project meets the parking requirement.

Townhome Units
A total of 113 “townhome” units are proposed in Planning Areas 2 and 2A, which are zoned MDR and HDR, respectively. The townhome units are attached as six- and seven-plex buildings. Each unit is two stories and has an attached two-car garage that is accessible from a common 24-foot-wide alley.

There are also uncovered parking spaces located throughout the townhomes site in order to meet the specific plan’s parking requirement established for attached residential units. This is discussed further below.

Three floor plans ranging from 1,415 to 1,640 square feet are proposed. Each floor plan includes 3 bedrooms and 2.5 bathrooms. The garages are designed to accommodate the storage of receptable waste bins without impacting the code’s minimum two-car parking space requirement of 18 feet wide by 20 feet deep.

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The minimum parking requirements for the townhome units are the following:
· Studio or Single Bedroom Units - 1 covered space plus 0.5 uncovered space · 2 Bedroom Units - 2 covered spaces
· 3 or More Bedroom Units - 2 covered spaces plus 0.5 uncovered spaces · Guest Parking - 1 uncovered guest space per 5 units
All of the townhome units have 3 bedrooms per unit; therefore, this site requires 226 covered parking spaces, 57 uncovered parking spaces, and 23 uncovered guest parking spaces, for a total of 306 parking spaces which must all be located on-site.

The project is providing 226 garage spaces to meet the covered parking requirement, 57 uncovered parking spaces on-site to meet the uncovered parking requirement, and 23 uncovered guest parking spaces on-site to meet the guest parking requirement. Therefore, the project meets the parking requirements for the townhome units.

Duplex Units
The project proposes 102 “duplex” units within Planning 2A, which is zoned HDR. The duplex units consist of two units attached by a shared wall. Each unit is three stories and has an attached two-car garage that is accessible from a common 24-foot-wide alley. Additional uncovered parking spaces are located throughout the duplex site for residents and guests.

Three floor plans ranging from 1,398 to 1,572 square feet are proposed. The floor plans offer 3 bedrooms and 2 to 3.5 bathrooms. Similar to the townhome and tri-plex units, the garages for the duplex units have been designed to accommodate the storage of receptable waste bins without impacting the code’s minimum two-car parking space requirement of 18 feet wide by 20 feet deep.

The minimum parking requirements for the duplex units are the following:
· Studio or Single Bedroom Units - 1 covered space plus 0.5 uncovered space · 2 Bedroom Units - 2 covered spaces
· 3 or More Bedroom Units - 2 covered spaces plus 0.5 uncovered spaces · Guest Parking - 1 uncovered guest space per 5 units
All of the duplex units have 3 bedrooms per unit; therefore, this site requires 204 covered parking spaces, 51 uncovered parking spaces, and 20 uncovered guest parking spaces, for a total of 275 parking spaces which must all be located on-site.

The project is providing 204 garage spaces to meet the covered parking requirement, 51 uncovered parking spaces on-site to meet the uncovered parking requirement, and 20 uncovered guest parking spaces on-site to meet the guest parking requirement. Therefore, the project meets the parking requirements for the duplex units.

Six-Pack Units
The project proposes 64 “six-pack” units within Planning Area 17A which is zoned MDR. The units are clustered into groups of six detached units that take access from a common alley. Each unit is two stories and has its own attached two-car garage. Three floor plans ranging from 1,826 to 2,175 City of Corona Page 5 of 10 Printed on 3/21/2024
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two stories and has its own attached two-car garage. Three floor plans ranging from 1,826 to 2,175 square feet are proposed. The floor plans offer 3 to 4 bedrooms and 2.5 to 3 bathrooms. The largest plan offers a bonus room that can be converted to a fifth bedroom. All units have their own private side and rear yards that can accommodate the storage of waste receptable bins.

The minimum parking requirement for the six-pack units is a two-car garage per unit. As each unit is provided with its own garage, the project meets the parking requirement.

Architecture
Chapter 7 of the Arantine Hills Specific Plan establishes design guidelines intended to ensure high quality cohesive design for the community. The primary architectural themes established by the specific plan include Mediterranean and California Heritage. The Mediterranean them has three substyles that include Spanish Colonial, Spanish Monterey and Italian/Tuscany. The California Heritage theme has two substyles that include California Bungalow and American Farmhouse.

The project proposes a variety of architectural styles that are variations of the specific plan’s approved architectural themes. The styles include Spanish Colonial, Transitional Farmhouse, American Farmhouse, Contemporary Ranch, California Bungalow, Spanish Monterey, Transitional Spanish, and Tuscany. All of the styles have concrete tiles for the roof and stucco walls combined with accent materials including stone veneer, board and batten, or horizontal siding. The fronts of the units have varying designs and architectural embellishments such as decorative lighting, iron details, window trims, awnings or pot shelves depending on the architectural style. Overall, the project’s architectural styles, materials and color schemes are consistent with the specific plan. The architectural plans are attached as Exhibits 5-11.

Access and Circulation
The project is being developed as part of a private residential community with gated entrances located on Clementine Way and on the southern end of Bedford Canyon Road. Clementine Way will provide access to proposed “A” Street within the project. Hudson House Drive will be extended from the existing roundabout at the intersection of Hudson House Drive and Clementine Way to the project. Hudson House Drive will provide access to several interior streets that will provide direct access to the units within the project.

Hudson House Drive has an overall right-of-way width of 73 feet which includes 40 feet of roadway pavement from curb to curb. The north side of Hudson House Drive will have 8 feet of landscaped parkway with a 5-foot-wide sidewalk. The south side of Hudson House Drive which abuts the proposed Bedford Channel extension will have 8 feet of landscaped parkway with a 12-foot-wide multi-purpose trail which will be paved for pedestrian and bike use to match the trail that was constructed along the segment of Hudson House Drive, east of Clementine Way. The applicant is required to dedicate an easement over the multi-purpose trail to the City for public use. The multipurpose trail terminates at the westerly boundary of the project site and transitions to a private trail as it turns northward. The applicant has agreed to provide trailhead amenities near the westerly end of the multi-purpose trail for the public’s use. The amenities include a bench, signage, trash can, water fountain and bike repair station.

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The interior streets within the project are designed per the private street standards established by the Arantine Hills Specific Plan. The streets within the project have an overall right-of-way width of 56 feet, which includes roadway pavement, sidewalks and landscape parkways. The Arantine Hills Specific Plan allows streets with a right-of-way width of 56 feet to have on-street parking on both sides of the street.

Bedford Channel Improvements
The applicant will be extending the Bedford Channel to the southwestern boundary of the project.

The applicant will construct the channel and the Riverside County Flood Control & Water Conservation District (RCFC & WCD) will maintain the channel. The improvements within the channel will include riprap on both sides and a 15-foot-wide maintenance road for RCFC & WCD personnel that wraps around the westerly end of the channel.

Staff has been in discussions with the RCFC & WCD to allow the maintenance road within the western portion of the channel to be used for public trail purposes. The RCFC & WCD supports the City’s request and requires the City to enter into a license agreement with the RCFC & WCD and obtain an encroachment permit from them for the public trail. The trail would allow the public to cross the channel from the proposed trailhead located on the north side of the channel to the south side of the channel. The Conditions of Approval require the applicant to construct or guarantee the construction of the trailhead and trail improvements within the channel. In addition, the applicant is responsible for all costs associated with the preparation of the license agreement between the City and RCFC & WCD. A copy of the letter from the RCFC & WCD with an exhibit depicting the alignment of the trail within the channel is attached as Exhibit 16.

The applicant’s site plan conceptually depicts the location of a future bridge over the Bedford Channel for informational purposes. The applicant has indicated to staff that the applicant has an agreement with the McMillian family who owns the property on the south side of the channel to allow access through the Bedford development to the McMillan property. The bridge will be designed and constructed by the developer of the McMillian property which is unknown at this time. The actual location and design of the bridge will be reviewed by city staff when the McMillian property is developed in the future.

Landscaping, Parks and Amenities
The streets, parks, and open space areas will be landscaped per the applicant’s conceptual landscape plan attached as Exhibit 12. The plan consists of climate adaptive and drought tolerant plant materials that comply with the specific plan’s landscape requirements. Trees are proposed throughout the development to enhance the streetscapes, soften the slopes and residential buildings, provide shade for recreational areas, and beautify the overall development. The project includes a linear park with a meandering walkway and trees located along the north side of “A” Street and a 1.7 -acre park that includes a large open turf field, pool, picnic area, and multi-purpose recreation building. Both parks are private. A conceptual park plan is attached as Exhibit 13.

The southern portion of the project site is located in a high fire severity zone. To reduce the threat of wildland fires, the Conditions of Approval require the applicant to submit a final fuel modification plan to the Fire Department for review and approval. The fuel modification plan will impose certain landscaping requirements and prohibit the use of certain plant species in the designated fuel City of Corona Page 7 of 10 Printed on 3/21/2024
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landscaping requirements and prohibit the use of certain plant species in the designated fuel modification zones.

The applicant’s trail plan, Exhibit 14, provides an overview of the trail, sidewalk, and bicycle lane connectivity between the project site and the prior approved phases within the Bedford Community.

The plan also includes a conceptual layout of the trailhead amenities between Hudson House Drive and the channel. Although the residential community is gated, the community includes public trails that are accessible to the general public. The public trails are located along the west side of Clementine Way, east side of Bedford Canyon Road and south side of Hudson House Drive. All other trails and sidewalks that are located within the project are private and are intended for use by the residents living within the community.

Fences and Walls
A six-foot high decorative block wall will be installed along all street facing side and rear yards of the single family, six-pack and alley loaded units and in between the alley loaded units and park sites.

For the units that have private yards, the interior fencing for the private yards will be constructed of six-foot high vinyl fencing. A six-foot high block wall is required as a heat radiation barrier between the slopes and units that are located along the western and northern edges of the project. 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 the Arantine Hills Environmental Impact Report (EIR) certified by the City of Corona on August 15, 2012 (SCH No. 2006091093), Supplemental EIR certified on May 19, 2016, Addendum to the Arantine Hills EIR adopted on December 19, 2018, and a Supplemental EIR certified on May 20, 2020. The City has determined that no additional environmental review is necessary in connection with its consideration of TTM 38572 and PP2023-0004, as the applications propose no changes to the project analyzed under the certified EIR, Supplemental EIRs and Addendum, and all of the criteria and circumstances that would require further environmental review pursuant to CEQA Guidelines § 15162(a) do not exist.

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 response to the public notice.

STAFF ANALYSIS
PP2023-0004 proposes a variety of residential product types at varying densities and two park sites with amenities to serve the future residents within the community. The plotting of the units, densities, architectural styles, floor plans, fencing, and landscaping have been evaluated for compliance with the development standards imposed by the Arantine Hills Specific Plan. The project is compatible with the developments approved in the prior phases because they are subject to the City of Corona Page 8 of 10 Printed on 3/21/2024
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is compatible with the developments approved in the prior phases because they are subject to the same specific plan requirements. Phases 3 and 4 maintain connectivity between Eagle Glen Parkway and the other phases within the Bedford Community via trails, sidewalks and bicycle access. The project overall will implement the final phases of the Arantine Hills Specific plan and the General Plan goals and policies that relate to providing a variety of housing types to meet the growing housing needs of residents in the area. Therefore, PP2023-0004 is recommended for approval based on the finding of approval below and the recommended conditions of approval in Exhibit 4.

FINDINGS OF APPROVAL FOR PP2023-0004

1. The project has been fully evaluated as part of a master plan comprehensively evaluated under the Arantine Hills Specific Plan EIR certified August 15, 2012 (SCH No. 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 17.91.070 of the Corona Municipal Code do exist in reference to PP2023-0004 for the following reasons:
a. The proposal is consistent with the General Plan land use designations of Low Density Residential, Medium Density Residential, High Density Residential, Park, and Open Space as shown by the city’s General Plan land use map and is in accordance with the goals and policies related to the project site and residential development in general. b. The proposal is consistent with the Low Density Residential, Medium Density Residential, High 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 uses and densities permitted under the respective land use designations, development standards and design guidelines of the Arantine Hills 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 Environmental Impact Report certified August 15, 2012, Supplemental Environmental Impact Report certified May 19, 2016, and Addendum to the Environmental Impact Report adopted December 19, 2018. 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 exhibits 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 City of Corona Page 9 of 10 Printed on 3/21/2024
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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, 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.

3. The proposal is consistent with Arantine Hills Specific Plan (SP09-001) for the following reason:
a. The project implements the Low Density Residential, Medium Density Residential, High Density Residential, Park, and Open Space land use designations of the Arantine Hills Specific Plan by complying with the permitted uses, development standards, and design guidelines applicable to each respective land use designation.

PREPARED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Resolution No. 2630

2. Locational and Zoning Map

3. Site Plan

4. Conditions of Approval

5. Single Family Detached Units Elevations and Floor Plans 50’ x 80’

6. Single Family Detached Units Elevations and 47’ x 80’

7. Alley Loaded Units Elevations and Floor Plans

8. Tri-plex Units Elevations and Floor Plans

9. Townhome Units Elevations and Floor Plans

10.Duplex Units Elevations and Floor Plans

11.Six-pack Units Elevations and Floor Plans

12.Landscape Plan

13.Park Plan

14.Trails Plan

15.Fence and Wall Plan

16. Letter from the Riverside County Flood Control & Water Conservation District, dated March 20, 2024
Case Planner: Sandra Vanian (951) 736-2262
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RESOLUTION NO. 2630
APPLICATION NUMBER: PP2023-0004

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A PRECISE PLAN FOR THE

REVIEW OF THE SITE PLAN, ARCHITECTURE,

LANDSCAPING, AND FENCE AND WALL DESIGN
ASSOCIATED WITH THE DEVELOPMENT OF 546

RESIDENTIAL CONDOMINIUM UNITS AND PRIVATE

PARKS LOCATED SOUTHWEST OF CLEMENTINE WAY

AND HUDSON HOUSE DRIVE IN THE LOW DENSITY

RESIDENTIAL, MEDIUM DENSITY RESIDENTIAL, HIGH

DENSITY RESIDENTIAL, PARK AND OPEN SPACE

DESIGNATIONS OF THE ARANTINE HILLS SPECIFIC
PLAN. (APPLICANT: JASON PERRINE, ARANTINE

HILLS HOLDING LP)
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 review of the site plan, architecture, landscaping, and fence and wall design associated with the development of 546 residential condominium units and private parks located southwest of Clementine Way and Hudson House Drive in the Low Density Residential, Medium Density Residential, High Density Residential, Park and Open Space designations of the Arantine Hills Specific Plan; and WHEREAS, the Precise Plan was submitted in conjunction with Tentative Tract Map 38572 (TTM 38572); and
WHEREAS, the Planning and Housing Commission held a noticed public hearing for TTM 38572 and PP2023-0004 on March 25, 2024, as required by law; and

WHEREAS, the Planning and Housing Commission finds that, pursuant Section 15162(a) of the State CEQA Guidelines and Section 8.04 of the City of Corona’s Local Guidelines for Implementing CEQA, no additional environmental review is necessary for the proposed project (PP2023-0004) because the proposal is consistent with the project and circumstances analyzed under a previously certified environmental impact report, supplemental environmental impact reports, and addendum, and there are no substantial changes nor any new RESOLUTION NO. 2630
APPLICATION NO. PP2023-0004
PAGE | 2
information of substantial importance, and pursuant to Section 15162(a), none of the criteria or circumstances necessary to require further review exist; and 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 PP2023-0004, based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the Precise Plan 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 38572 and PP2023-0004, as the applications propose no changes to the project analyzed under the certified EIR, Supplemental EIRs and Addendum, and all of the criteria and circumstances that would require further environmental review pursuant to CEQA Guidelines §15162(a) do not exist.

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:

FINDINGS OF APPROVAL FOR PP2023-0004

1. The project has been fully evaluated as part of a master plan comprehensively evaluated under the Arantine Hills Specific Plan EIR certified August 15, 2012 (SCH No. 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 17.91.070 of the Corona Municipal Code do exist in reference to PP2023-0004 for the following reasons:
a. The proposal is consistent with the General Plan land use designations of Low RESOLUTION NO. 2630
APPLICATION NO. PP2023-0004
PAGE | 3
Density Residential, Medium Density Residential, High Density Residential, Park, and Open Space as shown by the city’s General Plan land use map and is in accordance with the goals and policies related to the project site and residential development in general.
b. The proposal is consistent with the Low Density Residential, Medium Density Residential, High 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 uses and densities permitted under the respective land use designations, development standards and design guidelines of the Arantine Hills 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 Environmental Impact Report certified August 15, 2012, Supplemental Environmental Impact Report certified May 19, 2016, and Addendum to the Environmental Impact Report adopted December 19, 2018. 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 exhibits 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, 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.

3. The proposal is consistent with Arantine Hills Specific Plan (SP09-001) for the following reason:
a. The project implements the Low Density Residential, Medium Density Residential, RESOLUTION NO. 2630
APPLICATION NO. PP2023-0004
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High Density Residential, Park, and Open Space land use designations of the Arantine Hills Specific Plan by complying with the permitted uses, development standards, and design guidelines applicable to each respective land use designation
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.

Date: 03/19/2024 ®

LOCATIONAL & ZONING MAP
TTM 38572 & PP2023-0004

PROJECT SITE
Eagle Glen
Golf Course
HUDSON HOUSE DR.

CASTLE PEAK DR.

COUPLES RD.

EAGLE
GLEN
PKWY
CL

EM ENTINE WY

BEDFORD CANYON RD

EAGLE GLEN PKWY
INTERSTATE 15 FWY

MASTERS DR

UNINCORPORATED

RIVERSIDE COUNTY

LDR, MDR,

HDR, OS, P
(Phase 1)

LDR, MDR,

HDR, OS, P
(Phase 2) MDR, OS, P
(Phase 2B)
GC
Bedford
Marketplace
GC
SF-2
SF-2
SF-2
SF-3
SF-1
R-A-5
R-A-5

LDR, MDR,

HDR, OS, P
(Phases 3 & 4)
Zoning
LDR: Low Density Residential
MDR: Medium Density Residential
HDR: High Density Residential
P: Parks
OS: Open Space
SF-1: Single Family Residential
SF-2: Single Family Residential
SF-3: Single Family Residential
R-A-5: Residential Agricultural (Riverside County Zoning) P1 P2 P3 P2 P3 P1 P2 P3 P1 P2 P3P2 P1 P3 P2 P1 P3 P1 P1 P2 P3 P3 P2 P1P1 P2 P3P2 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P2 P1 P3 P2 P1 P3 P2 P1 P2 P3 City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 1 OF 9 TENTATIVE TRACT MAP NO. 38572 FOR CONDOMINIUM PURPOSES SITE PLAN “ ” P1 P2 P3 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P1 P2 P3 P1 P2 P3 P1 P2 P3P2 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P2 P1 P3 P2 P1 P3 P2 P1 P3 P2 P3 P2R P3R P1R P2 P3 P150x80 ft² ft² ft² ft² ft² ft² ft² ft² ft² P3A P2A P1A P1A P2A P3A P3A P2A P1A P1A P2A P3A P3 P1 P2 P1X P2X P3X P3 P1 P2 P1X P2X P3X ft² ft² ft² ft² ft² ft² PATIOPORCH P1 PATIO PORCH P2 P3PATIO PORCH City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 2 OF 9 SITE PLAN P1 P2 P3 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P1 P2 P3 P1 P2 P3 P1 P2 P3P2 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P2 P1 P3 P2 P1 P3 P2 P1 P3 P2 P3 City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 3 OF 9 SITE SECTIONS P1 P2 P3 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P1 P2 P3 P1 P2 P3 P1 P2 P3P2 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P3 P1 P2 P2 P1 P3 P2 P1 P3 P2 P1 P3 P2 P3 City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 4 OF 9 SITE SECTIONS P1 P2 P3 P2 P3 P1 P2 P3 P1 P2 P3P2 P1 P3 P2 P1 P3 P1 P1 P2 P3 P3 P2 P1P1 P2 P3 City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 5 OF 9 SITE PLAN SEE SHEET 8 SEE SHEET 8 SEE SHEET 6 SEE SHEET 6
City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 6 OF 9 SITE PLAN SEE SHEET 7 SEE SHEET 7 SEE SHEET 5 SEE SHEET 5
City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 7 OF 9 SITE PLAN SEE SHEET 8 SEE SHEET 8SEE SHEET 6 SEE SHEET 6
City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 8 OF 9 SITE PLAN SEE SHEET 9 SEE SHEET 9
SEE SHEET 7 SEE SHEET 7 SEE SHEET 5 SEE SHEET 5
2022-04-26 PLAN 1B
6-PackWT
2022-04-26 PLAN 1CR
6-Pack
2022-04-26 PLAN 2AR
6-Pack PLAN 2C
2022-04-26
6-Pack
6-Pack PLAN 3AR
2022-04-26
6-Pack PLAN 3B
2022-04-26
2022-04-26 PLAN 1B
6-Pack 2022-04-26 PLAN 1CR
6-Pack
2022-04-26 PLAN 2AR
6-Pack
6-Pack PLAN 3AR
2022-04-26
6-Pack PLAN 3B
2022-04-26
City of Corona TENTATIVE TRACT NO.38572 SHEET FOR CONDOMINIUM PURPOSES 9 OF 9 SITE PLAN SEE SHEET 8 SEE SHEET 5 SEE SHEET 5
SEE SHEET 8
Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT

BUILDING

1. Access, Sanitary Facilities, Common Areas, and Parking shall be accessible for people with disabilities and shall comply with California Code of Regulations - Title 24, CBC Chapter 11B for accessibility requirements.

2. Trash and recycling enclosures shall be accessible per CBC chapter 11B and meet minimum dimensions for the City's waste hauler (contact William Carraso at 951-279-3598 DWP-Waste Management for more information). Provide enlarged plans and details for construction of trash/recycling enclosures.

3. 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.

4. Provide draft stops in attic areas in line with common walls.

5. Roofing material shall be Class A.

6. Walls and floors separating dwelling units in the same building shall not be less than 1-hour fire resistive construction.

7. Pool area shall be enclosed with fencing in compliance with Corona Municipal Code (CMC) Sec 15.24.

8. Plans for food preparation areas shall be approved by the Riverside County Health Dept. prior to plan check approval from this department.

9. Submit an additional set of pool plans to Riverside County Health Department for approval.

10. At the time of building plan check submittal, a complete set of plans shall be provided which includes 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 * Mechanical plan, heating and air conditioning diagram, and equipment schedule. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans.

11. Paper submittals shall include 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.

12. Provide Method of both airborne and impact sound transmission control between dwelling units.

13. Separate permits are required for all fences, walls, and solar PV. Provide heading on title sheet Under Separate Permit; list items to be installed under separate permit.

14. Comply with the Corona Burglary Ordinance contained in CMC section 15.52. Copies are available at the Building Division front counter or available online at www.CoronaCA.gov/Building

15. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.

16. Buildings shall not be occupied prior to posting of Certificate of Occupancy issued by the Building Division.

17. Provide accessible parking calculations indicating the required number of accessible spaces including van spaces.

Project Number: PP2023-0004
Applied: 5/22/2023 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:
546 residential lot
Site Address: BEDFORD PHASE 3 AND 4 CORONA, CA 0
Jason Perrin
4400 MacArthur Blvd Suite 740Newport Beach CA,92660
Description:

Applicant:

PP2023-0004 1 of 10 (Continued on next page)
Project Conditions
City of Corona

BUILDING

18. Provide the minimum number of EV, clean air, and carpool/vanpool parking spaces; minimum shade trees, bicycle parking and other site facilities as required by the California Green Building Standards Code.

19. 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.

20. 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.

21. Provide list of Deferred Submittals for the project on title sheet of plans w/ note: Deferred Submittals shall be submitted to Building Dept for Review & Approval before beginning installation.

22. Provide List of Required Special Inspections & Structural Observations for the Project, per California Building Code Chapter 17.

23. 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.

24. Project is fully or partially located in a fire hazard severity zone. Structures shall be designed per the parameters of California Building Code chapter 7A and per an approved fuel modification plan and fire protection plan.

25. Provide minimum sized solar PV and battery energy storage system per the California Energy Code. A separate permit is required

26. Grading plans shall be approved and pads certified prior to Building permit issuance.

27. Utilities shall meet the utility authority's service requirements. Applicant shall coordinate the utility locations and design with the respective utility provider.

28. A/C condensers shall be located at least 10 ft. from property lines unless a 5 ft. tall block wall is constructed per CMC 17.84.040 (D)(1).

29. Structures shall be designed according to the seismic values and parameters of the fault investigation and geotechnical reports.

30. Models shall not open for business until a CofO or TCO has been issued for model home use. Homes shall not be occupied for residential habitation until a CofO or TCO has been issued for dwelling use.

31. Plans for playground shall be submitted for review and construction shall not begin until permit has been issued.

32. Structures adjacent to slopes shall be setback the minimum distance from the top or toe of slope as required by CBC section 1808.7.

33. Buildings and structures shall be setback and have site features constructed as prescribed by the fire protection plan.

PLANNING

1. 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.

2. 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.

PP2023-0004 2 of 10 (Continued on next page)
Project Conditions
City of Corona

PLANNING

3. 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.

4. 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.

5. 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.

6. This project is subject to the MSCHP fee for residential developments according to the applicable density categories of Low, Medium, or High Density Residential per the Riverside County Multiple Species Habitat Conservation Plan. Fees shall be paid at the time building permits are issued.

7. The project shall comply with the approved exhibits and conditions of approval for PP2023-0004. 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 applicant and/or the guest builders shall provide all home buyers with a disclosure notice notifying the home buyers that the properties are located in the vicinity of the Eagle Glen Golf Course which conducts pickleball tournaments and other outdoor events, and that the home buyers may be subject to annoyances or inconveniences associated with the operations of the golf course (for example: noise, lighting, and property damage or personal injury from errant golf balls).

9. 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.

10. The CC & R's must reflect that all side yard down slopes that abut on to streets shall be maintained by the Homeowner's Association.

11. 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.

12. View fencing is permitted in the locations shown on the Conceptual Fence and Wall Plan, and shall be constructed of wrought iron, 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.

13. 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. Where side yard setbacks are less than 5 feet, the trash pad may be narrowed to be 6 inches narrower than the building setback to allow for fence installation, and shall not be smaller than 10' x 3.5'. In addition, a minimum 3-foot-wide sidewalk shall be provided from the trash pad to the driveway.

14. All garages shall be automatic sectional metal roll-up garage doors.

15. 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.

PP2023-0004 3 of 10 (Continued on next page)
Project Conditions
City of Corona

PLANNING

16. 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.

17. 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.

18. 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.

19. A Model Home Permit through the Board of Zoning Adjustment shall be obtained for any proposed model home complex associated with TTM 35872.

20. All signage shall be designed in accordance with the design guidelines in the Arantine Hills Specific Plan.

21. 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.

22. 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.

23. 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.

24. All air conditioning units visible from a street view shall be screened behind a block wall.

PUBLIC WORKS

1. The Public Works, Planning and Development, and Utilities Department conditions for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the conditions 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; 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 issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed project 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 site plan shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said site plan to be resubmitted for further consideration.

6. 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.

7. All existing and new utilities adjacent to and on-site shall be placed underground in accordance with City of Corona ordinances.

PP2023-0004 4 of 10 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

8. 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.

9. 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.

10. The developer, his successors or assigns, shall be responsible for maintenance of all private streets, private parks and trails, common areas, and private utilities until such time that the HOA/POA can take over.

11. Prior to issuance of a building permit, the developer shall finish the construction or post security guaranteeing the construction of all public and private infrastructure improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities (Lots "Q" through "QQ","SS", and Hudson House Drive) including but not limited to street lights, curb, gutter, AC pavement, sidewalk and trails.
b) All drainage facilities (including Bedford Canyon Channel, storm drain system that intercepts off-site flows from the golf course and discharges flows directly into Bedford Canyon Channel, and the on-site drainage system that ties into the existing storm drain in Clementine Way)
c) All required grading, including erosion control.
d) All required sewer, water and reclaimed water facilities. e) All required landscaping including lots C through E, J through O, RR, TT, and lots with HOA maintained slopes and side yards; and park facilities including lots A, B, F through I, and linear park Located on lots 28 & 29. f) All under grounding of overhead utilities, except for cables greater than 32k volts. g) All public trail improvements including trail head improvements located on lots UU as required by the Community Services Department.

12. 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.

13. 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.

14. 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.

15. 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.

16. 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.

PP2023-0004 5 of 10 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

17. 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.

18. 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.

19. 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.

20. 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.

21. Prior to issuance of a grading permit, the developer may be required to obtain a Section 1601/1603 permit from the California Department of Fish and Wildlife, a Section 401/404 permit from the United States Army Corps of Engineers, or provide verification that the project is exempt from permit requirements.

22. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.

23. 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.

24. A Preliminary Water Quality Management Plan (WQMP) that uses the existing downstream detention basin for water quality treatment was approved. 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 3 and Phase 4 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 3 and Phase 4 F-WQMP shall provide Site Design BMPs and Treatment Control BMPs to ensure compliance with the preliminary WQMP. No grading permit for the Phase 3 and Phase 4 development shall be issued prior to approval of the F-WQMP unless otherwise approved by the City Engineer. (a) Upon approval of the F-WQMP, the applicant shall submit one copy on a CD-ROM in PDF format.

25. Prior to the issuance of the first Certificate of Occupancy, 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 the Phase 3 and Phase 4 development.

26. 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 WQMP.

27. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP for Phase 3 and Phase 4 are constructed and operational. The existing detention basin that the project is discharging into shall be modified per the proposed design plan.

28. 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.

29. No Certificates of Occupancy for Phase 4 will be issued until the proposed Bedford Canyon Channel, upper reach, is functionally complete which is defined as follows: grading, riprap banks and grade control structures, concreted rock and spillway. The facility does not need to be accepted by the District and minor elements such as access road paving, landscape and maintenance, fencing and similar type of items do not need to be finished to be deemed functionally complete.

30. Securities for the construction for Bedford Canyon Channel shall include the cost to complete the LOMR. Prior to release of securities for construction of the Bedford Canyon Wash Channel, the applicant shall secure FEMA's approval for the Letter of Map Revision (LOMR).

PP2023-0004 6 of 10 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

31. Prior to approval of any improvement plans, the applicant shall submit a detailed hydrology study. 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.

32. Prior to 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.

33. 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.

34. Prior to issuance of a building permit, the applicant shall retain for the HOA all required private street rights-of-way (Lots "Q" through "SS" and Hudson House Drive).

35. Prior to removal of the existing levee, developer shall acquire written permission from RCFC&WCD confirming the removal of the levee is acceptable.

36. The roadway classification and street sections for roadways located on Lots “Q” though "QQ", "SS", and Hudson House Drive 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 City Engineer.

37. Prior to issuance of a building permit and/or issuance of a Certificate of Occupancy, the developer shall construct or guarantee the construction of the following private streets within the development:
(a) Streets located on Lots “Q” through "QQ", "SS", as well as Hudson House Drive. These improvements shall include all required public water, reclaimed water, sewer facilities, public and private storm drain facilities, private street light facilities and parkway landscaping.

The improvements shall include any required sidewalks and bike lanes as depicted in the Specific Plan, or as approved by the City Engineer.

38. 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 City Engineer. (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 City Engineer. (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.

39. Prior to approval of street improvement plans, the plans shall include improvement 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 City Engineer may require the developer to provide full reconstruction of the street to current City standards as directed by the City Engineer. Prior to approval of the improvements plans, the developer shall cause the Engineer of Record to make the field assessment and incorporate a design recommendations on the plans for review and approval by the City Engineer.

40. 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.

41. 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.

PP2023-0004 7 of 10 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

42. Prior to approval of improvement plans, all street names shall be approved by the City Engineer.

43. Prior to issuance of a Certificate of Occupancy, all proposed parkway landscaping, slope maintenance, and/or median landscaping specified in the tentative map or in these Conditions of Approval shall be constructed along individual lot frontage (s) to the satisfaction of the Planning and Development Department.

44. 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.

45. Prior to 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 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.

46. Prior to issuance of building permit, the applicant shall pay the appropriate traffic signal mitigation fees per The Arantine Hills Development Agreement Operation Memorandum #2 Section 1.3.

47. 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.

48. Prior to approval of improvement plans, the applicant shall obtain all necessary easements for any required offsite water and sewer facilities.

49. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Utilities Department and constructed by the developer, to the satisfaction of the Utilities Director and Fire Chief.

50. Prior to issuance of the first Certificate of Occupancy, all weather access road(s) shall be provided to all sewer manholes not located within public right-of-way.

51. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.

52. 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 in accordance to the City Municipal Code and the Arantine Hills Development Agreement.

53. Prior to approval of improvement plans, when applicable, the applicant shall submit detailed potable water, reclaimed water and sewer 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 sewer and water facilities. Results of the system analysis may require special construction for the potable water, reclaimed water and sewer 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, Development Services Division, and the Utilities Department.

54. 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, 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.

PP2023-0004 8 of 10 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

55. The applicant shall dedicate easements for all public water, reclaimed water, sewer and electric facilities needed to serve the project in accordance with the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 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. Structures and trees shall not be constructed or installed within a public utility easement.

56. Prior to building permit issuance, whichever comes first, where required by the utility standards and design policy the applicant shall construct or guarantee the construction of a private fire system with double detector check assemblies at all public fire services to the satisfaction of the Utilities Director and Fire Chief.

57. The fire hydrant spacing for commercial buildings per the Corona Municipal Code is 250’ for Commercial and Industrial Buildings. Please ensure that a fire hydrant is installed within 250' of the proposed clubhouse unless otherwise approved by the Fire Department. The fire hydrant spacing for One- and Two-Family Dwellings per the Corona Municipal Code is 300 unless otherwise approved by the Fire Department.

58. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.

59. Static pressures exceeding 80 psi require an individual pressure regulator.

60. 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.

61. The applicant shall provide a separate irrigation water service for all HOA- CFD maintained landscaped areas.

62. The landscape plans of all parkway and Landscape Maintenance District (LMD) and Community Facilities District (CFD) lots shall be prepared by a licensed Landscape Architect and shall be submitted to the City for review and approval.

63. 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.

64. 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.

65. 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 City Engineer.

66. 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.

67. All side yard down slopes that abut on to streets shall be maintained by the Homeowners Association and shall have a dedicated HOA water service.

68. 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.

69. Prior to building permit issuance, the Developer shall pay the appropriate Quimby, Park Improvement, and Drainage fees as specified in the Development Agreement.

70. 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.

71. All onsite and parkway landscaping shall be planted with California friendly plant pallet. Planting shall conform to the Landscape Design Guidelines for Residential Development.

72. The private parks and private trails listed as lots “A”, “B”,"D", "E", "G", "H", and portions of lots "28" and "29" and public trail along Hudson House Drive are eligible for Quimby credit provided they comply with all terms of the Arantine Hills Development Agreement (DA) and will be applied after the acceptance of the parks by the City.

PP2023-0004 9 of 10 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

73. Prior to approval of the water improvement plans, the engineer shall provide looped connections for all water mains unless otherwise approved by the City Engineer. Dead-end waterlines, where permitted, shall be properly sized and provided with a means of flushing the waterlines that includes access for maintenance crews and adequate storm drain facilities.

74. Prior to map recordation, the developer shall construct or guarantee the construction of a trailhead and trail improvements for the extension of the Hudson House Drive public trail to the westerly tract boundary adjacent to or on Lot A and/or Lot 1.

The Developer shall be responsible for all costs associated with the preparation of a license agreement between the City and Riverside County Flood Control District for the future public trail extending southwesterly and encroaching within the future District’s right-of-way (Lot P). And the Developer shall be responsible for all costs associated with the construction of the future trail safety improvements (i.e. fencing, gates and safety signage) so that the future trail segment on Lot P is safe for pedestrian and bicycle circulation, as required by the District and Community Services Director. 10 of 10
Project Conditions
City of Corona

Corona, CA
Pacific Ventures
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Public Trailhead
NOver, 2023 P-1
0 85 170 240
SCALE: 1” = 170’
Bedford
RETAIL
BASIN
BASIN

BEDFORD CANYON WASH

BEDFORD CANYON WASH
Trailhead
PHASE 2
PHASE 1
PHASE 2B
PHASE 3&4
PA4
PA2
PA1
PA3
PA5 PA5
PA4
PA3
PA1
PA2
PA5
PA1
PA5
PA5
PA6
PA7
PA4
PA2
PA3
Corona, CA
Pacific Ventures
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Public Trailhead
November 27, 2023 P-2
0 10 20 40
SCALE: 1” = 10’
Bedford

BENCH SEATING KIOSK

TRASH RECEPTACLE BIKE REPAIR STATION

DRINKING FOUNTAIN PET WASTE STATION

DRINKING FOUNTAIN
KIOSK

SHADE TREES

BEDFORD CANYON WASH

BIKE REPAIR STATION

BENCH SEATING

HUDSON HOUSE DRIVE

TRASH RECEPTACLE

PUBLIC TRAIL

PET WASTE STATION

JASON E. UHLEY 1995 MARKET STREET
General Manager-Chief Engineer RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org
254848

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
March 20, 2024
SENT VIA EMAIL: [email protected]
Savat Khamphou
Public Works Director
City of Corona
Dear Mr. Khamphou: Re: MS 208, TTM 38572
Bedford Canyon Wash, Stage 2
Trail Improvements
Project Nos. 2-0-00380 and 2-0-00381
The Riverside County Flood Control and Water Conservation District (District) received an email from a developer, Pacific Ventures Management, LLC, on December 15, 2023, stating the City of Corona requested a letter of support for the proposed trail system alongside the Bedford Canyon Wash, Stage 2 and as part of the development currently under entitlement review at the City of Corona (City), Tentative Tract Map No. 38572.

It is the District's understanding the trail is proposed on the west side of Bedford Canyon Wash within public right of way, which begins on the south corner of Bedford Canyon Road and Hudson House Drive and continues south along the east side of Hudson House Drive until it enters proposed District right of way within the Bedford Canyon Wash, Stage 2 debris basin's staging area. The future trail limits within District right of way are hatched in blue in the attached exhibit.

The District is pleased to support this initiative, recognizing its potential to enhance community access and enjoyment subject to the following:

1. Operations and Maintenance: The trail system shall not interfere with the District's operations or our ability to maintain the channel and debris basin effectively.

2. License Agreement: We require a formal license agreement with the City of Corona. In this agreement, the City would undertake the operational and maintenance responsibilities for the new trail improvements. Furthermore, the City shall agree to indemnify the District against all liabilities arising from the public use of the proposed trail system within our right of way.

3. Regulatory Compliance: The design and implementation of the trail system must not conflict with any restrictions imposed by environmental regulatory permits or conservation easements.

4. Encroachment Permit Review and Documentation: We expect all comments and feedback from the encroachment permit review, particularly those relating to trail improvement and landscape plans, to be adequately addressed. Additionally, all requested documentation should be submitted for review.

Mr. Khamphou -2- March 20, 2024
Re: MS 208, TTM 38572 254848
Bedford Canyon Wash, Stage 2
Trail Improvements
Project Nos. 2-0-00380 and 2-0-00381
We believe these conditions will ensure that the trail system not only serves the community but also aligns with the operational and environmental requirements of District facilities.

Please let us know if you have questions on the process or require further clarification. We look forward to collaborating closely with the City of Corona and the developer on this project.

Very truly yours,
JASON E. UHLEY
General Manager-Chief Engineer
Attachment
ec: City of Corona
Attn: Chris Horn
Maria Miranda
Pacific Ventures Management, LLC
Attn: Brian Milich
District
Attn: Albert Martinez
Ruddy Argueta
Darren James
RA:blj
P1
50x80 P3
P1
P1
50x80
P2 P3