DATE: 09/18/2024
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2024-36
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
TENTATIVE TRACT MAP 38495 TO SUBDIVIDE 9.33 ACRES INTO 35 SINGLE
FAMILY RESIDENTIAL LOTS, LOCATED ON THE EAST SIDE OF GARRETSON AVENUE AND APPROXIMATELY 530 FEET SOUTH OF SANTANA WAY IN THE R-1- 20 AND R-1-14.4 SINGLE FAMILY RESIDENTIAL ZONES (APN: 120-020-022) (APPLICANT: WARMINGTON RESIDENTIAL)
EXECUTIVE SUMMARY:
This staff report asks the City Council to approve Tentative Tract Map 38495 (TTM 38495) for the subdivision of 9.33 acres into 35 single family residential lots. The zoning of the property is R-1-20 and R-1-14.4 and the General Plan is Estate Residential, which is for single family residential. TTM 38495 is associated with Affordable Housing Density Bonus Agreement 2023-0001 (AHDB2023-0001), which will accommodate a mixedincome housing development consisting of 33 residential units for market rate and two units for very low income.
RECOMMENDED ACTION:
That the City Council approve Tentative Tract Map 38495 based on the findings and conditions of approval as recommended by the Planning and Housing Commission.
BACKGROUND & HISTORY:
The project site is a vacant 9.33-acre parcel which was previously used for agricultural purposes. The subject property is a split-zoned parcel, in that the western portion of the property which fronts Garretson Avenue is zoned R-1-20, and the remaining eastern portion of the property is zoned R-1-14.4. The R-1-20 zone requires a minimum lot area of 20,000 square feet for newly created lots. The R-1-14.4 zone requires a minimum lot area of 14,000 square feet. Both zones permit the development of single-family residential housing.
The property has a land use designation of Estate Residential (ER) on the General Plan map and South Corona Community Facilities Plan (SCCFP). The ER designation of the General Plan permits 1-3 dwelling units per acre (du/ac).
TTM 38495 is associated with Affordable Housing Density Bonus Agreement 2023-0001 (AHDB 2023-0001) and Precise Plan 2023-0009 (PP2023-0009). AHDB2023-0001 accommodates the development of two very low-income units within the project in exchange for an increase in the maximum residential density and the waiver of certain development standards. PP2023-0009 demonstrates the site plan, architecture, and other physical features associated with the future development of the property.
The Planning and Housing Commission at its meeting on August 26, 2024, approved TTM 38495.
ANALYSIS:
TTM 38495 is a proposal to subdivide 9.33 acres into 35 numbered lots for single family residential purposes. Per AHDB 2023-0001, the state density bonus law allows the applicant to develop the site based on the greatest number of units allowed under the General Plan which is 3 dwelling units per acre (du/ac) for the Estate Residential designation. Based on the General Plan, the project is allowed to have 28 units (9.33 acres x 3 du/ac). The applicant is proposing six percent of the total units for very lowincome, which is two units. Because six percent of the total units are set aside for very low income, the state’s density bonus law allows a 22.5 percent increase in density (“density bonus”) which equates to seven additional units on top of the 28 units, allowing 35 total units. This results in a total density of 3.75 du/ac.
In addition to the density increase, the state density bonus law allows unlimited waivers of the development standards. Per AHDB 2023-0001, the applicant is proposing waivers of the minimum lot size and lot width and depth on certain lots. The lots range in size from 7,350 to 19,674 square feet. The subdivision also proposes to create five lettered lots which are identified on the tentative tract map as Lots A through E for the construction of private and public streets, a water quality basin and landscaped lots.
The project site is an infill property surrounded by existing half-acre residential parcels to the south, one-acre residential parcels to the west across from Garretson Avenue, a 4.5- acre residential parcel to the north and 7,200-square-foot residential parcels to the east.
The site will be developed with an internal private street, taking access from Garretson Avenue. Five of the larger lots, ranging from 15,408 to 19,674 square feet, are proposed along the southern portion of the project site to maintain compatibility with the existing half-acre parcels located along CL Fleming Circle. The remaining 30 lots are proposed within the interior and along the eastern and northern portions of the site. These lots range from 7,350 to 12,091 square feet in size.
The parcel has a split zoning designation, with seven acres zoned R-1-14.4 and the remaining 2.33 acres zoned R-1-20. Lots 1, 17, 18, 19, 20, 21, and 33-35 are within the R-1-20 zone. Lots 2-16 and 22-32 are within the R-1-14.4 zone. Table 1 summarizes the minimum lot area, width and depth requirements for each zone.
Table 1: R-1-14.4 and R-1-20 Zoning Subdivision Requirements Zone Minimum Lot
Area
Minimum Lot
Width
Minimum Lot
Depth
Minimum Lot
Width at
Curbline of a
Knuckle
R-1-20 20,000 SF 100 FT 150 FT 45 FT
R-1-14.4 14,400 SF 90 FT 100 FT 45 FT
The applicant is requesting a waiver of the development standards through the project’s associated density bonus housing agreement under AHDB2023-0001. These waivers are itemized in Tables 1, 2 and 3.
Table 1 – Waivers of the R-1-20 Zone Standards
Lot No. Zoning Proposed
Lot Area
(20,000 SF
Required)
Proposed
Lot Width
(100 Ft
Required)
Proposed
Lot Depth
(150 ft
required)
Proposed
Waivers Being
Requested by
Density Bonus
Agreement
1 R-1-20 19,674.00 171.00 110.00 Reduce the lot
area and depth
17 R-1-20 7,655.00 73.00 105.00 Reduce the lot
area, depth and
width
18 R-1-20 7,875.01 75.00 105.00 Reduce the lot
area, depth and
width
19 R-1-20 8,583.22 70.00 110.00 Reduce the lot
area, depth and
width
20 R-1-20 7,700.00 70.00 110.00 Reduce the lot
area, depth and
width
21 R-1-20 7,700.00 70.00 110.00 Reduce the lot
area, depth and
width
33 R-1-20 7,350.00 70.00 105.00 Reduce the lot
area, depth and
width
Lot No. Zoning Proposed
Lot Area
(20,000 SF
Required)
Proposed
Lot Width
(100 Ft
Required)
Proposed
Lot Depth
(150 ft
required)
Proposed
Waivers Being
Requested by
Density Bonus
Agreement
34 R-1-20 7,350.00 70.00 105.00 Reduce the lot
area, depth and
width
35 R-1-20 8,134.98 70.00 105.00 Reduce the lot
area, depth and
width
Table 2 – Waivers of the R-1-14.4 Zone Standards
Lot No. Zoning Proposed
Lot Area
(14,400 SF
Required)
Proposed
Lot Width
(90 FT
Required)
Proposed
Lot Depth
(100 FT
Required)
Proposed
Waiver Being
Requested by
Density Bonus
Agreement
2 R-1-14.4 15,408.00 140.00 110.00 None
3 R-1-14.4 15,648 142.00 110.00 None
4 R-1-14.4 15,546.77 140.00 110.22 None
5 R-1-14.4 19,548.87 158.06 111.25 Reduce the lot
width measured
at the curbline of
a knuckle from 45
ft to 27.43 ft.
6 R-1-14.4 8,359.32 70.00 107.22 Reduce the lot
area and width
7 R-1-14.4 7,429.22 70.00 105.96 Reduce the lot
area and width
8 R-1-14.4 7,410.14 70.00 105.78 Reduce the lot
area and width
9 R-1-14.4 7,591.25 70.00 105.78 Reduce the lot
area and width
10 (flag lot)
R-1-14.4 12,091.91 80.70 128.00 Reduce the lot
area and width
and reduce the
flag lot area and
access corridor
depth.
11 R-1-14.4 8,055.70 73.00 105.07 Reduce the lot
area and width
required, and
reduce the lot
width measured
Lot No. Zoning Proposed
Lot Area
(14,400 SF
Required)
Proposed
Lot Width
(90 FT
Required)
Proposed
Lot Depth
(100 FT
Required)
Proposed
Waiver Being
Requested by
Density Bonus
Agreement
at the curbline of
a knuckle from 45
ft to 30.56 ft.
12 R-1-14.4 7,665.11 73.00 105.00 Reduce the lot
area and width
13 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot
area and width
14 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot
area and width
15 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot
area and width
16 R-1-14.4 7,655.00 73.00 105.00 Reduce the lot
area and width
22 R-1-14.4 7,700.00 70.00 110.00 Reduce the lot
area and width.
23 R-1-14.4 7,700.00 70.00 110.00 Reduce the lot
area and width
24 R-1-14.4 7,700.00 70.00 110.00 Reduce the lot
area and width
25 R-1-14.4 8,692.84 72.57 110.00 Reduce the lot
area and width
26 R-1-14.4 7,771.85 73.54 108.40 Reduce the lot
area and width
27 R-1-14.4 7,636.39 70.00 108.40 Reduce the lot
area and width
28 R-1-14.4 7,951.94 71.46 109.99 Reduce the lot
area and width
29 R-1-14.4 7,808.36 71.41 105.00 Reduce the lot
area and width
30 R-1-14.4 7,350.00 70.00 105.00 Reduce the lot
area and width
31 R-1-14.4 7,350.00 70.00 105.00 Reduce the lot
area and width
32 R-1-14.4 7,350.00 70.00 105.00 Reduce the lot
area and width
Table 3 – Waivers of Private Street Standards
Proposal Required Private Street
Standard
Proposed Waiver Being
Requested by Density
Bonus Agreement
Private Street “A” Private streets shall have an
overall right-of-way width of 56
feet, which includes a roadway
width of 36 feet, and 10 foot wide
parkways (5 feet of landscaping
plus 5 feet of sidewalk) on both
sides of the street.
Reduce the parkway width
to 5 feet on each side of the
street to include sidewalk
only.
TTM 38495 includes five lettered lots identified as Lots A through E. The applicant is required to establish a homeowner’s association (HOA) to maintain the private areas which includes lots A through D. Table 4 summarizes the lettered lots.
Table 4: Lettered Lots Summary Table
Lettered Lot Lot Area Proposed Use
A 70,068.31 SF Private Street (HOA maintained)
B 10,794.40 SF Private Water Quality Basin (HOA
maintained)
C 1,958.40 SF Private Landscaping (HOA maintained)
D 968.57 SF Private Landscaping (HOA maintained)
E 21,096.46 SF Public Street (Garretson Avenue)
Access and Circulation
Vehicular access to Lots 1 through 35 will be provided from a proposed internal private street that will take vehicular access from Garretson Avenue. The private residential street is subject to City Standard No. 110 (Private Residential Street) which requires an overall right-of-way width of 56 feet which includes a paved roadway width of 36 feet and 10- foot-wide parkway (five feet of landscaping and five feet of sidewalk) on both sides of the street. The applicant is proposing a parkway width of five feet on each side of the street for only a sidewalk. The street will allow parking on one side, leaving a vehicular path of 28 feet. The Fire Department has reviewed and approved the access for the project.
On-Site Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an 8-inch diameter water line and 8-inch diameter sewer line in the proposed private street located within a public utility easement within the project site. To treat stormwater runoff from the project site an underground detention and infiltration chamber that would capture, treat, and slow stormwater runoff before discharging into the City’s storm drain system will be installed along the northern western end of the project site. A biotreatment device will also be constructed in the right of way to treat water on Garretson Avenue.
Underground electric lines within the development would connect to the existing electrical infrastructure on Garretson Avenue. Electricity would be provided to the project by Southern California Edison (SCE).
Public Right-of-Way Improvements
Garretson Avenue is a modified local public street which is required to have an ultimate right-of-way width of 80 feet. No street dedication on the project site is required; however, the applicant is responsible for constructing the missing public improvements along the east half of Garretson Avenue adjacent to the project site. This includes constructing the missing paved roadway width, curb and gutter, and 20 feet of parkway width (16 feet of landscaped parkway with four feet of sidewalk)
The applicant is required to annex the 20 feet of parkway on Garretson Avenue along the project’s frontage into a Community Facilities District (CFD) to be maintained by the city.
FINANCIAL IMPACT:
The applicant paid the application processing fee of $11,435.14 to cover the cost of the Tentative Tract Map.
ENVIRONMENTAL ANALYSIS:
Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the city’s Local Guidelines, a Mitigated Negative Declaration (MND) was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to a less than significant level. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the MND, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of August 26, 2024, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Woody/Siqueland) and carried with Vice Chair Vernon and Commissioner Alexander absent, that the Planning and Housing Commission recommend adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan and approval of TTM 38495 based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.
PREPARED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR ATTACHMENTS:
1. Exhibit 1 – Locational and zoning map
2. Exhibit 2 – Site plan for Tentative Tract Map 38495
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Draft minutes of the Planning and Housing Commission meeting of August 26, 2024