Corona City Council
August 6, 2025

This is what the city/ council has been selling us on
the city run website
www.thecoronacircle.com

There is not a 200 room hotel on the corner
here
This is what the city has been selling
us
www.thecoronacircle.com
these look like shops not condos....

When you hear this council blame the previous council remember this...

Weird we have the same attorney still...

never mentioned condos when you were asking for votes... what changed?

looks like you already voted on this, or are we still
in the planning process?

How can citizens fix this?
VOTE FOR NEW PEOPLE NOT INCUMBANTS IN 2026

And.... buy a $45 T-shirt from the city’s shopify store...

DATE: 08/06/2025
TO: Honorable Mayor and City Council Members
FROM: Finance Department
2025-293

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

PUBLIC HEARING FOR ISSUANCE OF TAX EXEMPT REVENUE BONDS BY THE

CALIFORNIA MUNICIPAL FINANCE AUTHORITY UNDER THE TAX AND EQUITY FISCAL RESPONSIBILITY ACT, IN AN AMOUNT NOT TO EXCEED $50,000,000.

EXECUTIVE SUMMARY:

This staff report asks the City Council to conduct a public hearing and adopt a resolution approving the issuance of tax exempt revenue bonds by the California Municipal Finance Authority in an aggregate principal amount not to exceed $50,000,000 for the purpose of financing the acquisition, construction, improvement, or equipping of the multifamily rental housing project by C&C Development located at the corner of W. 2nd Street and S. Buena Vista Avenue. The bonds would be issued by the California Municipal Finance Authority, a municipal financing authority that assists businesses with the issuance of tax-exempt bonds to improve the standard of living. For the bonds to qualify as tax-exempt bonds, the City Council must conduct a public hearing under the Tax and Equity Fiscal Responsibility Act.

RECOMMENDED ACTION:

That the City Council adopt Resolution No. 2025-089, approving the issuance by the California Municipal Finance Authority of exempt facility bonds in an aggregate principal amount not to exceed $50,000,000 for the purpose of financing or refinancing the

acquisition, construction, improvement, and equipping of the Second Street Family Apartment Project.

BACKGROUND & HISTORY:

On or about August 21, 2024, the Corona Housing Authority and the City of Corona (“City”) entered into an Affordable Housing Disposition and Development Agreement with Second Street Family LP, an affiliate of C&C Development (“Developer”), for the construction of 115 multiple family residential units, all of which (except one manager's unit) will be restricted in perpetuity to persons and families of low or moderate income households on 3.46 acres located at the southwest corner of 2nd Street and Buena Vista Avenue (“Project”).

The Developer requested that the California Municipal Finance Authority (“CMFA”) serve as the municipal issuer of tax-exempt revenue bonds in an aggregate principal amount not to exceed $50,000,000 (“Bonds”), he proceeds of which will be used for the acquisition, construction, improvement, and equipping of the Project. The CMFA was created on January 1, 2004, pursuant to a joint exercise of powers agreement to promote economic, cultural and community development, through the financing of economic development and charitable activities throughout California. The CMFA was formed to assist local governments, non-profit organizations, and businesses with the issuance of taxable and tax-exempt bonds aimed at improving the standard of living in California. To date, over 350 municipalities, including the City, have become members of CMFA.

For all or a portion of the Bonds to qualify as tax-exempt bonds, the City must conduct a public hearing under the Tax and Equity Fiscal Responsibility Act (“TEFRA”) and provide members of the community with an opportunity to speak in favor of or against using taxexempt bonds to finance the Project. Prior to such a hearing, reasonable notice must be provided to the members of the community.

ANALYSIS:

The City received a request from CMFA to conduct a TEFRA public hearing under and in accordance with Section 147(f) of the Internal Revenue Code for CMFA to issue the Bonds on behalf of the Developer. The Bonds would be tax-exempt private activity bonds for purposes of the Internal Revenue Code. The City Council, as the governmental entity having jurisdiction over the area where the Project to be financed is located, is required to approve the issuance of the Bonds by CMFA.

There are no costs associated with the City’s membership in CMFA and the City will in no way become exposed to any financial liability by CMFA’s issuance of the Bonds. In addition, issuance of the Bonds will not impact the City’s appropriations limits or the City’s credit or bond ratings and will not constitute any type of indebtedness by the City. Outside of holding the TEFRA hearing and adopting the required resolution, no other participation or activity of the City or the City Council with respect to the issuance of the Bonds will be required. Approval of the attached Resolution does not constitute any other approval by

any commission or agency of the City with respect to any other City regulatory or other requirements, such as building permits, in connection with the Project.

Adoption of Resolution No. 2025-089 would approve the issuance of the Bonds by CMFA for the Project.

FINANCIAL IMPACT:

The Board of Directors of the California Foundation for Stronger Communities, a California non-profit public benefit corporation (“Foundation”), acts as the Board of Directors for the CMFA. Through its conduit issuance activities, the CMFA shares a portion of the issuance fees it receives with its member communities and donates a portion of these issuance fees to the Foundation for the support of local charities. With respect to the City, it is expected that a portion of the issuance fee attributable to the City will be granted by the CMFA to the general fund of the City. Such grant may be used by the City for any lawful purpose.

Other than holding the TEFRA hearing and adopting the attached resolution, the City has no financial or legal responsibility for the Bonds.

ENVIRONMENTAL ANALYSIS:

This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. This action merely authorizes the issuance of tax-exempt bonds by CMFA for the purpose of financing the Project, and there is no possibility that this action will have a significant effect on the environment. Therefore, no further environmental analysis is required.

PREPARED BY: JULIE KENNICUTT, DEPUTY FINANCE DIRECTOR
REVIEWED BY: DEAN DERLETH, CITY ATTORNY/LRM DIRECTOR
REVIEWED BY: BRETT CHANNING, ASSISTANT CITY MANAGER
SUBMITTED BY: JACOB ELLIS, CITY MANAGER
ATTACHMENTS:

1. Exhibit 1 – Resolution No. 2025-089

RESOLUTION NO. 2025-089

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CORONA APPROVING THE ISSUANCE BY THE

CALIFORNIA MUNICIPAL FINANCE AUTHORITY OF

EXEMPT FACILITY BONDS IN AN AGGREGATE
PRINCIPAL AMOUNT NOT TO EXCEED $50,000,000 FOR

THE PURPOSE OF FINANCING OR REFINANCING THE

ACQUISITION, CONSTRUCTION, IMPROVEMENT AND

EQUIPPING OF SECOND STREET FAMILY

APARTMENTS AND CERTAIN OTHER MATTERS

RELATING THERETO
WHEREAS, Second Street Family LP (“Borrower”) a partnership of which C&C Development Co., LLC (“Developer”) or a related person to the Developer is the general partner, has requested that the California Municipal Finance Authority (“Authority”) adopt a plan of financing providing for the issuance of exempt facility bonds for a qualified residential rental project pursuant to Section 142(a)(7) of the Internal Revenue Code of 1986 (“Code”) in one or more series issued from time to time, including bonds issued to refund such exempt facility bonds in one or more series from time to time, and at no time to exceed $50,000,000 in aggregate principal amount (“Bonds”), to finance or refinance the acquisition, construction, improvement and equipping of a multifamily rental housing project located at the southwest corner of W. 2nd Street and S. Buena Vista Avenue, Corona, California ( “Project”); and WHEREAS, pursuant to Section 147(f) of the Code, the issuance of the Bonds by the Authority must be approved by the City of Corona (“City”) because the Project is located within the territorial limits of the City; and
WHEREAS, the City Council of the City (“City Council”) is the elected legislative body of the City and is one of the “applicable elected representatives” required to approve the issuance of the Bonds under Section 147(f) of the Code; and WHEREAS, the Authority has requested that the City Council approve the issuance of the Bonds by the Authority in order to satisfy the public approval requirement of Section 147(f) of the Code and the requirements of Section 4 of the Joint Exercise of Powers Agreement Relating to the California Municipal Finance Authority, dated as of January 1, 2004 (“Agreement”), among certain local agencies, including the City; and WHEREAS, pursuant to Section 147(f) of the Code, the City Council has, following notice duly given, held a public hearing regarding the issuance of the Bonds, and now desires to approve the issuance of the Bonds by the Authority.

NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF
THE CITY OF CORONA AS FOLLOWS:

SECTION 1. Recitals. The foregoing recitals are true and correct.

JAMIER\01200.20009\10311643.1
SECTION 2. Issuance of Bonds. The City Council hereby approves the issuance of the Bonds by the Authority. It is the purpose and intent of the City Council that this resolution constitute approval of the issuance of the Bonds by the Authority, for the purposes of:
(a) Section 147(f) of the Code by the applicable elected representative of the governmental unit having jurisdiction over the area in which the Project is located, in accordance with said Section 147(f); and (b) Section 4 of the Agreement.

SECTION 3. Authority Approval Required. The issuance of the Bonds shall be subject to the approval of the Authority of all financing documents relating thereto to which the Authority is a party. The City shall have no responsibility or liability whatsoever with respect to the Bonds.

SECTION 4. No Further Action by City. The adoption of this Resolution shall not obligate the City or any department thereof to: (a) provide any financing to acquire or construct the Project or any refinancing of the Project; (b) approve any application or request for or take any other action in connection with any planning approval, permit or other action necessary for the acquisition, construction, rehabilitation, installation or operation of the Project; (c) make any contribution or advance any funds whatsoever to the Authority; or (d) take any further action with respect to the Authority or its membership therein.

SECTION 5. Authority of City Officers. The officers of the City are hereby authorized and directed, jointly and severally, to do any and all things and to execute and deliver any and all documents which they deem necessary or advisable in order to carry out, give effect to and comply with the terms and intent of this resolution and the financing transaction approved hereby.

SECTION 6. Effective Date. This Resolution shall take effect immediately upon its adoption.

PASSED, APPROVED AND ADOPTED this 6th day of August 2025. ____________________________________
Mayor of the City of Corona, California
ATTEST:
___________________________________
City Clerk of the City of Corona, California

JAMIER\01200.20009\10311643.1

CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted at a regular meeting of the City Council of the City of Corona, California, at a regular meeting thereof held on the 6th day of August 2025, by the following vote of the Council:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 6th day of August 2025. ________________________________________________
City Clerk of the City of Corona, California
(SEAL)

DATE: 08/06/2025
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2025-297

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

APPEAL OF PLANNING AND HOUSING COMMISSION RECOMMENDATION DENYING TENTATIVE TRACT MAP 37895 TO SUBDIVIDE 61.6 ACRES INTO 103 SINGLE FAMILY LOTS IN THE R-1-12 ZONE LOCATED ON LAUREL CANYON WAY FROM OLD TEMESCAL ROAD (APPLICANT: MARI GIRGIS, LLC)
EXECUTIVE SUMMARY:

This staff report asks the City Council to hear the appeal of the Planning and Housing Commission (Commission) to deny Tentative Tract Map 37895 (TTM 37895). One June 23, 2025, the Commission recommended that the City Council deny TTM 37895, a map to subdivide 61.6 acres into 103 single family residential lots in the R-1-12 single family residential zone located on the east side of Laurel Canyon Way, which extends from Old Temescal Road. On June 26, 2025, the applicant filed an appeal of the Commission’s decision with the City. Per Section 16.12.065 of the Corona Municipal Code, the City Council may sustain, modify, reject or overrule any recommendation of the Planning and Housing Commission, and may make any findings consistent with state law or local ordinance.

RECOMMENDED ACTION:

That the City Council either:

a. Uphold the recommendation made by the Planning and Housing Commission at its meeting on June 23, 2025, to deny TTM 37895 based on the testimony provided at the meeting;
or
b. Adopt the Addendum to the adopted Mitigated Negative Declaration and Mitigation Monitoring Plan and approve TTM 37895 based on the conditions of approval for the project.

BACKGROUND & HISTORY:

Tentative Tract Map
On August 20, 2014, the City Council approved TTM 36533 to tentatively subdivide the project site and create 103 lots for the future development of single family homes. Within the initial 24 months of approval of TTM 36533, the project site was blasted and rough graded according to the design of the subdivision. Because a final map was not recorded within the initial 24 months and the applicant did not file an extension of time within the timeframe required by the Subdivision Map Act, TTM 36533 expired on August 20, 2016.

The applicant’s current proposal is to re-entitle the residential subdivision on the project site with TTM 37895. TTM 37895 will subdivide the same 61.6 acres into 103 single family residential lots. TTM 37895 retains many of the same features as the original map, including the general configuration, gated design with private streets, and similar lot sizes.

Extension of the City’s Sewer System to the Bel Air Residential Community by the Applicant
The residential community of Bel Air is adjacent to the project site and consists of 56 lots.

Of the 56 lots, 52 lots are developed with houses while four lots are vacant. The Bel Air community was approved and developed in the County of Riverside using the approved development standards and roadway designs of the county at the time. Thus, the Bel Air residential community does not include sidewalks or streetlights. The existing Bel Air residential community and the undeveloped project site were annexed to the City of Corona in 1992.

At the time of construction of the Bel Air community, the sewage system was dependent on a four-acre sewage treatment pond that collected effluent. The treatment pond was located behind the properties on Laurel Canyon Circle. With the approval granted in 2014 for TTM 36533, the applicant constructed a city sewer line that connected from the sewer line in Sherborn Street, which is northeast of the Bel Air community, to Laurel Canyon Way. The extension of the city sewer line provided the properties of the Bel Air community connection to the city’s sewer system. This same extension will also provide a sewer connection for the project site. In 2015, the developer paid the city’s sewer capacity for 53 lots (52 developed lots and one vacant lot) in the Bel Air community, totaling $179,988 ($3,396 per lot). In September 2016, the residents of the Bel Air community were officially connected to the city’s sewer system.

The sewage pond is no longer used for wastewater purposes and will be used as a water quality management system for storm water runoff from the project site.

Planning and Housing Commission Meetings
December 11, 2023
Residents of the Bel Air community and other residents located on State Street in the unincorporated area of Riverside County, provided testimony on concerns related to the project. The concerns included the following:
 The previous blasting and grading on the project site caused damage to the perimeter fencing of several properties that have not been resolved.  Debris has been left on the project site adjacent to Laurel Canyon Way (metal pipes, broken fences, other miscellaneous debris).
 Additional residential traffic and construction traffic on Old Temescal Road, which is a narrow street.
 Additional residential traffic to State Street.

The Commission also raised the following concerns:
 The private passive park planned in the development may become an area for loitering or other unwanted behavior since it is located outside of the gated area of the project.
 Road safety for Old Temescal Road and Laurel Canyon Way on the curve leading to the project’s street opening.
 Maintenance of the proposed secondary access road, Shadow Valley Drive, which is a road located in the County offsite from the project site, and available access for the residents of the project.

The Commission voted to continue the item to allow the applicant the opportunity to meet with the residents and discuss the issues raised at the meeting.

February 12, 2024
The project was readvertised for a public hearing and based on the testimony from the previous meeting, the following revisions to the project were presented to the Commission.
 The passive park located outside of the project’s gated area was redesigned as a landscaped, open area with drought tolerant plant materials. The parking lot, seating areas, and open space play area were removed.
 A striping plan for Old Temescal Road beginning east of the I-15 overpass and continuing approximately 500 feet on Laurel Canyon Way, east of Bel Air Street, that includes striping in the street centerline, providing a 10’ wide travel lane on one side and a 12’ wide travel lane and 5’ wide shoulder on the other side. The

applicant is also prepared to add reflectors in the street’s centerline as approved by the city’s Traffic Engineer.

The concerns mentioned at the February 12th meeting were explained and are summarized below.
 Shadow Valley Drive (Secondary Access Street). The applicant owns the adjacent property south of the project site. A parcel map, PM 14797, was recorded in the county showing Shadow Valley Drive as a cul-de-sac roadway extending from State Street but not connecting to the project site. The applicant is proposing to redesign the alignment of Shadow Valley Drive to connect to Santamora Way (Lot K), a new street in the project site, to provide project residents with access to and from State Street and secondary emergency access for the Fire Department.

Although the current cul-de-sac roadway alignment of Shadow Valley Drive exists on PM 14797, the new alignment connecting it to the project site has not yet been approved by the County of Riverside. Once approved and constructed, the road would be gated from State Street and maintained by the project’s HOA as a private street. A condition of approval was placed on TTM 37895 requiring the improvement of the new roadway alignment of Shadow Valley Drive to be guaranteed by the applicant prior to the recordation of the map. There was also a condition of approval that Shadow Valley Drive shall be physically constructed prior to the issuance of the first certificate of occupancy within the project.  State Street Access. A supplemental traffic analysis was done to show an increase in the project trip distribution from 60% to 80% for secondary access to State Street. This increase in the trip distribution to State Street was requested by the Commission. The analysis determined that with 80% of the project’s vehicle trips traveling on State Street during peak hours, the traffic mitigation measures identified in the traffic impact analysis (TIA) would remain the same, with the key mitigation being the installation of the traffic signal at the intersection of Ontario Avenue and State Street. State Street is a local county road operating at an acceptable level of service (LOS D or better). The roadway link level of service on State Street will continue to operate at an acceptable LOS D or better with the addition of project trips.

The residents present at the meeting continued to complain about the damage to the perimeter of their properties due to the previous blasting and grading on the project site, and the debris remaining next to their properties.

Because the residential concerns were not addressed by the applicant to resolve the fencing damage to certain properties, the Commission continued TTM 37895, off calendar, which would require the city to readvertise the public hearing to a specific date after the applicant has evaluated the condition of the adjacent properties.

June 23, 2025
The project’s subdivision design did not change from the February 12th meeting.

Therefore, at the June 23rd meeting, emphasis was placed on the applicant’s outreach to

the Bel Air residents. The applicant’s outreach was presented as an exhibit in the staff report.

The residents continued to express frustration with the project and provided testimony on the following:
 The project site still contained debris along Laurel Canyon Way, and the gates on the project site were damaged.
 Perimeter fencing that was replaced on certain properties contained gaps.  The street access to the project from Old Temescal Road continues to be a safety concern, since it is a street that was designed in accordance with the county standards and elevates toward the project site from Old Temescal Road, creating a visibility concern.
 Although secondary access was proposed from Shadow Valley Drive, a proposed offsite road adjacent to the project site, to State Street, project residents would most likely use Old Temescal Road.

The Commission also continued to have concerns with the following:
 The lack of effort made by the applicant to clean the project site and to complete the perimeter fencing of certain properties.
 The new alignment for Shadow Valley Drive has not yet been approved by the County of Riverside, and the street is required by the city to provide a second point of access for the project.
 The project is dependent on Shadow Valley Drive, and there is no guarantee that the new alignment will be approved by the County of Riverside to allow access through the project site.
 Concern with the narrow width of Old Temescal Road, which connects to the project’s street entrance.

Based on the testimony provided at the meeting, the Commission recommended denial of TTM 37895 to the City Council.

ANALYSIS:

The zoning of the project site is R-1-12, which is single family residential on a minimum lot size of 12,000 square feet. The General Plan designation is Estate Residential (ER) on 56.46 acres and Low Density Residential (LDR) on 5.14 acres. The ER and LDR designations permit a density range of 1-3 dwelling units per acre (du/ac) and 3-6 du/ac, respectively.

The project is proposed as a gated community with 103 single family residential lots, ranging in size from 12,000 square feet to 33,383 square feet. The project’s density is

1.67 du/ac.

Due to the grading that has taken place on the project site, slope conditions exist along Laurel Canyon Way and the project’s private streets. These slopes will be landscaped and maintained by the project’s HOA as open space. Located outside of the project’s gated area on the west side of Laurel Canyon Way is a 3.41-acre open space lot and a

1.72-acre perimeter slope, which will also be maintained by the project’s HOA.

Project Access and Public Improvements
Old Temescal Road, which transitions into Laurel Canyon Way, provides access to the project’s gated street entrance on the north side of the project site. Another point of access is proposed from the south side of the project, where Santamora Way within the project will connect to Shadow Valley Drive, an offsite private road that is proposed to connect to State Street. Shadow Valley Drive would be gated, and project residents would have ingress and egress from both access points, including the Fire Department.

The table below shows the overall street dedication and roadway width of the access streets into the project site.

Street Right of
Way
Dedication
Paved
Roadway
Width
Sidewalks Proposed Centerline
Striping
Old Temescal Road 55’ 27’ to 33’ No South side: 10’ wide lane North side: 12’ wide lane
with 5’ wide shoulder
Laurel Canyon Way
w/in the project site
boundary
60’ 36’ 4’ within
project
boundary
East side: 18’ wide lane
West side: 18’ wide lane
Shadow Valley Drive
(proposed offsite
road to State Street)
60’ 40’ 5’ No.

Old Temescal Road/Laurel Canyon Way
The conditions of approval include traffic calming measures for the segment of Old Temescal Road beginning east of the I-15 overpass and continuing onto Laurel Canyon Way, east of Bel Air Street, to include striping in the street centerline. From the street centerline on Old Temescal Road, one side of the street will have a 10’ wide travel lane and the other side will have a 12’ wide travel lane and 5’ wide shoulder. As the street transitions to Laurel Canyon Way, the road widens and will have 18’ wide travel lanes on each side. The applicant is also prepared to add reflectors in the street’s centerline as approved by the city’s Traffic Engineer.

The traffic calming measures were in response to concerns raised by the residents fronting Laurel Canyon Way during the initial project review, and to address potential impacts associated with the line of sight and the curvilinear design of the roadway. A conceptual striping plan for Old Temescal is attached as Exhibit 4. The speed limit on this street is 25 MPH.

Shadow Valley Drive

Shadow Valley Drive is a future private street planned on the adjacent property south of the project site. The applicant owns the adjacent parcel, which includes recorded Parcel Map 14797. Per the recorded parcel map, Shadow Valley Drive was designed as a cul de sac street that does not connect to the project site. The applicant is proposing to redesign the alignment of Shadow Valley Drive to connect to Santamora Way (Lot K), a new street in the project, to provide project residents with access to and from State Street and secondary emergency access for the Fire Department. The new street alignment, shown in Exhibit 5, is required to be approved by the County of Riverside. The applicant contacted the County and there are two options the applicant can pursue to realign Shadow Valley Drive to provide a connection from the project site to State Street.

1. Street Vacation. This process would require approval from the County Board of Supervisors at a public meeting.

2. Tract Map Abandonment. If applicable, the existing alignment directly on the final map can be abandoned. This would not require approval from the County Board of Supervisors and could be processed as part of the mapping process.

Because TTM 37895 requires a second point of access, the project is dependent on the realignment of Shadow Valley Drive shown in Exhibit 5. This was also one of the concerns mentioned by the Commission, given that the realignment had not yet been approved by the County. As such, the applicant submitted a letter dated July 21, 2025, agreeing to stricter conditions of approval regarding the construction of Shadow Valley Drive. The table below shows the city’s previous conditions from the Planning and Housing Commission, and the applicant’s acceptance of the proposed conditions regarding Shadow Valley Drive.
# Previous Condition Proposed Condition Reason
PW16N/A Prior to recordation of the final
map, the final design and
engineering of Shadow Valley
Drive showing the realignment of
the street connecting from Lot K
(Santamora Way) to State Street
shall be approved by the County
of Riverside.

This means the tentative map
cannot be recorded as a final
map until the realignment of
Shadow Valley Drive is
approved by the County of
Riverside. Also, no building
permit can be issued until the
final map is recorded
(Condition PL-5). The term of
a tentative map is limited and
is subject to expiration if a final
map is not recorded within the
timeframe allowed by the law.

PW43Prior to the issuance of
the first certificate of
occupancy for the
production units, the
second point of access
from Shadow Valley Drive
and Lot K (Santamora
Way) shall be fully paved
and constructed.

Prior to the issuance of the first
building permit within TTM 37895
for either a model home or
production unit, whichever one
occurs first, Shadow Valley Drive
shall be completely constructed
from Lot K (Santamora Way) to
State Street, according to the
County approved street standard.

This means once the final map
is recorded, no building permit
for the project will be issued
until Shadow Valley Drive is
constructed. This requires the
road to be constructed earlier,
before a building permit is
issued, rather than later,
before the issuance of a

certificate of occupancy after
the houses are constructed.

Project’s Internal Streets
The streets within TTM 37895 are designed according to the city’s private street standard.

The streets will have an overall right-of-way width of 60 feet, which includes a 40’ wide roadway and 10’ wide parkways. The gated street entrance is also designed per the city’s street standard, which includes a turnaround bulb before the gate.

Traffic Impact Analysis
An updated TIA for the project was prepared by a licensed traffic engineer, Ganddini Group (June 13, 2023). The updated TIA was warranted to analyze the new secondary access at Shadow Valley Drive and the cumulative traffic conditions associated with TTM 37895 in the city (Phase 1) and a future residential project in the county (Phase 2), which could potentially be developed with 38 dwelling units on the south side of the project site.

Phase 1 is forecast to generate approximately 971 daily trips, with 73 trips in the AM peak hours and 97 trips in the PM peak hours. The future Phase 2 project is forecast to generate approximately 358 daily trips, with 27 trips in the AM peak hours and 35 trips in the PM peak hours. Combined, the project and the future development to the south in the county generates 1,329 daily trips, with 100 trips in the AM peak hours and 132 trips in the PM peak hours.

In response to feedback received from the Commission at the December 11, 2023, public hearing, the Ganddini Group conducted a supplemental traffic analysis that focused on project trips on State Street. The supplemental analysis increased the project trip distribution from 60% to 80% to account for the secondary access to State Street. The analysis determined that with 80% of the project’s vehicle trips traveling on State Street during peak hours, the traffic mitigation measures identified in the TIA would remain the same, with the key mitigation being the installation of the traffic signal at the intersection of Ontario Avenue and State Street. This information was shared at the February 12, 2024, hearing.

Also, according to the TIA, State Street is a local county road operating at an acceptable level of service (LOS D or better). The roadway link level of service on State Street will continue to operate at an acceptable level of service with the addition of the project trips - whether 60% or 80% of the trips travel down State Street.

State Street and Ontario Avenue Intersection
The intersection at State Street and Ontario Avenue is forecast to operate at a deficient Level of Service “F”. The city considers a level of service “A” through “D” to be acceptable.

Per the traffic study, a traffic signal is warranted at this intersection to improve the level of service to “A”. Therefore, the conditions of approval for the project require the applicant to guarantee the construction of the traffic signal at this intersection prior to recording the final map. The applicant is responsible for 100% of the cost of the signal.

It should be noted that the segment of Ontario Avenue from California Avenue to State Street is scheduled to be improved by the City’s Public Works Department as part of a Capital Improvement Program (CIP) project. The improvements include the installation of a traffic signal at the State Street and Ontario Avenue intersection. If the CIP project starts before the project opens, then the applicant will need to pay to the City 100% of the costs for the installation of the signal at the subject intersection.

ADDED CONDITIONS OF APPROVAL
Since the Planning and Housing Commission, additional conditions of approval for the project were added to address the concerns raised by the mining operators in the vicinity of the project site. The added conditions include the following:
 The applicant at the time of the Precise Plan application shall apply for a minor variance to increase the height of the rear yard perimeter walls from 7’ to 8’ along Lots 16-46. (Condition PL-8)
 The residential units shall be constructed with soundproof windows that demonstrate an interior noise level of 35 dBA when the windows are closed. (Condition PL-9)
 The project’s Homeowners’ Association Covenant, Conditions and Restrictions (CC&R’s) shall be recorded against the property at the time of recordation of the final map and shall contain the following disclosure regarding the surrounding mining and industrial operations:

YOUR REAL PROPERTY IS ADJACENT OR IN THE VICINITY OF PROPERTY

USED FOR INDUSTRIAL OPERATIONS, INCLUDING SURFACE MINING, HOT

MIX ASPHALT, READY MIX CONCRETE, AND CONSTRUCTION MATERIALS OPERATIONS, INCLUDING RECYCLING. YOU MAY BE SUBJECT TO

INCONVENIENCES OR DISCOMFORTS ARISING FROM AND ASSOCIATED WITH SUCH OPERATIONS ON ANY 24-HOUR BASIS. THESE DISCOMFORTS

MAY INCLUDE, BUT ARE NOT LIMITED TO, EQUIPMENT NOISE, ODORS,

VIBRATIONS, LIGHTS AND GLARE, AIR EMISSIONS INCLUDING DUST, AND TRUCK AND RAIL TRAFFIC. AS YOU PROCEED WITH PURCHASE, LEASE,

OR RENTAL, YOU SHOULD BE FULLY AWARE AND ACCEPT THESE
IMPACTS THROUGHOUT THE DURATION OF INDUSTRIAL ACTIVITIES.

(Condition PW-11)
 The disclosure provided in the CC&Rs regarding the mining and industrial operations in the vicinity of the project site shall be provided to potential home buyers during the sale of the residential units. (Condition PL-9) CMC SECTION 16.12.065

APPEAL OF PLANNING AND HOUSING COMMISSION RECOMMENDATION On June 26, 2025, the applicant filed an appeal of the Commission’s recommendation denying TTM 37895. The applicant’s appeal is provided in Exhibit 2. Per the city’s ordinance, the City Council may sustain, modify, reject or overrule any recommendation of the Planning and Housing Commission, and may make any findings consistent with state law or local ordinance.

The proposed findings for the project’s compliance with the Subdivision Map Act were included as part of the Planning and Housing Commission staff report dated June 23, 2025 (Exhibit 8). Based on the Commission’s testimony, the Commission determined the project did not meet the finding listed in Government Code Section 66474 (c) that the site is physically suitable for the type of development proposed because the new alignment for Shadow Valley Drive from State Street to the project site has not yet been approved by the County of Riverside, and Shadow Valley Drive is required by the city to provide a second point of access for the project pursuant to Section 15.12.200 of the CMC. Since there was no guarantee that the new alignment for Shadow Valley Drive would be approved by the County of Riverside to allow access through the project site, the Commission could not make the required finding. The Commission also wanted additional traffic calming measures such as centerline reflectors on Old Temescal Road/Laurel Canyon Way, and signage on this road showing the curvilinear alignment of the street.

Update Since Planning and Housing Commission Meeting
Since the Planning and Housing Commission meeting on June 23, 2025, the applicant has done the following:
 Agreed to accept stricter conditions of approval related to Shadow Valley Drive by agreeing to delay recording the final map until the realignment of the street is approved by the County of Riverside and delay the issuance of any building permit for the project until Shadow Valley Drive is constructed, allowing project access to and from State Street.
 Continues to agree to implement traffic calming measures on Old Temescal Road/Laurel Canyon Way, including centerline reflectors and signage, approved by the City Traffic Engineer.
 The excess debris near Laurel Canyon Way along the perimeter of the project site has been removed by a contractor using earthmoving equipment.  A fence contractor was retained to install new chain link fencing and gates near Laurel Canyon Way and to fix the fencing gaps on certain residential properties.

FINANCIAL IMPACT:

The applicant has paid the applicable processing fees for this application and the appeal fee.

ENVIRONMENTAL ANALYSIS:

The original project, TTM 36533, and the mitigated negative declaration (MND) were approved by the City Council on August 20, 2014. An Addendum to the previously adopted MND was prepared for the current proposal, TTM 37895, pursuant to Section 15164 of the State CEQA (California Environmental Quality Act) Guidelines. The City, as the lead agency, determined that the proposed project and the Addendum to the previously adopted MND demonstrate that the environmental analysis, impacts, and mitigation requirements identified in the previously adopted MND remain substantively unchanged despite project modifications. The proposed project does not raise any new environmental issues or result in impacts not previously analyzed in the prior MND, and none of the conditions requiring the preparation of a subsequent MND, described in Section 15162 of the State CEQA Guidelines, exist.

PLANNING AND HOUSING COMMISSION ACTION:

At its meeting on June 23, 2025, the Planning and Housing Commission considered the subject matter and took the following action:

Motion was made, seconded (Wood/Alexander) and carried unanimously, that the Planning and Housing Commission deny the recommendation to approve TTM 37895 to the City Council. The minutes of the Planning and Housing Commission meeting are included as Exhibit 11.

PREPARED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR ATTACHMENTS:

1. Exhibit 1 – Locational Map

2. Exhibit 2 – Appeal letter from applicant dated June 25, 2025

3. Exhibit 3 – Tentative Tract Map 37895

4. Exhibit 4 – Conceptual Street Striping Plan – Old Temescal Road/Laurel Canyon Way

5. Exhibit 5 – Proposed Shadow Valley Drive Street Alignment (County of Riverside)

6. Exhibit 6 – Conditions of approval for TTM 37895

7. Exhibit 7 – Condition of approval letter from the applicant, dated July 21, 2025

8. Exhibit 8 – Planning Commission staff report dated June 23, 2025

9. Exhibit 9 – Link to Addendum Mitigated Negative Declaration: Microsoft Word - Monteolivo Addendum ISMND_20230815

10.Exhibit 10 – Mitigation Monitoring Reporting Plan

11.Exhibit 11 - Draft Planning and Housing Commission Minutes from June 23, 2025

AERIAL & LOCATIONAL MAP

ZONING LEGEND
C-3: General Commercial
M-1: Light Manufacturing
M-2: General Manufacturing
M-3: Heavy Manufacturing
BP: Business Park of SP01-2
M-2
M-3
M-1
M-3
M-1
M-2
M-2
C-3
BP

LOCATIONAL MAP
TTM 37895

2 TYPICAL PUBLIC STREET SECTION TYPICAL STREET SECTION TYPICAL INTERNAL STREET SECTION SECTION A-A SECTION B-B SECTION C-C SECTION E-E LOT "D" SPACE OPEN SECTION D-D SECTION F-F LOT "B" SPACE OPEN TYPICAL STREET SECTION SECTION H-H W D W D W D W D LOT AREA TABLE LOT NO. AREA PAD AREA AREA AREA LOT NO. PAD LOT NO. PAD LOT NO. PAD AREA W D PAD AVERAGE DETAIL SHEET LOT "A" TTM 36533 SHERBORN, LLC DETAIL "A" LOT "H" SECTION I-I SECTION J-J SECTION K-K SECTION L-L SECTION M-M PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 SECTION N-N LOT "C" SECTION O-O LOT "C" TYPICAL INTERIOR LOT SECTION G-G SECTION P-P LOT "B" SPACE OPEN SECTION Q-QLOT "B" SPACE OPEN LOT "F" SPACE OPEN LOT "D" SPACE OPEN LOT "F" SPACE OPEN LOT "F" SPACE OPEN LOT "F" SPACE OPEN LOT "F" SPACE OPEN TYPICAL STREET SECTION Page 1684 of 2077 PARCEL 1 PM 14797 PE=874.5 PE=877.0 PE=880.0 37 38 PE=853.7PE=846.536 PE=840.0 PE=844.0 3534 PE=836.0 33 PE=834.0 32 PE=832.0 31 PE=830.0 1 2 30 TRACT NO. 5484 PMB 105/38-40 LOT A CORONA LANDFILL TRACT NO. 10168-1 MB 119/49-51 SAINT SIMON ST. SAINT LUKE ST. SAINT PAUL CI. LAUREL CYN WAY 100 0 100 200 300 SCALE 1" = 100' PAR. 1 MB 99/33 POR. PAR. 2 RS 52/19 POR. PAR. 2 RS 38/2 PMB 105/38-40 TRACT NO. 5484LOT A SHERBORN, LLC (APN 107-080-012) BELAIRE HOMEOWNERS ASSOCIATION, INC. (APN 107-080-026) EXISTING SEWER ALIGNMENT AND SHERBORN, LLC WATER P.O.C.'S NOVA HOMES (APN 278-040-009) JAMES E. WARD (APN 278-020-008) MARIA H. MOON (APN 278-020-031) LAUREL CANYON WAY TTM 37142 (COUNTY OF RIVERSIDE) (SECONDARY ACCESS-PRIVATE STREETS, GATED ACCESS ONLY) SHERBORN ST ARTURO WAY DRIVE MB 119/49-51 TRACT NO. 10168-1
LAUREL CANYON WAY SANTAMORA TTM NO. 37895 3A 60 0 60 120 180 SCALE 1" = 60' VALLEY
SHADOW EXISTING SEWER ALIGNMENT IN EXISTING SEWER OFF-SITE DETAILS - OPTION 1A PAR. 3 PAR. 4 PAR. 2 20-FOOT WIDE EASEMENT (TYP.) EXISTING SEWER ALIGNMENT IN 20-FOOT WIDE EASEMENT (TYP.) EXIST. NATURAL CHANNEL BEL AIR STREET (PRIVATE ROAD) CITY OF CORONA COUNTY OF RIVERSIDE STATE ST. (PUBLIC ROAD) MAINTAINED BY COUNTY OF RIVERSIDE PER INSTRUMENT# 2014-0221856 PER INSTRUMENT# 2014-0221857 PROPOSED WQMP BASIN & EASEMENT PER INSTRUMENT# 2014-0221857 PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 WAY TTM NO. 37895 APN 107-080-013 PRIVATE STREETS, GATED, FULL SECONDARY ACCESS Page 1685 of 2077

Map Created: January 2024
Data Sources: County of Riverside
Prepared By:

VCS Environmental
Service Layer Credits: Esri, HERE, Garmin, (c) OpenStreetMap contributors
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Monteolivo Project
Figure 6a Street Striping
A'
1:2,750 ² 0 125 250
Feet
!(
Cross-Section [A'-A']
Reflector Dots
Pavement Striping
Approximate Project Boundary
A'

SECTION A-A
Figure 6b

Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
FIRE

1. Place Fire Department DPR comments on plans as general notes.

2. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.

3. Show two (2) all weather surface access ways to be approved by the Fire Marshal and construct the access way(s) to accommodate 70,000 lbs. gross vehicle weight during all phases of construction. Show the alternate if the County project is not built at both Saint Thomas and Santamora.

4. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.

5. Dead end access drives shall not exceed one hundred fifty (150) feet in length.

6. Provide turn-around for access drive(s) meeting Fire Department standards/approval. Show a detail of the turn around on St.

Thomas.

7. Cul-de-sac(s) shall not originate from another cul-de-sac.

8. Provide a minimum twenty-five (25) foot inside and fifty (50) foot outside radius for access drive(s).

9. Street and drive grades shall not exceed 10% unless approved by the Fire Chief and City Engineer.

10. Submit a copy of recorded Mutual Access and Fire Protection Maintenance Agreement.

11. A Knox Padlock shall be provided for gate(s) in this project. To apply for a Knox product visit https://www.knoxbox.com.

12. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.

13. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only. Show additional hydrants on Old Temescal and Santamora.

14. Provide one-hour constructed eaves for all homes located within two hundred (200) feet of wildland areas. Entire house perimeter shall comply.

15. Fuel modification is required for this project. Consult with a qualified firm to provide a submittal to the fire department for review and approval. Only a draft of the Fuel Modification Plan has been submitted, submit a final Fuel Modification Plan for review and approval with the pad locations. This may change fuel mod requirements as well.

16. Provide Class A roofing material on all structures per the Corona Municipal Code.

17. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.

18. A specific address, assigned by the City of Corona, Public Works Department, shall be provided for each building as specified by the fire department address standard which can be obtained at coronaca.gov/fire. Addresses must be illuminated during all hours of darkness.

19. Smoke detectors and/or carbon monoxide detectors shall be installed per the California Building, Fire and Residential Code.

Project Number: TTM2021-0002
Applied: 7/26/2021 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project: DPR2020-
0006
TTM 37895 TO SUBDIVIDE 61.6 ACRES INTO 103 SFR
LOTS.

Site Address: LAUREL CANYON WAY CORONA, CA

MARI GIRGIS
4030 BIRCH ST NO 100 NEWPORT BEACH CA, 92660
Description:

Applicant:

TTM2021-0002 1 of 9 (Continued on next page)
Project Conditions
City of Corona

FIRE

20. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.

21. Show the block addressing between the County and City at Shadow Valley and Santamora to determine if the street should be renamed to match the County.

22. Clarify on the north end of the project where the wet zone is located if it will remain once the development to the north is completed. This may create changes in the fuel modification plans.

23. An operational permit is required for...storage, handling... or use of any quantity of explosives, explosive materials...within the scope of Chapter 56 of the latest California Fire Code.

24. Required fire code permits will be applied for and processed prior to final inspection and/or certificate of occupancy, Fire code permit application and all other guidelines are available at coronaca.gov.

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. The applicant or his successor in interest shall comply with the mitigation measures established in the Initial Study and Mitigated Negative Declaration Addendum for the TTM 37895.

3. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

4. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

5. TM 37895 shall be recorded prior to the issuance of a building permit.

6. The project shall pay the applicable Multiple Species Habitat Conservation (MSHCP) fee to the City prior to the issuance of a building permit.

7. The passive park proposed for Lot "F" shall be changed to an open space area landscaped with drought tolerant and native landscaping. The landscape improvements on Lot F shall be completed by the issuance of the 25th building permit. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

8. The applicant or successor of interest at the time of the Precise Plan application for the site plan and architectural review of the residential units shall apply for a minor variance application to increase the rear yard perimeter wall from 7 feet to 8 feet along Lots 16-46. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

9. All residential units shall be constructed with soundproof windows that demonstrate an interior noise level of 35 dBA when the windows are closed. [Added after Planning and Housing Commission Meeting on June 23, 2025.] TTM2021-0002 2 of 9 (Continued on next page)
Project Conditions
City of Corona

PLANNING

10. The applicant or home builder of the development shall provide a disclosure notice to all future homebuyers the potential of noise and disturbances associated with the operations of the adjacent surface mining operations in the city and county area.

These disclosures must be provided at each purchase, sale, or lease of the property subject to the disclosure. Prior to the issuance of a model home permit, or building permit for the production unit, whichever occurs first, the applicant shall include the disclosure in the Project Covenants, Conditions, and Restrictions (CC&Rs) and provide a copy of the disclosure notice to the assigned case planner at the Planning and Development Department for filing. The notice shall contain the following language verbatim:

YOUR REAL PROPERTY IS ADJACENT OR IN THE VICINTY OF PROPERTY USED FOR INDUSTRIAL OPERATIONS, INCLUDING

SURFACE MINING, HOT MIX ASPHALT, READY MIX CONCRETE, AND CONSTRUCTION MATERIALS OPERATIONS, INCLUDING RECYCLING. YOU MAY BE SUBJECT TO INCONVEIENCES OR DISCOMFORTS ARISING FROM AND ASSOCIATED WITH SUCH OPERATIONS ON ANY 24-HOUR BASIS. THESE DISCOMFORTS MAY INCLUDE, BUT ARE NOT LIMITED TO, EQUIPMENT NOISE, ODORS, VIBRATIONS, LIGHTS AND GLARE, AIR EMISSIONS INCLUDING DUST, AND TRUCK AND RAIL TRAFFIC. AS YOUR PROCEED

WITH PURCHASE, LEASE, OR RENTAL, YOU SHOULD BE FULLY AWARE AND ACCEPT THESE IMPACTS THROUGHOUT THE DURATION OF INDUSTRIAL ACTIVITIES. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

PUBLIC WORKS

1. The Public Works, Planning and Development, and Utilities Department comments for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the comments shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.

2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.

3. Prior to recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed subdivision will not unreasonably interfere with the use of any easement holder of the property.

4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

5. The submitted 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. The tentative tract shall be recorded as one final tract map, and shall be developed as one tract. Financial security shall be provided for all improvements within the tract prior to final tract map approval.

7. 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.

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

9. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Planning and Development Department, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

TTM2021-0002 3 of 9 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

10. 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.

11. Prior to map recordation the developer shall ensure that a homeowner's association is established and Covenants, Conditions and Restrictions (CC&R's) are recorded for the purpose of maintaining all private streets, common areas, private utilities and the project's approved BMP facilities; and shall inform future property owners to implement the approved WQMP. The CC&R’s shall include the following disclosure regarding the surrounding mining and industrial operations in the general vicinity:

YOUR REAL PROPERTY IS ADJACENT OR IN THE VICINTY OF PROPERTY USED FOR INDUSTRIAL OPERATIONS, INCLUDING

SURFACE MINING, HOT MIX ASPHALT, READY MIX CONCRETE, AND CONSTRUCTION MATERIALS OPERATIONS, INCLUDING RECYCLING. YOU MAY BE SUBJECT TO INCONVEIENCES OR DISCOMFORTS ARISING FROM AND ASSOCIATED WITH SUCH OPERATIONS ON ANY 24-HOUR BASIS. THESE DISCOMFORTS MAY INCLUDE, BUT ARE NOT LIMITED TO, EQUIPMENT NOISE, ODORS, VIBRATIONS, LIGHTS AND GLARE, AIR EMISSIONS INCLUDING DUST, AND TRUCK AND RAIL TRAFFIC. AS YOUR PROCEED

WITH PURCHASE, LEASE, OR RENTAL, YOU SHOULD BE FULLY AWARE AND ACCEPT THESE IMPACTS THROUGHOUT THE DURATION OF INDUSTRIAL ACTIVITIES.

The association documents, including any necessary CC&R's, shall be subject to the review and approval of the Planning and Development Department, Development Services Division. The applicant shall inform future property owners to implement the approved WQMP. The association documents, including any necessary CC&R's, shall be subject to the review and approval of the Planning and Development Department, Development Services Division. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

12. Prior to map recordation 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 missing or deficient street facilities along Laurel Canyon Way. b) Traffic improvements recommended in the approved Traffic Impact Analysis. If the City constructs the traffic signal on State Street and Ontario Avenue prior to the developer, the developer shall pay 100% of the City's construction costs. b) All street improvements for lots "J" through "N" and "P" through "R". c) All drainage facilities.
d) All required grading, including erosion control, slope stabilization and rock fall hazard mitigation as recommended by the project's geotechnical reports.
e) All required sewer, water and reclaimed water facilities. f) All required landscaping and/or park facilities.
g) All under grounding of overhead utilities, except for cables greater than 32k volts. h) Private park improvements.

13. Prior to map recordation the developer shall construct or guarantee to construct Shadow Valley Drive from State Street to project boundary in accordance with Doc# 2023-0342643 (Declaration of Restrictive Covenant Regarding Establishment of Easement).

TTM2021-0002 4 of 9 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

14. Prior to map recordation, the developer shall construct or guarantee the construction of traffic calming measures and parking restrictions along Old Temescal Road and Laurel Canyon Way east of Compton Avenue. The improvements shall consist of road striping to provide for a minimum 10-foot and 12-foot travel lane as well as prohibit street parking where street parking cannot be accommodated along Old Temescal Road and Laurel Canyon Way, beginning east of the I-15 overpass and continuing east approximately 500 feet east of Bel Air Street unless otherwise approved by the City Traffic Engineer or City Engineer. Prior to issuance of the first certificate of occupancy, the improvements shall be constructed.

15. Prior to map recordation the developer shall guarantee the construction of landscaping on all manufactured slopes including Lots A-H and the offsite grading easements from instrument# 2014-0236940.

All slopes shall be maintained by the HOA.

16. Prior to recordation of the final map, the final design and engineering of Shadow Valley Drive showing the realignment of the street connecting from Lot K (Santamora Way) to State Street shall be approved by the County of Riverside. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

17. 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.

18. 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; restricted areas and setbacks for pools; and any other applicable data necessary to adequately analyze the proposed development. The precise grading plans shall note the areas where pools are restricted or require special analysis.

19. 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.

20. 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.

21. 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.

22. 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.

23. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.

24. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.

25. 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.

26. Prior to final map recordation or issuance of a grading permit, whichever occurs first, 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.

27. 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.

28. 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.

TTM2021-0002 5 of 9 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

29. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.

30. 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.

31. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.

32. 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.

33. Prior to recordation or 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.

34. Prior to recordation or approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All residential lots shall drain toward the street. Lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system.

35. 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.

36. Prior to final map recordation, the applicant shall offer for dedication all required street rights-of-way along Laurel Canyon Way. Laurel Canyon Way, shown as Lot "G" on the tentative map, shall be dedicated and maintained as a public street. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the Public Works Director.

37. Prior to final map recordation or approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All local and/or major arterial highways' 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) Under grounding of existing and proposed utility lines. f) Street lights.
g) All other public improvements shall conform to City of Corona standards.

38. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.

39. 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.

40. 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.

41. Prior to recordation of the final map, all street names shall be approved by the City Engineer.

TTM2021-0002 6 of 9 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

42. The developer shall comply with the approved traffic analysis and project mitigation measures including:
a) T-4 - Prior to the issuance of the first Certificate of Occupancy, the northbound shared left/through/right turn lane of Compton Avenue at Old Temescal Road shall be widened and/or restriped to provide an exclusive left-turn lane and a shared through-right-turn lane.
b) T-5 - Prior to the recordation of the map, the applicant shall pay a fair share cost of 9.55 percent towards the construction of a two-phased traffic signal at the intersection of Rimpau Avenue at Old Temescal Road. In addition, the northbound shared left-through lane shall be restriped to provide an exclusive left-turn land and the southbound shared left-through lane shall be restriped to provide an exclusive left-turn lane.
c) TRANS-1 - Prior to map recordation, the project shall construct or if the signal is constructed, provide a fair share payment for the installation of the traffic signal at the intersection of State Street/Ontario Avenue. d) TRANS-2 - Other recommended circulation improvements.

43. Prior to the issuance of the first building permit within TTM 37895 for either a model home or production unit, whichever one occurs first, Shadow Valley Drive shall be completely constructed from Lot K (Santamora Way) to State Street, according to the County approved street standard. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

44. Prior to final map recordation the applicant shall annex this project into a City of Corona Community Facilities District (CFD) 2016-1 (Public Services) for the purpose of maintaining public services including but not limited to emergency services, and 2016-3 (Maintenance Services) annexation for the purpose of maintaining all public landscaping, curb, gutter, sidewalk, pavement, street lights, public streets, traffic signals, parks, storm drain, water quality features, etc. within master planned street right-of-way and/or easements. The applicant shall process, re-process, or revise any existing annexation as needed to include improvements proposed with Tract 37895, including but not limited to: public streets, storm drain, open space park, and revised traffic signal contribution. All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs.

45. Prior to final map recordation the applicant shall prepare a disclosure statement indicating that the property is subject to CC&Rs, and is within Community Facilities Districts and will be subject to an annual levy. The applicant shall also provide disclosure statements for any lots subject to special restrictions including the fuel mod zone proposed on Lots 16 through 30.

The fuel mod zone disclosure shall notify future homeowners that they shall comply with the fuel mod plan. The disclosure statement is subject to the review and approval of the Planning and Development Department, Development Services Division and shall be recorded concurrently with the final map.

46. The developer shall provide all affected properties and the future HOA a list of all approved landscape pallets that may be planted in fuel mod zones and any limitations on improvements in the zone.

47. Prior to final map recordation, the applicant shall submit a map provided by the Engineer showing the location and approximate depth of granite that may interfere with the future construction of underground pools. A disclosure statement shall be included with the other notices to inform future homeowners of restrictions and limitations pertaining to pool construction.

48. Prior to final map recordation, the applicant shall submit for approval all proposed parkway, slope maintenance, and/or landscaping easements to be granted to the Community Facilities District or Landscape Maintenance District, as specified on the tentative map or Conditions of Approval. Said information shall be submitted to the Planning and Development Department, Development Services Division for approval.

49. Prior to issuance of a Certificate of Occupancy, all proposed parkway, slope maintenance, and/or median landscaping specified in the tentative map or in these Conditions of Approval shall be constructed.

50. 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.

TTM2021-0002 7 of 9 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

51. Prior to map recordation, issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.

52. All the potable water, reclaimed water, and sewer design criteria shall be per City of Corona Utility Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utility Department Director.

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

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

55. Prior to the issuance of the first building permit, the developer shall transfer the ownership rights of the existing sewer lines in the Bel Air Communities, excluding the onsite sewer treatment facilities to the City of Corona.

56. Prior to final map recordation, the developer shall construct or guarantee the construction of the replacement or rehabilitation of the deficient sewer lines in accordance with Utilities Department standards within the Bel Air Communities. Said improvements shall be completed prior to issuance of the first building permit.

57. The developer shall ensure that valid and sufficient security remains in place to guarantee the completion of the construction of an 8-inch VCP sewer line from Sherborn Avenue to the project’s northerly boundary per City of Corona Utilities Department standard plans, specifications, and design policy. This facility shall be completed and in operation prior to the issuance of any building permit (model or production). Prior to acceptance of the sewer improvements, the developer shall video the sewer and replace and/ or repair any portions of the sewer that are damaged, deficient, or non-conforming. Prior to acceptance of the sewer improvements, the developer shall ensure that the city has a sufficient sewer easement for all facilities requiring city access for operations and maintenance, to the satisfaction of the City Engineer. The conveyance of the easement shall be on a deed prepared by the city, unless otherwise approved by the City Attorney or their designee. [Added after Planning and Housing Commission Meeting on June 23, 2025.]

58. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch DIP reclaimed waterline from “J” Street to Compton Avenue per City of Corona Utilities Department Standard Plans and Specifications.

59. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch DIP potable waterline from “J” Street to Compton Avenue per City of Corona Utilities Department Standard Plans and Specifications.

60. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch DIP potable waterline in Lots "J" through "N" and "P" through "R" per City of Corona Utilities Department Standard Plans and Specifications. The applicant shall provide two points of connection to the public water system for Lot "R" (Saint George Circle).

61. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch VCP sewer line in Lots “J” through "N" and "P" through "R" per City of Corona Utilities Department Standard Plans and Specifications.

62. 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.

63. 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.

64. 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.

TTM2021-0002 8 of 9 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

65. Prior to final map recordation or 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.

66. 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.

67. The applicant shall dedicate easements for all public water, reclaimed water, and sewer facilities needed to serve the project in accordance 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 Director. Structures and trees shall not be constructed or installed within a public utility easement.

68. Prior to map recordation 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 Department and Fire Chief.

69. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.

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

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

72. 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.

73. The applicant shall provide a separate irrigation water service for all HOA- CFD landscaped lots or easements. All landscape lots to be maintained by the HOA/CFD shall be planted with a California Friendly Plant pallet and shall be provided a separate reclaimed landscape water service.

74. 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.

75. 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.
9 of 9
Project Conditions
City of Corona

DATE: 06/23/2025
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2025-265
APPLICATION REQUEST:

TTM 37895 (CONTINUED): Tentative Tract Map application to subdivide 61.6 acres into 103 single family residential lots in the R-1-12 zone, located on the east and west sides of Laurel Canyon Way, south of Sherborn Avenue and north of Shadow Valley Drive. (Applicant: Emad Bolus for Mari Girgis, LLC, 4030 Birch Street, Suite 100, Newport Beach, CA 92660) RECOMMENDED ACTION:

That the Planning and Housing Commission recommend adoption of the Addendum to the adopted Mitigated Negative Declaration and Mitigated Monitoring Plan, and APPROVAL of TTM 37895, based on the findings contained in the staff report and conditions of approval.

BACKGROUND
The project site was tentatively subdivided into 103 lots for the future development of single family homes by TTM 36533, approved on August 20, 2014. TTM 36533 eventually expired on August 20, 2016, because a final map was not recorded within the initial 24 months of approval of the tentative tract map. The applicant is proposing to re-entitle the residential subdivision on the project site with Tentative Tract Map 37895 (TTM 37895). TTM 37895 will subdivide the same 61.6 acres into 103 single family residential lots. TTM 37895 retains many of the same features as the original map, including the general configuration, gated design with private streets, and similar lot sizes. The applicant refers to the project as “Monte Olivo”.

The project site is located on the west and east sides of Laurel Canyon Way, south of Sherborn Street and north of Shadow Valley Drive (Exhibit 1). The project site borders the County of Riverside to the east, south and southwest. The zoning of the project site is R-1-12, which is a single-family residential zone that requires a minimum lot size of 12,000 square feet for newly created lots. No change is proposed to the zoning of the site. The project’s zoning, General Plan designation, land use and surrounding zoning are summarized in the Project Summary table below.

Table 1

PROJECT SUMMARY
Area of Property 61.6 acres
Zoning R-1-12 (Single Family Residential – 12,000 S.F. minimum) General Plan Estate Residential, 56.46 acres (1-3 du/ac) and Low Density Residential,

5.14 acres (3-6 du/ac)
Existing Land Use Undeveloped
Proposed Land Use 103 Single Family Residential lots
Surrounding
Zoning/Land Use
North: M-1 (Light Manufacturing)/Concrete manufacturing plant East: R-A-5 (Residential Agricultural, 5-Acre minimum) Riverside County Zoning
South: R-A (Residential Agricultural, 20,000 S.F. minimum) Riverside County Zoning
West: R1-20 (Single Family Residential, 20,000 S.F. Minimum) The project site was previously blasted and rough graded under the original approval and developer, Nova Homes. Minimal grading is expected near the east, south and west perimeters of the project. Precise grading still needs to occur to complete the streets and create building footprints for future houses. The future home builder of this tract will require precise plan review for the site plan, architecture, perimeter fencing and landscaping of the project.

Bel Air Residential Community
The project has a long history with the adjacent Bel Air residential community. When the site was blasted and graded under Nova Homes, the activities caused several issues with the residents. Some of the residents complained that the blasting and grading activities caused property damage which had not been rectified by Nova Homes.

Also, the Bel AirCommunity was originally not connected to theCity’s sewer system and had relied on a sewage treatment pond that bordered the north side of the project site. Nova Homes worked with the Bel Air Homeowner’s Association (HOA) after agreeing to allow the Bel Air Community to tie into the project’s sewer line in exchange for allowing Nova Homes to utilize a portion of the sewage treatment ponds for storm water run-off. After the homeowners were tied into the project’s sewer line and into the City’s sewer system, the

sewage treatment ponds were decommissioned and cleaned, and the ponds were converted to a stormwater basin which was constructed by the developer to serve the project.

Prior Public Hearings and Community Concerns
TTM 37895 was reviewed by the Planning and Housing Commission on December 11, 2023.

Many Bel Air residents and residents who reside within Riverside County’s jurisdiction spoke against the project, citing the following concerns:

1. Prior grading and blasting activities conducted under Nova Homes caused damage to several of the residents’ properties which have not been resolved.

2. The project site needs to be cleaned of trash and debris.

3. Safety concerns with construction traffic entering the project site from Old Temescal Street, which is narrow with limited visibility.

4. The project would add traffic to the surrounding streets, particularly State Street which is within jurisdiction of Riverside County.

The Commission also raised concerns and requested additional information from the applicant and staff, and continued the meeting to February 12, 2024.

At the February 12, 2024 public hearing, staff and the applicant’s consultant presented additional information to the Commission to address the concerns that were raised during the initial meeting. The information included project revisions which the applicant had agreed to make. This included changing a passive park that was planned for Lot F of TTM 37895 to a landscaped open space lot to discourage unwanted access into the lot, and to implement safety measures and parking restrictions along Old Temescal Street and Laurel Canyon Road as approved by the Public Works Department. However, the residents continued to oppose the project citing primarily unresolved property damage concerns. The Commission directed the applicant to work with the residents to resolve the property damage concerns and tabled the project.
2024 Community Outreach
In May 2024, the applicant retained Peter Carlson from Carlson Strategic Land Solutions, Inc. and Marice DePasquale from MConsensus to assist with the re-entitlement of the project and to help resolve the outstanding issues between the applicant and residents. The outreach began in May 2024 and started with Chris Salazar, the current Bel Air HOA president. Mr. Carlson and Ms. Depasquale met with Mr. Salazar on June 24, 2024 and August 28, 2024. Through their discussions with Mr. Salazar, they determine the HOA’s concerns as being related to securing the Bel Air ponds, cleanup of the project site, and replacement of Mr. Salazar’s fence. The concerns and the applicant’s response to their

concerns are summarized in Table 2 below and graphically shown on Exhibit 3 which was prepared by Mr. Carlson.

Table 2
Bel Air HOA Concern Applicant’s Response

1. Construct a six-foot high chain link
fence around the Bel Air HOA ponds.

Already completed by applicant.

2. Replace a six-foot high chain link fence
along the Salazar property’s rear
property line.

Already completed by applicant.

3. Remove the boulders at the southern
end of the Bel Air HOA pond area in order
to allow construction of new fencing and
connection of the eastern and western
access roads around the pond.

To be completed within 90 days from City
Council hearing.

4. Re-establish access to the east side of
the Bel Air HOA ponds. The applicant
would provide a connection between
the east and west sides of the pond by
creating a path at least eight feet in width
to allow for walking or driving a small offroad maintenance vehicle.

To be completed within 90 days from City
Council hearing.

5. Clean-up of boulders and debris
including pipe on the Monte Olivo
property fronting Laurel Canyon Way
near the entrance into the
neighborhood. The applicant would
have the boulders re-arranged in a line
along the Monte Olivo property’s
frontage along Laurel Canyon Way to
improve the aesthetics of the site and to
prevent off-road vehicles from
circumventing the gate at the access
road (located between the boulders and
pond).

To be completed within 30 days following
Planning and Housing Commission
approval or prior to City Council hearing.

Mr. Carson and Ms. DePasquale also reached out to other Bel Air residents and all members of the public who submitted a speaker card at both prior public hearings. A total of 61 separate occasions were made in text, email, phone and meetings. Attached as Exhibit 4 is

a letter submitted by Carlson Strategic Land Solutions, dated February 27, 2025, which documents the community outreach Mr. Carlson and Ms. DePasquale conducted for this project.

County of Riverside Project – Monte Olivo Phase 2
The applicant has processed a separate application with the Riverside County Planning Department to subdivide approximately 30 acres within unincorporated Riverside County into 38 single family residential lots. The county project borders the project site immediately to the south. Based on prior discussions between staff and the applicant, the applicant’s proposal is to develop this area within the county as phase two of the Monte Olivo community and eventually combine both developments within the city and county into a single gated community with the future residents within both phases sharing the same project entrances. The applicant is not actively pursuing the county project at those times, as the applicant would like to obtain approval of the city project first before re-activating the county project.

PROJECT DESCRIPTION
Proposed Subdivision
TTM 37895 proposes to subdivide 61.6 acres into 103 lots for single family residential purposes. The project site is zoned R-1-12 which requires a minimum lot size of 12,000 square feet, and a minimum lot width and depth of 85 feet and 100 feet, respectively. The lots range from 12,000 to 33,383 square feet in size. The average lot size is 13,926 square feet. The lots are capable of meeting the minimum lot width and depth requirements under the R-1-12 zone.

The General Plan Land Use Map designates the project site as Estate Residential (ER) on

56.46 acres and Low Density Residential (LDR) on 5.14 acres. The ER and LDR designations permit a density range of 1-3 dwelling units per acre (du/ac) and 3-6 du/ac, respectively. The project’s density is 1.67 du/ac.

The project includes Lots A through E and H, which consist of manufactured 2:1 slopes that were already created at the time of rough grading on the project site to create level buildable pads due to the site’s natural topography. Lot F is shown on the tentative tract map as a passive private park, but as noted in the Background section of this report, the applicant will be replacing the passive park with a large open space lot which will be landscaped with drought tolerant plant materials. A conceptual landscape exhibit of Lot F is attached as Exhibit 6. Lots J through R consist of the project’s internal circulation which are designed as private streets that will provide direct access to the 103 lots.

The applicant is required to establish a homeowner’s association (HOA) to maintain the project’s landscaped lot, private streets, and various slopes. It should be noted that Lot G is

erroneously shown on the tentative tract map as a landscaped lot to be maintained by the HOA. Lot G is Laurel Canyon Way, which is a public street.

Since the project site was already blasted and rough graded under the original approval, minimal grading is expected near the east, south and west perimeters of the project. Precise grading will occur to complete the streets and create building footprints for future houses.

Project Access and Public Improvements
The project’s vehicle access and circulation is attached as Exhibit 7. Old Temescal Road leads to the project site from the west and turns into Laurel Canyon Way where the road turns northward. Direct access into the project is from Laurel Canyon Way. This access is the project’s primary access and will be gated. Laurel Canyon Way is a two-lane undivided roadway designated as a collector street having an overall right-of-way width of 60 feet. The project warrants the construction of missing public improvements (curb and gutter, sidewalk and landscaped parkway) on both sides of Laurel Canyon Way adjacent to the project site to ensure sufficient vehicular circulation.

A second point of access is necessary to meet the Fire Department’s requirement and is provided from Santamora Way via Shadow Valley Drive, which intersects with State Street in the County of Riverside. Because this secondary access is required by the Fire Department, the applicant is conditioned to construct Shadow Valley Drive prior to the issuance of the first Certificate of Occupancy for the project. This street will be constructed per the County’s local street standard, which requires a full right-of-way width of 60 feet, with 40 feet of paved roadway. This has been discussed between City staff and County staff from the Riverside County Transportation Department.

Shadow Valley Drive will be gated at the south end of the street, near the intersection of State Street, and will be maintained by the project’s future HOA which the applicant is required to establish per the project’s conditions of approval (Exhibit 8). The gate will be restricted to residents within the project and emergency personnel. The reason the gate is being placed within the County instead of the City is because the gate and Shadow Valley Drive will also serve the future phase two project located within the County’s jurisdiction. Additionally, the gate prevents Shadow Valley Drive from unwanted parking during the evenings. If the gate was to be moved to the City boundary, this would create approximately 1,050 feet of open roadway with a dead-end at the gate/City boundary with no safe turn-around on Shadow Valley Drive for vehicles.

The applicant has a recorded covenant, dated November 6, 2023, that requires the owner and all subsequent owners of the County project to convey and record an access easement over Shadow Valley Drive in favor of the project(Exhibit 9). This guarantees that the project’s

secondary access on Shadow Valley Drive is constructed even if the County project is not developed.

The conditions of approval include traffic calming measures that are being carried over from the original project to the current proposal for the segment of Old Temescal Road from the I-15 freeway to approximately 500 feet east of Bel Air Street. The measures include restriping this segment of Old Temescal Road to provide for a 10-foot and a 12-foot travel lane.

Per the Public Works Department, on-street parking will be prohibited where parking cannot be accommodated. The measures were in response to concerns raised by the residents fronting Laurel Canyon Way during the initial project, and to address potential impacts associated with line of sight and the curvilinear design of the roadway. A conceptual striping plan for Old Temescal is attached as Exhibit 10.

Bel Air Sewer Line Upgrades
As discussed under the Background section, the original developer worked with the Bel Air HOA to have the Bel Air homeowners tied into the project’s sewer lines and into the City’s sewer system. This allowed their sewage treatment ponds to be decommissioned, and the applicant converted the ponds into a water quality basin to serve the project. Per Public Works Condition No. 57, the applicant is required to do upgrades to the Bel Air sewer lines.

The condition states that prior to the final map recordation, the applicant shall construct or guarantee the construction of the replacement or rehabilitation of the deficient sewer lines in the Bel Air Community in accordance with the City of Corona Utilities Department. The improvements are required to be completed prior to the issuance of the first building permit.

The applicant’s civil engineer has prepared sewer rehabilitation plans to bring the private Bel Air sewer system to City’s standards and acceptance into the City’s maintained public sewer system.

ENVIRONMENTAL ANALYSIS
Mitigated Negative Declaration Addendum
The City approved the original project (TTM 36533) and adopted a mitigated negative declaration (MND) for the original project on August 20, 2014. An Addendum to the previously adopted MND was prepared for the current proposal pursuant to Section 15164 of the State CEQA (California Environmental Quality Act) Guidelines. The purpose of the Addendum was to evaluate two revisions the applicant made to the original project:

1. The original approved project featured a recreational area containing active amenities including a playground and basketball or tennis facilities within Lot F. The applicant replaced the active amenities with a passive park which was analyzed in the Addendum, but the applicant eventually replaced the passive park with open space after receiving feedback from the Planning and Housing Commission at the December 11, 2023 public hearing.

2. The project’s secondary gated access was originally located at the south project boundary, specifically at the terminus of Santamora Way in the City of Corona. As proposed by this project, the applicant moved the secondary gated access to Shadow Valley Drive in the County of Riverside, which was analyzed in the Addendum.

The City, as the lead agency, determined that the modified project and the Addendum demonstrate that the environmental analysis, impacts, and mitigation requirements identified in the previously adopted MND remain substantively unchanged despite the project modifications to Lot F and secondary access point. The project does not raise any new issues or result in impacts not previously analyzed in the prior MND, and none of the conditions described in Section 15162 of the State CEQA Guidelines requiring the preparation of a subsequent MND exist. The Addendum is attached as Exhibit 11.

Traffic Impact Analysis
The Addendum includes an updated Traffic Impact Analysis (TIA) which was prepared by a licensed traffic engineer, Ganddini Group (June 13, 2023). The updated TIA was warranted to analyze the new secondary access at Shadow Valley Drive and the cumulative traffic conditions associated with the Project (Phase 1) and the future county project (Phase 2) which could potentially be developed with 38 dwelling units. The Project (Phase 1) is forecast to generate approximately 971 daily trips, with 73 trips in the AM peak hours and 97 trips in the PM peak hours. The future Phase 2 project is forecast to generate approximately 358 daily trips, with 27 trips in the AM peak hours and 35 trips in the PM peak hours.

Combined, the project generates 1,329 daily trips, with 100 trips in the AM peak hours and 132 trips in the PM peak hours. Table 3 summarizes the cumulative project trip generation.

Table 3 – Project Trip Generation
Sixteen (16) intersections located nearby the project sites were analyzed. All 16 intersections are projected to operate within an acceptable Level of Service “D” or better with the project in operation, except for the intersection at State Street and Ontario Avenue which is forecast to operate at a deficient Level of Service “F”. The City considers a level of service “A” through “D” to be acceptable. Per the traffic study, a traffic signal is warranted

atthis intersection which would improve the level of service to “A”. Therefore, the applicant is conditioned to guarantee the construction of the traffic signal at this intersection prior to map recordation. The applicant is responsible for 100% of the cost of the signal.

It should be noted that the segment of Ontario Avenue from California Avenue to State Street is scheduled to be improved by the City’s Public Works Department as part of a Capital Improvement Program (CIP) project. The improvements include the installation of a traffic signal at the State and Ontario intersection. If the City builds the traffic signal before the project opens, then the applicant will need to pay 100% the City’s construction cost for the traffic signal.

In addition, per the original traffic mitigation measures, the applicant is required to pay a fair share cost of 9.55% towards the construction of a two-phased traffic signal at the intersection of Rimpau Avenue and Old Temescal Road. Also, the northbound shared leftthrough lane shall be restriped to provide an exclusive left-turn lane, and the southbound shared left-through lane shall be restriped to provide an exclusive left-turn lane.

Twelve (12) roadway segments were analyzed, including the section of State Street between Bel Air Street to Ontario Avenue. All 12 street segments are forecast to operate at an acceptable level of service “D” or better.

The TIA was reviewed and approved by the City Traffic Engineer and Riverside County Transportation Department. Comments received from the Transportation Department were considered and have either been addressed by the TIA or discussed with city staff.

Supplemental Traffic Impact Analysis
In response to feedback received from the Planning and Housing Commission at the December 11, 2023 public hearing, the Ganddini Group conducted a supplemental traffic analysis that focused on project trips on State Street. The supplemental analysis increased the project trip distribution from 60% to 80% for the secondary access to State Street. The analysis determined that with 80% of the project’s vehicle trips traveling on State Street during peak hours, the traffic mitigation measures identified in the TIA would remain the same, with the key mitigation being the installation of the traffic signal at the intersection of Ontario Avenue and State Street. This information was shared at the February 12, 2024 hearing.

Also, according to the TIA, State Street is a local county road operating at an acceptable level of service (LOS D or better). The roadway link level of service on State Street will continue to operate at an acceptable level of service (LOS D or better) with the addition of the project trips - whether 60% or 80% of the trips travel down State Street.

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, staff was contacted by resident Julie Trapp by phone on June 16, 2025. Ms. Trapp expressed concerns with allowing the project to take access from Old Temescal Street due to its current design.

STAFF ANALYSIS
The Project retains many of the same features as the original project including the same general configuration, dwelling unit count, density, gated design with private streets, and similar lot sizes that range from 12,000 to 33,383 square feet in size. The project complies with the R-1-12 zoning for the site, and the General Plan designations of ER and LDR, which are intended for low density, single family development. All necessary public improvements associated with the project are guaranteed with the development of the project. All potential environmental impacts associated with the project have been identified in the original MND and the Addendum to the original MND and are capable of being mitigated. Safe and adequate access to the project site is provided with a second point of access that is necessary by the Fire Department.

The Planning and Development Department recommends approval of TTM 37895 based on the recommended conditions of approval in Exhibit 5 and the findings of approval below.

FINDINGS OF APPROVAL FOR TTM 37895

1. The project was previously evaluated under a mitigated negative declaration which was adopted by the City Council on August 20, 2014. Pursuant to Section 15164 of the State CEQA (California Environmental Quality Act) Guidelines, the City as the lead agency determined that the proposed project, and the Addendum to the previously adopted MND, demonstrate that the environmental analysis, impacts, and mitigation requirements identified in the previously adopted MND remain substantively unchanged despite project modifications. The proposed project does not raise any new environmental issues or result in impacts not previously analyzed in the prior MND, and none of the conditions requiring the preparation of a subsequent MND, described in Section 15162 of the State CEQA Guidelines, exist.

2. None of the conditions provided in Section 66474 of the California Government Code exist for the following reasons:
a. The proposed map is consistent with the General Plan designations of Estate

ResidentialandLowDensityResidential,whichallow residential development at a density range of 1 to 3 dwelling units, and 3 to 6 dwelling units to the acre, respectively. The overall density of the project is 1.67 du/ac. b. The design of the lots proposed by this subdivision is consistent with the development standards established by the Corona Municipal Code for the R1-12 zone with respect to minimum lot area, width and depth. c. The site is suitable for the type of development proposed and offers adequate access fromLaurelCanyonWayandShadowValleyDriveviaStateStreet. d. The site is physically suitable for the proposed density of development because the project is capable of accommodating 103 single family residential lots that adhere to the site’s zoning andGeneralPlandesignations. e. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat because, as identified in the project’s Addendum to the previously adopted Mitigated Negative Declaration, all potential environmental impacts are capable of being mitigated to less than significantlevels.
f. The proposed subdivision will not result in adverse impact to public health, safety or general welfare because the project adheres to the development standards of the site’s R-1-12 zone, which promotes orderly development of the project site, and the improvements associated with the project adhere to city standards.
g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property withintheproposedsubdivisionbecausenosucheasementsexiston the project site, or the easements are being protected in place or relocated elsewhere on the project site.

3. Pursuant to California Government Code Section 66473.5, consistency with applicable General Plan or Specific Plan does exist for the following reason:
a. The General Plan’s Low Density and Estate Residential designations allow for low density, residential development according to the density ranges of 1 to 3 du/ac and 3 to 6 du/ac, respectively, resulting in a range of 71 to 199 dwelling units according to the acreage allocated in the LDR and ER designations on the project site. The 103 dwelling units proposed by TTM 37895 are within the range of dwelling units allowed by the General Plan.

4. Pursuant to California Government Code Section 66474.6, the discharge of waste

from the proposed subdivision into existing community sewers would not result in violation of existing requirements presented by the Santa Ana Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code for the following reason:
a. The amount of discharge to be produced by the development does not exceed the limit established by the Santa Ana Regional Water Quality Control Board as monitoredby the city’s Utilities Department.

5. Pursuant to California Government Code Section 66473.1, the design of the subdivision would provide, to the extent feasible, for future passive or natural heating or cooling opportunities for the following reason:
a. The subdivision is designed in a manner that would potentially allow residential structures opportunity for passive or natural heating or cooling opportunities because the lots are adequate in size to accommodate the construction of homes with solar exposure.

6. The proposal is in conformance with the standards of the R-1-12 Zone for the following reason:
a. The lots proposed by the subdivision are for single family residential purposes which is a permitted use within R-1-12 zone. The lots also comply with the minimum lot area, width and depth requirements prescribed by the Corona MunicipalCode fortheR-1-12 zone.

7. The proposal is in conformance with Title 16 (Subdivisions) of the Corona Municipal Code for the following reasons:
a. Theproposedmapmeets thecity's subdivisionstandards forlot area,widthand depth, and has adequate vehicular access from Old Temescal Road/Laurel Canyon Way and Shadow Valley Drive.
b. Required public improvements are guaranteed with this subdivision to ensure orderly development of the project site, which are presented as conditions of approvalforthe project.

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

1. Locational and Zoning Map

2. Tentative Tract Map 37895

3. Bel Air Pond Fencing Exhibit

4. Letter from Carlson Strategic Land Solutions, dated 02/27/2025

5. Conditions of Approval

6. Lot F – Open Space Conceptual Landscape Plan

7. Project Circulation Exhibit

8. Shadow Valley Drive

9. Restrictive Covenant for Shadow Valley Drive

10. Old Temescal Street Conceptual Striping Plan

11. Environmental Documentation
Case Planner: Sandra Vanian (951) 736-2262

1A 80 0 80 160 240 SCALE 1" = 80' SITE VICINITY MAP TOPOGRAPHY RECORD OWNER FEMA NOTES ZONING NOTES: LEGAL DESCRIPTION (PER TITLE REPORT) SITE ADDRESS ASSESSOR'S PARCEL NOS. SITE ACREAGE: LAND USE: SURROUNDING LAND USE: SURROUNDING GEN. PLAN: GENERAL PLAN: SURROUNDING ZONING: PUBLIC STREET LINEAR FOOTAGE: DEVELOPER TRACT NO. 5484 TTM 33959 LAUREL CANYON WAY SAINT BEL OPEN SPACE SELF TREATING AREA TTM 37142 MARI GIRGIS, LLC AS-GRADED SLOPE ANALYSIS: PROJECT ACREAGE SLOPE PERCENTAGE PERCENT OF PROJECT TOTAL TOTAL PROJECT GRADING PROJECT ACREAGE PERCENT OF PROJECT MAXIMUM NO. OF GRADED LOTS PMB 105/38-40 LOT A C C 2 2 D D 2 2 E E 2 2 B B 2 2 A A 2 2 H H 2 2 G G 2 2 G G 2 2 SERVICE PROVIDERS LEGEND MAP PHASING TENTATIVE MAP - OPTION 1A TITLE REFERENCE I I 2 2 F F 2 2 J J 2 2 K K 2 2 M M 2 2L L 2 2 BEL AIR STREET COMPTON AVENUE COUNTY OF RIVERSIDE OLD TEMESCAL ROAD COUNTY OF RIVERSIDE CITY OF CORONA PAR 2 RS 63/2 PAR 3 MONTE OLIVO DRIVE SANTAMORA WAY SAINT PAUL SAINT CIRCLE LUKE STREET SAINT SIMON STREET SAINT GEORGE CIRCLE AIR STREET APN 278-040-009 MARI GIRGIS, LLC TTM 37142 LOT "B" LOT "A" LOT "E" LOT "C" LOT "H" LOT "D" LOT "F" THOMAS STREET PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 LOT "G" EARTHWORK QUANTITIES N N 2 2 O O 2 2 P P 2 2 Q Q 2 2 LETTERED LOTS SUMMARY HOA MAINTAINED PUBLIC STREETS LOT "K" LOT "J" LOT "L" LOT "M" LOT "N" LOT "P" SAINT MARK CIRCLELOT "Q" LOT "R" PRIVATE STREETS, GATED, FULL SECONDARY ACCESS PRIVATE STREET LINEAR FOOTAGE: Page 1716 of 2077 2 TYPICAL PUBLIC STREET SECTION TYPICAL STREET SECTION TYPICAL INTERNAL STREET SECTION SECTION A-A SECTION B-B SECTION C-C SECTION E-E LOT "D" SPACE OPEN SECTION D-D SECTION F-F LOT "B" SPACE OPEN TYPICAL STREET SECTION SECTION H-H W D W D W D W D LOT AREA TABLE LOT NO. AREA PAD AREA AREA AREA LOT NO. PAD LOT NO. PAD LOT NO. PAD AREA W D PAD AVERAGE DETAIL SHEET LOT "A" TTM 36533 SHERBORN, LLC DETAIL "A" LOT "H" SECTION I-I SECTION J-J SECTION K-K SECTION L-L SECTION M-M PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 SECTION N-N LOT "C" SECTION O-O LOT "C" TYPICAL INTERIOR LOT SECTION G-G SECTION P-P LOT "B" SPACE OPEN SECTION Q-QLOT "B" SPACE OPEN LOT "F" SPACE OPEN LOT "D" SPACE OPEN LOT "F" SPACE OPEN LOT "F" SPACE OPEN LOT "F" SPACE OPEN LOT "F" SPACE OPEN TYPICAL STREET SECTION Page 1717 of 2077 PARCEL 1 PM 14797 PE=874.5 PE=877.0 PE=880.0 37 38 PE=853.7PE=846.536 PE=840.0 PE=844.0 3534 PE=836.0 33 PE=834.0 32 PE=832.0 31 PE=830.0 1 2 30 TRACT NO. 5484 PMB 105/38-40 LOT A CORONA LANDFILL TRACT NO. 10168-1 MB 119/49-51 SAINT SIMON ST. SAINT LUKE ST. SAINT PAUL CI. LAUREL CYN WAY 100 0 100 200 300 SCALE 1" = 100' PAR. 1 MB 99/33 POR. PAR. 2 RS 52/19 POR. PAR. 2 RS 38/2 PMB 105/38-40 TRACT NO. 5484LOT A SHERBORN, LLC (APN 107-080-012) BELAIRE HOMEOWNERS ASSOCIATION, INC. (APN 107-080-026) EXISTING SEWER ALIGNMENT AND SHERBORN, LLC WATER P.O.C.'S NOVA HOMES (APN 278-040-009) JAMES E. WARD (APN 278-020-008) MARIA H. MOON (APN 278-020-031) LAUREL CANYON WAY TTM 37142 (COUNTY OF RIVERSIDE) (SECONDARY ACCESS-PRIVATE STREETS, GATED ACCESS ONLY) SHERBORN ST ARTURO WAY DRIVE MB 119/49-51 TRACT NO. 10168-1
LAUREL CANYON WAY SANTAMORA TTM NO. 37895 3A 60 0 60 120 180 SCALE 1" = 60' VALLEY
SHADOW EXISTING SEWER ALIGNMENT IN EXISTING SEWER OFF-SITE DETAILS - OPTION 1A PAR. 3 PAR. 4 PAR. 2 20-FOOT WIDE EASEMENT (TYP.) EXISTING SEWER ALIGNMENT IN 20-FOOT WIDE EASEMENT (TYP.) EXIST. NATURAL CHANNEL BEL AIR STREET (PRIVATE ROAD) CITY OF CORONA COUNTY OF RIVERSIDE STATE ST. (PUBLIC ROAD) MAINTAINED BY COUNTY OF RIVERSIDE PER INSTRUMENT# 2014-0221856 PER INSTRUMENT# 2014-0221857 PROPOSED WQMP BASIN & EASEMENT PER INSTRUMENT# 2014-0221857 PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 WAY TTM NO. 37895 APN 107-080-013 PRIVATE STREETS, GATED, FULL SECONDARY ACCESS Page 1718 of 2077 4 80 0 80 160 240 SCALE 1" = 80' LAUREL CANYON WAY

SAINT BEL OPEN SPACE SELF TREATING AREA COMPOSITE UTILITY MAP BEL AIR STREET COMPTON AVENUE COUNTY OF RIVERSIDE OLD TEMESCAL ROAD COUNTY OF RIVERSIDE CITY OF CORONA MONTE OLIVO DRIVE SANTAMORA WAY SAINT PAUL SAINT CIRCLE LUKE STREET SAINT SIMON STREET SAINT GEORGE CIRCLE SAINT MARK CIRCLE AIR STREET LOT "H" LOT "D" THOMAS STREET PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:09-13-2022 LEGEND Page 1719 of 2077 5 80 0 80 160 240 SCALE 1" = 80' TRACT NO. 5484 TTM 33959 LAUREL CANYON WAY SAINT BEL OPEN SPACE SELF TREATING AREA TTM 37142 MARI GIRGIS, LLC PMB 105/38-40 LOT A C C 2 2 D D 2 2 E E 2 2 B B 2 2 A A 2 2 H H 2 2 G G 2 2 G G 2 2 CONCEPTUAL GRADING PLAN I I 2 2 F F 2 2 J J 2 2 K K 2 2 M M 2 2L L 2 2 COUNTY OF RIVERSIDE OLD TEMESCAL ROAD COUNTY OF RIVERSIDE CITY OF CORONA PAR 2 PAR 3 RS 63/2 MONTE OLIVO DRIVE SANTAMORA WAY SAINT PAUL SAINT CIRCLE LUKE STREET SAINT SIMON STREET SAINT GEORGE CIRCLE SAINT MARK CIRCLE AIR STREET APN 278-040-009 MARI GIRGIS, LLC TTM 37142 LOT "B" LOT "A" LOT "E" LOT "C" LOT "H" LOT "D" LOT "F" THOMAS STREET PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 LOT "G" N N 2 2 O O 2 2 P P 2 2 Q Q 2 2 LEGEND Page 1720 of 2077 18 17 16 15 6 80 0 80 160 240 SCALE 1" = 80' HOA MAINTAINED LOTS TRACT NO. 5484 TTM 33959 LAUREL CANYON WAY SAINT BEL OPEN SPACE SELF TREATING AREA TTM 37142 MARI GIRGIS, LLC PMB 105/38-40 LOT A SLOPE EXHIBIT COUNTY OF RIVERSIDE OLD TEMESCAL ROAD COUNTY OF RIVERSIDE CITY OF CORONA PAR 2 PAR 3 RS 63/2 MONTE OLIVO DRIVE SANTAMORA WAY SAINT PAUL SAINT CIRCLE LUKE STREET SAINT SIMON STREET SAINT GEORGE CIRCLE SAINT MARK CIRCLE AIR STREET APN 278-040-009 MARI GIRGIS, LLC TTM 37142 LOT "B" LOT "A" LOT "E" LOT "C" LOT "H" LOT "D" LOT "F" THOMAS STREET PREPARED BY: TENTATIVE TRACT NO. 37895 TENTATIVE TRACT NO. 37895 CORONA, CA DPR20-0006 SHEET 6 OF DATE PLOTTED:05-04-2023 LOT "G" LEGEND Page 1721 of 2077 N➤
Existing Fencing
to Remain in
Place (purple)
Repair/Replace
existing fencing
(blue)
Timing = 1
Install new gates at
Riverside Canal access
road (Orange)
Timing = 3
Install new fencing to
connect to existing
fencing (orange)
Timing = 3
Install new gates at
Riverside Canal
Maintenance access road
(orange)
Timing = 1
Install new fencing to connect
between existing fencing and
walls (Orange)
Timing = 1
Please note that all fence
locations on this graphic are
approximate and will be field
verified based on existing fence
locations and property line
boundaries.

Install new
gates at
access road
(Green)
Timing = 1

EXHIBIT A
Install chain
link fence
along Salazar
property line
(pink)
Timing = 1
Timing Legend:
1 = Completed prior to Planning
Commission Hearing.
2 = Completed within 30 days
following PC Hearing or before
City Council hearing.
3 = Completed 90 days from City
Council hearing or 120 days from
Planning Commission hearing if no
City Council hearing.

N➤
Install new
gates at access
road (green)
Timing = 1
Repair/
replace
existing
fencing
(blue)
Timing = 1
Install new fencing
(orange)
Timing = 3
Existing fencing
to remain in
place (purple)
Remove
boulders and
construction
debris
Timing = 3
Create a pathway
connection (light
blue)
Timing = 3
Re-arrange boulders
in this area and place
along Laurel Canyon.

Timing = 2
Please note that all fence locations
on this graphic are approximate and
will be field verified based on
existing fence locations and property
line boundaries.

Timing Legend:
1 = Completed prior to Planning
Commission Hearing.
2 = Completed within 30 days following
PC Hearing or before City Council
hearing.
3 = Completed 90 days from City
Council hearing or 120 days from
Planning Commission hearing if no City
Council hearing.

EXHIBIT B

CARLSON STRATEGIC LAND SOLUTIONS, INC.

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 February 27, 2025

Sandra Vanian
Planning Manager
City of Corona
400 S. Vicentia Avenue
Corona, CA 92882
Subject: Monte Olivo Tract Map 37895
Dear Sandra,
In May 2024, the Monte Olivo applicant team hired Marice DePasquale from MConsensus and me to assist with the re-entitlement of Tentative Tract Map No. 37895. TTM No. 37895 was previously approved, and the Project site graded. All building pads and roads have been rough graded, off-site backbone utilities installed, and on-site storm drain installed. Following grading, the Tentative Tract Map expired one day prior to the Applicant’s extension request. Since then, the Project site has sat idle in a partially finished state.

Planning Commission hearings were held on December 11, 2023, and February 12, 2024. At the hearing on February 12, 2024, the Applicant team was directed to meet with surrounding neighbors to try to resolve outstanding differences. Since May 2024, Marice and I have reached out to the neighbors on 61 separate occasions in text, email, phone, and meetings. Attachment A to this letter is the log of meetings, including copies of emails and text messages.

We began with Mr. Chris Salazar, who lives adjacent to the Project site and is the new President of the Bel Aire Homeowner’s Association. Mr. Salazar was very generous with his time, meeting us on-site twice, giving us tours of his property and the Bel Aire Association property. Numerous other phone, text, and email exchanges occurred with Mr. Salazar, resulting in a comprehensive list of Mr. Salazar and presumably the Bel Aire Association’s concerns. I sent Mr. Salazar two letters, one on July 15, 2024, and the other on September 3, 2024. Both letters are included as Attachments B and C, respectively.

The letters provided a summary of the Bel Aire Association’s concerns and the Applicant’s commitment to addressing those concerns. Following the first letter of July 15, 2024, Mr. Salazar provided feedback, which was included in the letter dated September 3, 2024. Based on our conversations with Mr. Salazar, we understand the community’s concerns to include:

1. Fencing around the Bel Aire HOA ponds

2. Fencing along Salazar rear property boundary

3. Removal of the boulders on the Bel Aire HOA property

4. Re-establishment of access to the east side of the Bel Aire HOA ponds

5. Clean-up of the boulders and debris on the Monte Olivo property fronting Laurel Canyon Way as you enter your neighborhood

Monte Olivo Tract Map 37895
February 27, 2025

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 The letter dated September 3, 2024, included graphics showing the locations of fence installation and boulder removal. The graphics also included a three-tier schedule of completing the work, as follows:
1= Completed prior to Planning Commission Hearing.
2= Completed within 30 days following PC Hearing or before City Council hearing. 3= Completed 90 days from City Council hearing or 120 days from Planning Commission hearing if no City Council hearing.

In addition to calls and meetings with City residents within the Bel Aire HOA, we had numerous calls with County residents who expressed their concerns. We reached out to all members of the public who submitted speaker cards at both Planning Commission hearings and met with or spoke with everyone who accepted our invitation.

We understand this Project has a long history and unfortunately it is impossible to change the past. The Project design is set and nearly all constructed. Therefore, any continuing objections or grievances about what has already been constructed are not resolvable. However, during our discussions with the neighbors, the majority of the comments were not about past grievances, but rather about moving forward and regaining trust between the Applicant and neighborhood.

It appears to us that the neighbors would like to see this Project completed, BUT in a manner where the Applicant is a good neighbor, replaces the fencing, and cleans up the frontage along Laurel Canyon Road, which is the gateway to this neighborhood. All of those requests are very doable and have been agreed to by the Applicant. Attachment D is a graphic that summarizes the results of our community meetings.

In good faith, the Applicant has already constructed the fencing around the Bel Aire HOA ponds and in the rear yard of Mr. Salazar. We agree with the neighbors that this fencing is important to secure the ponds and discourage any transient traffic through the HOA pond area. The Applicant is also ready to continue to resolve the remaining items outlined within the letter to Mr. Salazar and the Bel Aire HOA following the public hearings.

With this outreach work complete, we would like to move forward with the reinstatement of Tentative Tract Map No. 37895 and be placed on the next available Planning Commission agenda.

If you have any questions, please contact me at [email protected] or 949-289-3625.

Sincerely,
Peter K. Carlson
President
Attachments
• Attachment A – Outreach Log
• Attachment B – Letter to Mr. Salazar dated July 15, 2024

Monte Olivo Tract Map 37895
February 27, 2025

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 • Attachment C – Letter to Mr. Salazar dated September 3, 2024 • Attachment D – Graphic Summarizing Community Meetings Results

Attachment A

OUTREACH LOG

Monte Olivo
Outreach Log
Date Description Notes
02/20/25 MD text Chris Salazar Update re fence installation 01/21/25 MD/PC meet w/CM Casillas update and briefing meeting 01/14/25 MD email CM Casillas Request to meet
01/10/25 MD text Arlington Request to meet
12/11/24 MD email PC Alexander and Longwell Follow-up on request to meet 12/11/24 MD email CM Craig Siqueland Follow-up on request to meet 11/20/24 MD email CM Craig Siqueland Request to meet
11/18/24 MD email PC Alexander and Longwell Request to meet 11/05/24 MD meeting w/Howard Pyles Call, listen to concerns, give update on project status 10/31/24 MD meeting w/Julie Trapp site meeting
10/29/24 MD email Julie Trapp confirms meeting
10/24/24 MD email Julie Trapp scheduling
10/24/24 MD meeting w/David Dirig Call, listen to concerns, give update on project status 10/23/24 MD meeting w/Barry Wagner Call, listen to concerns, give update on project status 10/22/24 MD email Wagner Request to meet
10/22/24 MD email Pyles Request to meet
10/22/24 MD email Brown Request to meet
10/22/24 MD email Fox Request to meet
10/22/24 MD email Dirig Request to meet
10/22/24 MD email Stoecklein Request to meet
10/22/24 MD email Mark Request to meet
10/22/24 MD email Julie Trapp scheduling
09/27/24 MD text Chris Salazar meeting followup
09/23/24 MD email Arlington followup on intro and offer to meet 09/19/24 MD text Chris Salazar meeting followup
09/16/24 MD email Arlington intro and offer to meet
09/09/24 Chris Salazar text MD respond setting HOA meeting 09/09/24 MD text Chris Salazar meeting followup
09/04/24 MD email Chris Salazar send revised letter
08/28/24 Site Mtg PC/MD/CS site visit to walk property and determine needs 08/28/24 Chris Salazar text MD confirms meeting

Monte Olivo
Outreach Log
Date Description Notes
08/28/24 Chris Salazar text MD scheduling
08/26/24 MD text Chris Salazar update on rocks and revised letter email; setup 2nd meeting 08/14/24 Chris Salazar email MD follow-up re: rocks
08/14/24 MD email Chris Salazar follow-up re: rocks
08/14/24 MD text Chris Salazar alert to check email for letter 08/07/24 MD text Chris Salazar followup to meeting
08/07/24 Chris Salazar text MD responds to letter, brings up additonal rocks 07/31/24 MD email Chris Salazar follow-up to meeting, attached draft letter 07/31/24 MD text Chris Salazar alert to check email for letter 07/25/24 MD email Chris Salazar follow-up to meeting, attached draft letter 07/16/24 MD email Chris Salazar follow-up to meeting, attached draft letter 07/05/24 MD email Chris Salazar response
07/05/24 MD email Chris Salazar followup and informaiton 06/24/24 MD text Chris Salazar meeting confirmation
06/24/24 Chris Salazar email MD response
06/24/24 MD email Chris Salazar followup and informaiton 06/23/24 Chris Salazar email MD response
06/23/24 MD email Chris Salazar followup and informaiton 06/19/24 Chris Salazar email MD response
06/19/24 MD email Chris Salazar followup and informaiton 06/18/24 MD email Chris Salazar followup and informaiton 06/18/24 Chris Salazar email MD response
05/28/24 Chris Salazar text MD meeting scheduling
05/28/24 MD text Chris Salazar meeting confirmation
05/22/24 Chris Salazar email MD response
05/22/24 MD email Chris Salazar followup to meeting setting 05/21/24 MD email Chris Salazar meeting setting
05/20/24 Chris Salazar email MD respond, willing to meet 05/20/24 MD email Chris Salazar outreach, offer to meet 05/17/24 MD email Dwight Peterson outreach, offer to meet

EMAILS TO COMMUNITY

Marice H. DePasquale <[email protected]>
Re: Monte Olivo Project
1 message
Marice H. DePasquale <[email protected]> Wed, May 22, 2024 at 9:13 AM To: Chris Salazar <[email protected]>
Great I’ll put it in our calendars and just let me know where you’d like to meet. If you’d like us to come to your home we are happy to, also happy to meet where it is most convenient for you.

Sent from my IPhone
Marice H. DePasquale
(949) 433-4261
On May 22, 2024, at 08:51, Chris Salazar <[email protected]> wrote:

I think that would wk
Thank you, Chris H.M.S.
951-818-0246 [email protected]
Csl#1020035 On May 21, 2024 at 3:59 PM -0600, Marice H. DePasquale <[email protected]>, wrote:

Would 1 p.m. on Tuesday, May 28th work?
Marice H. DePasquale
Principal
<image001.jpg>
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
From: Chris Salazar <[email protected]>
Sent: Monday, May 20, 2024 5:05 PM
To: Marice H. DePasquale <[email protected]>
Subject: RE: Monte Olivo Project
The 29th definitely would not work, the 28th is more likely, since my daughter graduates on The 29th Thank you, Chris H.M.S.
951-818-0246 [email protected]
Csl#1020035
On May 20, 2024 at 5:03 PM -0700, Marice H. DePasquale <[email protected]>, wrote:

OKAY!!! Does either the 28th or 29th of next week work for you? MD
Marice H. DePasquale
Principal
<image001.jpg>
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
From: Chris Salazar <[email protected]>
Sent: Monday, May 20, 2024 5:01 PM
To: Marice H. DePasquale <[email protected]>
Subject: Re: Monte Olivo Project
I would definitely like to sit down and discuss our grievances with how everything has been handled up To this point. We definitely have waited quite sometime to have our neighborhood restored back to a presentable condition.

Thank you, Chris H.M.S.
951-818-0246 [email protected]
Csl#1020035
On May 20, 2024 at 4:58 PM -0700, Marice H. DePasquale <[email protected]>, wrote:
2/13/25, 2:26 PM Mconsensus.com Mail - Re: Monte Olivo Project https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r2306231508994450617%7Cmsg-f:17997700088753… 1/2

Mr. Salazar, the team that owns the adjacent property to you home and HOA has retained me, and an entire new team. My role is to work directly with our neighbors. I know there is quite a bit of history, and I wanted to make sure that you were the first person I reached out to. If you are amenable to getting together, my colleague Peter and I would very much like to sit down and listen to what you have to say and share where we are in the process. We are both available on either the 28th or the 29th to meet. Please let me know if either of those dates work for you. We will come to you, just let me know.

Warm regards, MD
Marice H. DePasquale
Principal
<image001.jpg>
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:26 PM Mconsensus.com Mail - Re: Monte Olivo Project https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r2306231508994450617%7Cmsg-f:17997700088753… 2/2

Marice H. DePasquale <[email protected]>
RE: Reschedule meeting
1 message
Marice H. DePasquale <[email protected]> Tue, Jun 18, 2024 at 2:24 PM To: Chris Salazar <[email protected]>
Does Monday at 11 a.m. work?
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
From: Chris Salazar <[email protected]>
Sent: Tuesday, June 18, 2024 9:26 AM
To: Marice H. DePasquale <[email protected]>
Subject: Re: Reschedule meeting
Monday mid morning work?
Thank you, Chris H.M.S.
951-818-0246 [email protected]
Csl#1020035
On Jun 18, 2024 at 10:25 AM -0600, Marice H. DePasquale <[email protected]>, wrote:

Good morning! I am reaching back out to see if we can reschedule a time to meet? Let me know if there are any days next week that work for you and what time would be good. Have a nice afternoon.

Sent from my IPhone
Marice H. DePasquale
(949) 433-4261
2/13/25, 2:26 PM Mconsensus.com Mail - RE: Reschedule meeting https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-f:1802216842436009219%7Cmsg-f:1802235644396683150&… 1/1

Marice H. DePasquale <[email protected]>
Fwd: Meeting Follow-up
1 message
Marice H. DePasquale <[email protected]> Wed, Jul 31, 2024 at 6:12 PM To: Chris Salazar <[email protected]>
Cc: Peter Carlson <[email protected]>
Here you go!!!
Sent from my IPhone
Marice H. DePasquale
(949) 433-4261
Begin forwarded message:

From: "Marice H. DePasquale" <[email protected]> Date: July 25, 2024 at 12:28:27 PDT To: Chris Salazar <[email protected]> Cc: Peter Carlson <[email protected]> Subject: Fwd: Meeting Follow-up
Good afternoon, i hope you are well. I am following up to the email I sent you last week. Have you had a chance to review? We will gladly get on a call, meet, etc. Thanks! Marice H. DePasquale
Principal MConsensus
(949) 433-4261 (c)
Begin forwarded message:

From: "Marice H. DePasquale" <[email protected]> Date: July 16, 2024 at 11:13:01 PDT To: Chris Salazar <[email protected]> Cc: Peter Carlson <[email protected]> Subject: Meeting Follow-up
Thank you again for being so generous with your time. Peter and I have been working with the team to get a jump on the issues we discussed. We would appreciate you taking the time to review and letting us know if this addresses your concerns. I look forward to hearing from you.

Warm regards, MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2 attachments
image001.jpg
3K
Salazar letter 071524.pdf
717K
2/13/25, 2:27 PM Mconsensus.com Mail - Fwd: Meeting Follow-up https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-5895434692375339763%7Cmsg-f:1806145684827… 1/1

Marice H. DePasquale <[email protected]>
Rocks
1 message
Marice H. DePasquale <[email protected]> Wed, Aug 14, 2024 at 11:59 AM To: Chris Salazar <[email protected]>
Are these the rocks? I will have the letter revised and we can begin moving forward as soon as we get your sign off.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
Aerial re Rocks.pdf
364K
2/13/25, 2:27 PM Mconsensus.com Mail - Rocks
https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-7223094089691825717%7Cmsg-f:1807390568772… 1/1

Marice H. DePasquale <[email protected]>
Re: Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 29, 2024 at 9:54 PM To: Julie Trapp <[email protected]>
Yes. That works fine. I’ll see you there.

Sent from my IPhone
Marice H. DePasquale
(949) 433-4261
On Oct 29, 2024, at 20:51, Julie Trapp <[email protected]> wrote:

Hello,
I just got back into town tonight. Let
me know if Thursday morning is still good for you. We can meet at the property entrance on Laurel Canyon and Old Temescal. Is 10:00 good with you? Julie
On Oct 24, 2024, at 2:51 PM, Marice H. DePasquale <[email protected]> wrote:

Thank you for getting back to me. Thursday, October 31 in the morning works great. Where would you like to meet? Marice H. DePasquale
Principal
<image001.jpg>
(949) 433-4261
From: Julie Trapp <[email protected]>
Sent: Thursday, October 24, 2024 1:25 PM
To: Marice H. DePasquale <[email protected]>
Subject: Re: Residential Development
Hello Marice,
I would like to meet with you. I’m out of town now and will return next week Tuesday. How about we meet later next week? Maybe Thursday morning? Julie
On Oct 22, 2024, at 3:10 PM, Marice H. DePasquale <[email protected]> wrote:

Mr & Mrs Trapp, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
<image001.jpg>
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:29 PM Mconsensus.com Mail - Re: Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r608332055704129143%7Cmsg-f:181431337392201… 1/1

Marice H. DePasquale <[email protected]>
Residential Development Outreach
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:08 PM To: [email protected]
Mr. Wagner, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:34 PM Mconsensus.com Mail - Residential Development Outreach https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-7416343976834477228%7Cmsg-f:1813653647830… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:09 PM To: [email protected]
Mr. Brown, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:35 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-2854934456203616846%7Cmsg-f:1813653693990… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:10 PM To: [email protected]
Mr & Mrs Trapp, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing.

We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:35 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r608332055704129143%7Cmsg-f:181365375484397… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:11 PM To: [email protected]
Ms. Stoecklein, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing.

We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:35 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-3441799247631910994%7Cmsg-f:1813653815359… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:12 PM To: [email protected]
Ms. Pyles, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:35 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-7576895689943751478%7Cmsg-f:1813653886275… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:14 PM To: [email protected]
Mr. Brown, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:35 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r5577254757182253781%7Cmsg-f:18136539925263… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:14 PM To: [email protected]
Mr. Wagner, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:35 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r8315812471255388643%7Cmsg-f:18136540359160… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:15 PM To: [email protected]
Mr. Pyles, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:36 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r2331189204662866138%7Cmsg-f:18136540755051… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:16 PM To: [email protected]
Good afternoon Mark, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:36 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-3421875469465985782%7Cmsg-f:1813654126344… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:17 PM To: [email protected]
Mr. Pyles, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:36 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r7465993575830745401%7Cmsg-f:18136542104205… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:18 PM To: [email protected]
Mr. Fox, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:36 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r-8322980686944764932%7Cmsg-f:1813654248176… 1/1

Marice H. DePasquale <[email protected]>
Residential Development
1 message
Marice H. DePasquale <[email protected]> Tue, Oct 22, 2024 at 3:18 PM To: [email protected]
Mr. Dirig, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:36 PM Mconsensus.com Mail - Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r5447911677965511583%7Cmsg-f:18136542973852… 1/1

Marice H. DePasquale <[email protected]>
RE: Residential Development
1 message
Marice H. DePasquale <[email protected]> Thu, Oct 24, 2024 at 2:54 PM To: Howard Pyles <[email protected]>
Thank you for responding. When do you have time to meet? Marice H. DePasquale
Principal
(949) 433-4261
From: Howard Pyles <[email protected]>
Sent: Thursday, October 24, 2024 9:05 AM
To: Marice H. DePasquale <[email protected]>
Subject: Re: Residential Development
I'm open to a meeting
On Tue, Oct 22, 2024, 3:17 PM Marice H. DePasquale <[email protected]> wrote:

Mr. Pyles, my name is Marice DePasquale. I have been hired by the landowner adjacent to your property proposing a re-approval of residential. I know you spoke with the prior team and at the last hearing. We would like to request a small amount of your time to meet and discuss the issues with you. We are happy to come to you, please let us know if you are open to meeting. We have been meeting and speaking with Chris Salazar in the Bel Aire Homes neighborhood as well. I can be reached via email or at 949-433-4261. Thank you in advance for your time.

MD
Marice H. DePasquale
Principal
MConsensus_RGB
2973 Harbor Blvd., #143
Costa Mesa, CA 92626
(949) 433-4261
2/13/25, 2:37 PM Mconsensus.com Mail - RE: Residential Development https://mail.google.com/mail/u/0/?ik=f6170b6b09&view=pt&search=all&permthid=thread-a:mmiai-r7465993575830745401%7Cmsg-f:18138339405792… 1/1

TEXT MESSAGES W/CHRIS SALAZAR

iMessage
Tue, May 28 at 10:26AM
Good morning - this is Marice we have a meeting setup at 1 pm - confirming that still works for you! Thanks!
I’m not sure what this meeting is for. I don’t have any communication with you.

This is the first message I have.

The Monte Olivo project we’ve spoken over email
Tue, May 28 at 12:44 PM
Oh my apologies
No problem it happens! We will need to reschedule though Ok !
Does Thursday or Friday work?
I’ll shoot you an email later today or first thing in the morning with some other times that will work for us. Have a nice rest of your afternoon and I think you mentioned you have a graduation. I hope that goes well this week as well.

Thank you "
Mon, Jun 24 at 11:02AM
Hi we are here in your driveway
Wed, Jul 31 at 6:08 PM
Good evening - I sent you an email, confirming you received - we are available to discuss. Please let me know if you received - happy to resend
I’ll take a look when did you send ?
Last week! It is a follow up to our site meeting! Thanks, I’m mobile but happy to resend.

Gotcha it’s probably buried I get alot of emails and if I didn’t

Gotcha it’s probably buried I get alot of emails and if I didn’t recognize I probably deleted or looked past it
I’ll resend so it’s at the top of the box it’ll be from [email protected]
Just resent! Have a nice evening
Thanks you too
Wed, Aug 7 at 4:39 PM
Just checking in to see if you had a chance to look over the email? Thanks so much!
Yes, the only thing that I am seeing that I think needs to be addressed as the pile of rocks left on our hoa property because that is a nightmare
Ok we will revise
Wed, Aug 14 at 11:59AM
I just sent you an aerial that points out the rocks so I wanna make sure we get the right ones. Take a look once I hear back from you. We’ll get that letter revised and we can get moving forward! Have a great rest your day! the aerial is in your inbox.

Mon, Aug 26 at 11:55AM
We are good on the rocks being gone! If you are good with the letter please sign and return and we will get moving I think we need to go over which rocks were talking here because there’s a lot of rocks and you’re gonna need some huge equipment to get it out
Ok do you want to do a call or have us come out and meet onsite again?
That’s doable
Ok let me get with my colleague Peter and I’ll get back to you

you
Does Wednesday at 9am work
Yes that should wk
Ok we will see you then
Wed, Aug 28 at 7:01AM
Good morning - confirming 9
Yes if we could do 9:15-9:30 I’d appreciate it
Ok
Read
Have to run out for a bit right now and get a few jobs
running
Mon, Sep 9 at 3:11 PM
Following up on the email we sent you last week - let us know your thoughts…stay cool!
We are calling a meeting and we are going to present it to the homeowners and then go from there got some feedback from Neighbors and one of them dais that they would not agree but we will discuss that
Thu, Sep 19 at 9:54AM
Good morning! Just touching base to see if you've had your HOA meeting? Have a nice rest of your afternoon!
Fri, Sep 27 at 7:28AM
Good morning. Following up to see if you’ve had the HOA meeting?
Fri, Sep 27 at 12:23 PM
No ma’am did you guys dump a bunch of concrete to block the opening

No maam did you guys dump a bunch of concrete to block
the opening
I will check is there some there?
Somebody blocked the gate entrance
I’ll find out
Nobody is here
Thank you
Mon, Oct 28 at 9:15AM
Good morning! Just checking in - wanted to alert you as a courtesy we have started reaching out to the neighbors on the county side…let me know if you’d had a chance to
convene your HOA. have a nice afternoon
We’ve had some talks
Nobody was happy about Another  dump on our property
access and made it look like more shit
The rocks etc?
Where the gate into our lake/ 7 acres is
Got it! We addressed that in our offer correct? Is there something more/else needed?
No, this was just done in the last month or so, they blocked the entrance.

Ohhhh!!!! Thanks for the intel. If you have a chance and can send a pic that would be appreciated if not no problem.

Let me see if I can get one I’m out of town
No problem thanks for the effort. I don't wanna be a burden on your time either. We will follow up with our client and see what the Hecks going on there. I'll let you know what we hear.

gg y
hear.

Ok thank you
They literally brought a tractor and scooped up broken
concrete and blocked the road access to the lake area
Right, where the broken gate was
Looks even worse than a broken Gate now like somebody
dumped their trash
Today 12:37 PM
Good afternoon, I am sure you have seen the staking
around the site, this is to install a fence. They will also be installing it along your bak property line.

Delivered

Attachment B

CARLSON STRATEGIC LAND SOLUTIONS, INC.

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 July 15, 2024
Chris Salazar
1697 Laurel Canyon Way
Corona, CA 92881
Subject: Bel Aire HOA Ponds
Dear Chris:

Thank you for meeting with Marice and me on June 24, 2024. We really appreciate your time and background on the Monte Olivo project.

Based on our conversation, Marice and I understand that you personally, and the Bel Aire HOA collectively, have a concern that fencing was removed at both ends of the Riverside Canal adjacent to the Bel Aire HOA ponds, which creates both a nuisance from transients, etc. and a liability if anyone were to be hurt in the ponds. We walked away from our meeting with the understanding that if we can get the fencing issue resolved quickly then we have satisfied your, your neighbor’s, and the HOA’s concerns.

We have spoken with Ownership and have an agreement to replace that fencing within 30-days from you signing this letter acknowledging the proposal. We would install 6- foot-high chain link fencing at both ends of the ponds and provide gates for access to the maintenance access road along the Riverside Canal. We would connect the replacement fencing to existing fencing at both ends to secure the property. I marked up the attached aerial to explain what work would be done.

We looked at old aerial photographs from Google and couldn’t see a fence along the rear of your property, however, we might not be able to see it on older aerials. I didn’t denote a fence on the aerial in the rear of your property, but Ownership will replace any fences that were removed during the reconstruction of the Riverside Canal. During our meeting you said there was a previous chain link fence at the back of your property that was removed during the Riverside Canal work. Please send us photographs of that fence and we can add it to the graphic, and have that fence replaced.

Ownership is committed to replacing the fencing as soon as possible and in advance of any public hearings with the City. Earlier in this letter I indicated the work would be done within 30 days because we need time to contract with a fencing company and mobilize.

However, the goal is to get this work done sooner than 30 days. We are putting this commitment in writing to give you assurance this work will take place as outlined in this letter.

Bel Aire HOA Ponds
July 15, 2024

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 In return for our commitment to replacing the fencing, we ask that you, your neighbors, and the HOA indicate that we have satisfied your outstanding concerns and do not object or testify against the approval of Tentative Tract Map 37895. We know that you have lived with an eye-sore behind your property and in the neighborhood for several years. Our goal is to have the tentative tract map re-approved by the City and move forward with completing this project as soon as possible.

Thank you again for your time and leadership. If you have any questions or comments, please let Marice and I know.

Sincerely,
Peter K. Carlson
President
ACKNOWLEDGEMENT:

By signing below, I acknowledge that I have received and reviewed the proposed replacement fencing and agree to the scope of the work. I acknowledge that the replacement fencing satisfies my concerns and the HOA’s concerns. I agree that neither my family and I nor the Bel Aire HOA will object or testify against the approval of Tentative Tract Map 37895 at City of Corona public hearings.

By _________________________________________ Date:__________________ Chris Salazar
1697 Laurel Canyon Way
Bel Aire HOA President

N➤
Existing Fencing
to Remain in
Place (purple)
Repair/Replace
existing fencing
(blue)
Install new gates at
Riverside Canal access
road (Orange)
Install new fencing to
connect to existing
fencing (orange)
Install new gates at
Riverside Canal
Maintenance access road
(orange)
Install new fencing to connect
between existing fencing and
walls (Orange)
Please note that all fence
locations on this graphic are
approximate and will be field
verified based on existing fence
locations and property line
boundaries.

Attachment C

CARLSON STRATEGIC LAND SOLUTIONS, INC.

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 September 3, 2024
Chris Salazar
1697 Laurel Canyon Way
Corona, CA 92881
Subject: Bel Aire HOA Ponds
Dear Chris:

Thank you for meeting again with Marice and me on August 28, 2024, and taking us on a tour of the HOA property. We really appreciate your time.

At the end of our conversation, we discussed that pending confirmation from your neighbors, you, your neighbors, and the Bel Aire HOA have the following concerns and this list is complete.

1. Fencing around the Bel Aire HOA ponds

2. Fencing along Salazar rear property boundary

3. Removal of the boulders on the Bel Aire HOA property

4. Re-establishment of access to the east side of the Bel Aire HOA ponds

5. Clean-up of the boulders and debris on the Monte Olivo property fronting Laurel Canyon Way as you enter your neighborhood
Timing of resolution of these issues is important. Both parties need to see progress on both sides in order to rebuild trust. Marice and I have spoken with Ownership, and they are committed to the following timeline. We hope to receive your concurrence. - Before September 13th - Bel Aire HOA reviews this proposal and confirms this agreement in writing.
- Prior to the Planning Commission Hearing - Monte Olivo installs (1) permanent chain link fencing along the northern HOA boundary, (2) permanent chain link fencing along the rear property boundary of the Salazar property, (3) permanent chain link fencing along the HOA boundary parallel to Laurel Canyon Road, and (4) permanent chain link gate at the entry to the access road from Laurel Canyon Road.
- Planning Commission Hearing - The Bel Aire HOA, your neighbors, and you do not object or testify against the approval of Tentative Tract Map 37895.

Bel Aire HOA Ponds
September 3, 2024

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675 - Within 30 days following the Planning Commission Hearing or prior to the City Council Hearing (if necessary) – Monte Olivo will remove the old pipe and debris from the frontage along Laurel Canyon Road and re-arrange the boulders in that area into a straight line along the property edge with Laurel Canyon Road in order to 1) improve the aesthetics of the area, and 2) prevent vehicles from driving around the gate at the access road.
- City Council Hearing (if necessary) - The Bel Aire HOA, your neighbors, and you do not object or testify against the approval of Tentative Tract Map 37895. - Within 90-days from City Council approval or 120-days from Planning Commission approval (if no City Council hearing) – Monte Olivo will (1) remove the identified boulders on the Bel Aire HOA property that would conflict with the new fencing, (2) create an access connection to the trail on the east side of the HOA Ponds, and (3) install the remainder of the permanent chain link fencing with gates along the southern edge of the Bel Aire HOA property.

The following provides a brief explanation of each commitment, which are also depicted on the two attached graphics. Exhibit A summarizes the fencing and Exhibit B summarizes the boulder removal/relocation.

1. Fencing around the Bel Aire HOA ponds
6-foot-high chain link fencing at both ends of the ponds, including gates for access to the maintenance access road along the Riverside Canal. New chain link fencing would connect to the existing fencing at both ends to secure the HOA property.

2. Fencing along Salazar rear property boundary
6-foot-high chain link fencing along the rear property boundary parallel to Riverside Canal. Fencing would connect to existing walls/fencing, or a return would be installed. One pedestrian gate would be provided.

3. Removal of the boulders on the Bel Aire HOA property Boulders would be removed in the southern portion of the Bel Aire HOA property as depicted on the attached graphic in order to allow construction of a new fence and connection of the eastern and western access roads around the ponds.

Bel Aire HOA Ponds
September 3, 2024

Carlson Strategic Land Solutions | 27134A Paseo Espada, Suite 323, San Juan Capistrano, California 92675

4. Re-establishment of access to the east side of the Bel Aire HOA ponds Removal of the boulders will allow for a connection between the east and west sides of the ponds. The connection will be created by blading a path at least 8 feet wide, allowing for walking or driving a small off-road maintenance vehicle.

5. Re-arrange the boulders and remove debris on the Monte Olivo property fronting Laurel Canyon Way as you enter your neighborhood Numerous boulders are strewn along the frontage of Laurel Canyon Way. Those boulders will be re-arranged in a relatively straight line up against the roadway in order to improve aesthetics and create a barrier to prevent off-road vehicles from circumventing the gate at the access road. The large steel pipe and other debris will be removed.

Thank you again for your time and leadership. If you have any questions or comments, please let Marice and I know.

Sincerely,
Peter K. Carlson
President
ACKNOWLEDGEMENT:

By signing below, I acknowledge that on behalf of the Bel Aire HOA, my neighbors, and myself, I have received and reviewed this proposal and agree to the scope of the work.

I acknowledge that the commitments in this letter satisfy the HOA’s, my neighbors, and my concerns. I agree that neither my family and I, my neighbors, nor the Bel Aire HOA will object or testify against the approval of Tentative Tract Map 37895 at City of Corona public hearings.

By _________________________________________ Date:__________________ Chris Salazar
1697 Laurel Canyon Way
Bel Aire HOA President

N➤
Existing Fencing
to Remain in
Place (purple)
Repair/Replace
existing fencing
(blue)
Timing = 1
Install new gates at
Riverside Canal access
road (Orange)
Timing = 3
Install new fencing to
connect to existing
fencing (orange)
Timing = 3
Install new gates at
Riverside Canal
Maintenance access road
(orange)
Timing = 1
Install new fencing to connect
between existing fencing and
walls (Orange)
Timing = 1
Please note that all fence
locations on this graphic are
approximate and will be field
verified based on existing fence
locations and property line
boundaries.

Install new
gates at
access road
(Green)
Timing = 1

EXHIBIT A
Install chain
link fence
along Salazar
property line
(pink)
Timing = 1
Timing Legend:
1 = Completed prior to Planning
Commission Hearing.
2 = Completed within 30 days
following PC Hearing or before
City Council hearing.
3 = Completed 90 days from City
Council hearing or 120 days from
Planning Commission hearing if no
City Council hearing.

N➤
Install new
gates at access
road (green)
Timing = 1
Repair/
replace
existing
fencing
(blue)
Timing = 1
Install new fencing
(orange)
Timing = 3
Existing fencing
to remain in
place (purple)
Remove
boulders and
construction
debris
Timing = 3
Create a pathway
connection (light
blue)
Timing = 3
Re-arrange boulders
in this area and place
along Laurel Canyon.

Timing = 2
Please note that all fence locations
on this graphic are approximate and
will be field verified based on
existing fence locations and property
line boundaries.

Timing Legend:
1 = Completed prior to Planning
Commission Hearing.
2 = Completed within 30 days following
PC Hearing or before City Council
hearing.
3 = Completed 90 days from City
Council hearing or 120 days from
Planning Commission hearing if no City
Council hearing.

EXHIBIT B

Attachment D

What We Heard - community

TRAFFIC
(PRIMARILY COUNTY)

LAUREL CANYON

AESTHETICS

REPLACE FENCE
(BEL AIRE HOA)
GOOD

NEIGHBOR

SUPPORTIVE

OF PROJECT

Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
FIRE

1. Place Fire Department DPR comments on plans as general notes.

2. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.

3. Show two (2) all weather surface access ways to be approved by the Fire Marshal and construct the access way(s) to accommodate 70,000 lbs. gross vehicle weight during all phases of construction. Show the alternate if the County project is not built at both Saint Thomas and Santamora.

4. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.

5. Dead end access drives shall not exceed one hundred fifty (150) feet in length.

6. Provide turn-around for access drive(s) meeting Fire Department standards/approval. Show a detail of the turn around on St.

Thomas.

7. Cul-de-sac(s) shall not originate from another cul-de-sac.

8. Provide a minimum twenty-five (25) foot inside and fifty (50) foot outside radius for access drive(s).

9. Street and drive grades shall not exceed 10% unless approved by the Fire Chief and City Engineer.

10. Submit a copy of recorded Mutual Access and Fire Protection Maintenance Agreement.

11. A Knox Padlock shall be provided for gate(s) in this project. To apply for a Knox product visit https://www.knoxbox.com.

12. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.

13. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only. Show additional hydrants on Old Temescal and Santamora.

14. Provide one-hour constructed eaves for all homes located within two hundred (200) feet of wildland areas. Entire house perimeter shall comply.

15. Fuel modification is required for this project. Consult with a qualified firm to provide a submittal to the fire department for review and approval. Only a draft of the Fuel Modification Plan has been submitted, submit a final Fuel Modification Plan for review and approval with the pad locations. This may change fuel mod requirements as well.

16. Provide Class A roofing material on all structures per the Corona Municipal Code.

17. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.

18. A specific address, assigned by the City of Corona, Public Works Department, shall be provided for each building as specified by the fire department address standard which can be obtained at coronaca.gov/fire. Addresses must be illuminated during all hours of darkness.

19. Smoke detectors and/or carbon monoxide detectors shall be installed per the California Building, Fire and Residential Code.

Project Number: TTM2021-0002
Applied: 7/26/2021 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project: DPR2020-
0006
TTM 37895 TO SUBDIVIDE 61.6 ACRES INTO 103 SFR
LOTS.

Site Address: LAUREL CANYON WAY CORONA, CA

MARI GIRGIS
4030 BIRCH ST NO 100 NEWPORT BEACH CA, 92660
Description:

Applicant:

TTM2021-0002 1 of 8 (Continued on next page)
Project Conditions
City of Corona

FIRE

20. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.

21. Show the block addressing between the County and City at Shadow Valley and Santamora to determine if the street should be renamed to match the County.

22. Clarify on the north end of the project where the wet zone is located if it will remain once the development to the north is completed. This may create changes in the fuel modification plans.

23. An operational permit is required for...storage, handling... or use of any quantity of explosives, explosive materials...within the scope of Chapter 56 of the latest California Fire Code.

24. Required fire code permits will be applied for and processed prior to final inspection and/or certificate of occupancy, Fire code permit application and all other guidelines are available at coronaca.gov.

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. The applicant or his successor in interest shall comply with the mitigation measures established in the Initial Study and Mitigated Negative Declaration Addendum for the TTM 37895.

3. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

4. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

5. TM 37895 shall be recorded prior to the issuance of a building permit, except for model homes pursuant to a Model Home Permit.

6. The project shall pay the applicable Multiple Species Habitat Conservation (MSHCP) fee to the City prior to the issuance of a building permit.

7. The passive park proposed for Lot "F" shall be changed to an open space area landscaped with drought tolerant and native landscaping.

PUBLIC WORKS

1. The Public Works, Planning and Development, and Utilities Department comments for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the comments shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.

TTM2021-0002 2 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.

3. Prior to recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed subdivision will not unreasonably interfere with the use of any easement holder of the property.

4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

5. The submitted 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. The tentative tract shall be recorded as one final tract map, and shall be developed as one tract. Financial security shall be provided for all improvements within the tract prior to final tract map approval.

7. 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.

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

9. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Planning and Development Department, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

10. 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.

11. Prior to map recordation the developer shall ensure that a homeowner's association is established and Covenants, Conditions and Restrictions (CC&R's) are recorded for the purpose of maintaining all private streets, common areas, private utilities and the project's approved BMP facilities. The applicant shall inform future property owners to implement the approved WQMP.

The association documents, including any necessary CC&R's, shall be subject to the review and approval of the Planning and Development Department, Development Services Division.

12. Prior to map recordation 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 missing or deficient street facilities along Laurel Canyon Way. b) Traffic improvements recommended in the approved Traffic Impact Analysis. If the City constructs the traffic signal on State Street and Ontario Avenue prior to the developer, the developer shall pay 100% of the City's construction costs. b) All street improvements for lots "J" through "N" and "P" through "R". c) All drainage facilities.
d) All required grading, including erosion control, slope stabilization and rock fall hazard mitigation as recommended by the project's geotechnical reports.
e) All required sewer, water and reclaimed water facilities. f) All required landscaping and/or park facilities.
g) All under grounding of overhead utilities, except for cables greater than 32k volts. h) Private park improvements.

13. Prior to map recordation the developer shall construct or guarantee to construct Shadow Valley Drive from State Street to project boundary in accordance with Doc# 2023-0342643 (Declaration of Restrictive Covenant Regarding Establishment of Easement).

TTM2021-0002 3 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

14. Prior to map recordation, the developer shall construct or guarantee the construction of traffic calming measures and parking restrictions along Old Temescal Road and Laurel Canyon Way east of Compton Avenue. The improvements shall consist of road striping to provide for a minimum 10-foot and 12-foot travel lane as well as prohibit street parking where street parking cannot be accommodated along Old Temescal Road and Laurel Canyon Way, beginning east of the I-15 overpass and continuing east approximately 500 feet east of Bel Air Street unless otherwise approved by the City Traffic Engineer or City Engineer. Prior to issuance of the first certificate of occupancy, the improvements shall be constructed.

15. Prior to map recordation the developer shall guarantee the construction of landscaping on all manufactured slopes including Lots A-H and the offsite grading easements from instrument# 2014-0236940.

All slopes shall be maintained by the HOA.

16. Prior to the issuance of the 50th building permit for the production units, the private park shall be constructed. The park design shall be designed as shown on the Precise Plan.

17. 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.

18. 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; restricted areas and setbacks for pools; and any other applicable data necessary to adequately analyze the proposed development. The precise grading plans shall note the areas where pools are restricted or require special analysis.

19. 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.

20. 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.

21. 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.

22. 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.

23. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.

24. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.

25. 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.

26. Prior to final map recordation or issuance of a grading permit, whichever occurs first, 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.

27. 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.

28. 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.

TTM2021-0002 4 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

29. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.

30. 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.

31. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.

32. 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.

33. Prior to recordation or 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.

34. Prior to recordation or approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All residential lots shall drain toward the street. Lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system.

35. 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.

36. Prior to final map recordation, the applicant shall offer for dedication all required street rights-of-way along Laurel Canyon Way. Laurel Canyon Way, shown as Lot "G" on the tentative map, shall be dedicated and maintained as a public street. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the Public Works Director.

37. Prior to final map recordation or approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All local and/or major arterial highways' 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) Under grounding of existing and proposed utility lines. f) Street lights.
g) All other public improvements shall conform to City of Corona standards.

38. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.

39. 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.

40. 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.

41. Prior to recordation of the final map, all street names shall be approved by the City Engineer.

TTM2021-0002 5 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

42. The developer shall comply with the approved traffic analysis and project mitigation measures including:
a) T-4 - Prior to the issuance of the first Certificate of Occupancy, the northbound shared left/through/right turn lane of Compton Avenue at Old Temescal Road shall be widened and/or restriped to provide an exclusive left-turn lane and a shared through-right-turn lane.
b) T-5 - Prior to the recordation of the map, the applicant shall pay a fair share cost of 9.55 percent towards the construction of a two-phased traffic signal at the intersection of Rimpau Avenue at Old Temescal Road. In addition, the northbound shared left-through lane shall be restriped to provide an exclusive left-turn land and the southbound shared left-through lane shall be restriped to provide an exclusive left-turn lane.
c) TRANS-1 - Prior to map recordation, the project shall construct or if the signal is constructed, provide a fair share payment for the installation of the traffic signal at the intersection of State Street/Ontario Avenue. d) TRANS-2 - Other recommended circulation improvements.

43. Prior to the issuance of the first certificate of occupancy for the production units, the second point of access from Shadow Valley Drive and Lot "K" (Santamora Way) shall be fully paved and constructed.

44. Prior to final map recordation the applicant shall annex this project into a City of Corona Community Facilities District (CFD) 2016-1 (Public Services) for the purpose of maintaining public services including but not limited to emergency services, and 2016-3 (Maintenance Services) annexation for the purpose of maintaining all public landscaping, curb, gutter, sidewalk, pavement, street lights, public streets, traffic signals, parks, storm drain, water quality features, etc. within master planned street right-of-way and/or easements. The applicant shall process, re-process, or revise any existing annexation as needed to include improvements proposed with Tract 37895, including but not limited to: public streets, storm drain, open space park, and revised traffic signal contribution. All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs.

45. Prior to final map recordation the applicant shall prepare a disclosure statement indicating that the property is subject to CC&Rs, and is within Community Facilities Districts and will be subject to an annual levy. The applicant shall also provide disclosure statements for any lots subject to special restrictions including the fuel mod zone proposed on Lots 16 through 30.

The fuel mod zone disclosure shall notify future homeowners that they shall comply with the fuel mod plan. The disclosure statement is subject to the review and approval of the Planning and Development Department, Development Services Division and shall be recorded concurrently with the final map.

46. The developer shall provide all affected properties and the future HOA a list of all approved landscape pallets that may be planted in fuel mod zones and any limitations on improvements in the zone.

47. Prior to final map recordation, the applicant shall submit a map provided by the Engineer showing the location and approximate depth of granite that may interfere with the future construction of underground pools. A disclosure statement shall be included with the other notices to inform future homeowners of restrictions and limitations pertaining to pool construction.

48. Prior to final map recordation, the applicant shall submit for approval all proposed parkway, slope maintenance, and/or landscaping easements to be granted to the Community Facilities District or Landscape Maintenance District, as specified on the tentative map or Conditions of Approval. Said information shall be submitted to the Planning and Development Department, Development Services Division for approval.

49. Prior to issuance of a Certificate of Occupancy, all proposed parkway, slope maintenance, and/or median landscaping specified in the tentative map or in these Conditions of Approval shall be constructed.

50. 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.

TTM2021-0002 6 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

51. Prior to map recordation, issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.

52. All the potable water, reclaimed water, and sewer design criteria shall be per City of Corona Utility Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utility Department Director.

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

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

55. Prior to the issuance of the first building permit, the developer shall purchase the sewer capacity for the existing 56 single family homes within the Bel Air Communities.

56. Prior to the issuance of the first building permit, the developer shall transfer the ownership rights of the existing sewer lines in the Bel Air Communities, excluding the onsite sewer treatment facilities to the City of Corona.

57. Prior to final map recordation, the developer shall construct or guarantee the construction of the replacement or rehabilitation of the deficient sewer lines in accordance with Utilities Department standards within the Bel Air Communities. Said improvements shall be completed prior to issuance of the first building permit.

58. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch VCP sewer line from Sherborn Avenue (point of connection on Sherborn, LLC property approximately 300 feet-s'ly of Sherborn Ave. per City of Corona DWG. No. 03-144S) to the project’s northerly boundary per City of Corona Utilities Department Standard Plans and Specifications. This facility shall be completed and in operation prior to the issuance of the first building permit.

59. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch DIP reclaimed waterline from “J” Street to Compton Avenue per City of Corona Utilities Department Standard Plans and Specifications.

60. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch DIP potable waterline from “J” Street to Compton Avenue per City of Corona Utilities Department Standard Plans and Specifications.

61. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch DIP potable waterline in Lots "J" through "N" and "P" through "R" per City of Corona Utilities Department Standard Plans and Specifications. The applicant shall provide two points of connection to the public water system for Lot "R" (Saint George Circle).

62. Prior to final map recordation the developer shall construct or guarantee the construction of an 8-inch VCP sewer line in Lots “J” through "N" and "P" through "R" per City of Corona Utilities Department Standard Plans and Specifications.

63. 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.

64. 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.

65. 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.

66. Prior to final map recordation or 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.

TTM2021-0002 7 of 8 (Continued on next page)
Project Conditions
City of Corona

PUBLIC WORKS

67. 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.

68. The applicant shall dedicate easements for all public water, reclaimed water, and sewer facilities needed to serve the project in accordance 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 Director. Structures and trees shall not be constructed or installed within a public utility easement.

69. Prior to map recordation 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 Department and Fire Chief.

70. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.

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

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

73. 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.

74. The applicant shall provide a separate irrigation water service for all HOA- CFD landscaped lots or easements. All landscape lots to be maintained by the HOA/CFD shall be planted with a California Friendly Plant pallet and shall be provided a separate reclaimed landscape water service.

75. 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.

76. 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.
8 of 8
Project Conditions
City of Corona

Conceptual Park Exhibit
; January 2023
Figure 5
Service Layer Credits: Esri, HERE, Garmin, (c) OpenStreetMap contributors Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community I0 50 100
Feet
Project Boundary
Site Plans
Coast Prickly Pear / Spineless Century Plant /
Century Plant
Coyote Bush / Brittlebush / Purple Sage /
Alkali Heath / Coast Goldenbush
Sticky Monkey Flower / Bladder Pod / Salt
Heliotrope / Golden Yarrow / Common Yarrow
/ California Buckwheat

MONTEOLIVO PROJECT

Map Created: January 2024
Data Sources: County of Riverside
Prepared By:

VCS Environmental
Service Layer Credits: Esri, HERE, Garmin, (c) OpenStreetMap contributors
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Monteolivo Project
1:2,533 ² Figure 3 Shadow Valley Drive
0 125 250
Feet
Approximate Project Boundary
City of Corona Boundary
Shadow Valley Road Alignment
Gate

Map Created: January 2024
Data Sources: County of Riverside
Prepared By:

VCS Environmental
Service Layer Credits: Esri, HERE, Garmin, (c) OpenStreetMap contributors
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Monteolivo Project
Figure 6a Street Striping
A'
1:2,750 ² 0 125 250
Feet
!(
Cross-Section [A'-A']
Reflector Dots
Pavement Striping
Approximate Project Boundary
A'

SECTION A-A
Figure 6b

Addendum One to the Initial Study
for the Monteolivo Project
Tentative Tract Map 37895
LEAD AGENCY:

City of Corona
400 South Vicentia Avenue
Corona, California 92882
Contact: Sandra Yang
951.736.2434
PREPARED BY:

VCS Environmental
30900 Rancho Viejo Road, Suite 100
San Juan Capistrano, California 92675
Contact: Julie Beeman
949.489.2700
August 2023

This document has been setup for double-sided printing in order to conserve natural resources.

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
August 2023 i Table of Contents

TABLE OF CONTENTS

1.0 Introduction .................................................................................................................................. 1-1

1.1 Background ...................................................................................................................... 1-1

1.2 Location and Surrounding Land Uses ............................................................................... 1-3

1.3 Proposed Project Modifications ....................................................................................... 1-3

1.4 Basis for an Addendum .................................................................................................. 1-11

1.5 Mitigation Measures ...................................................................................................... 1-13

1.6 Summary of Findings ...................................................................................................... 1-16

2.0 Environmental Checklist ................................................................................................................ 2-1

2.1 Aesthetics ...................................................................................................................... 2.1-1

2.2 Agriculture and Forestry Resources .............................................................................. 2.2-1

2.3 Air Quality...................................................................................................................... 2.3-1

2.4 Biological Resources ...................................................................................................... 2.4-1

2.5 Cultural Resources ........................................................................................................ 2.5-1

2.6 Energy ........................................................................................................................... 2.6-1

2.7 Geology and Soils .......................................................................................................... 2.7-1

2.8 Greenhouse Gas Emissions ........................................................................................... 2.8-1

2.9 Hazards and Hazardous Materials ................................................................................. 2.9-1

2.10 Hydrology and Water Quality ...................................................................................... 2.10-1

2.11 Land Use and Planning ................................................................................................ 2.11-1

2.12 Mineral Resources ....................................................................................................... 2.12-1

2.13 Noise ........................................................................................................................... 2.13-1

2.14 Population and Housing .............................................................................................. 2.14-1

2.15 Public Services ............................................................................................................. 2.15-1

2.16 Recreation ................................................................................................................... 2.16-1

2.17 Transportation/Traffic ................................................................................................. 2.17-1

2.18 Tribal Cultural Resources ............................................................................................. 2.18-1

2.19 Utilities and Service Systems ....................................................................................... 2.19-1

2.20 Wildfire ........................................................................................................................ 2.20-1

2.21 Mandatory Findings of Significance ............................................................................ 2.21-1

APPENDICES
Appendix A City of Corona Initial Study/Environmental Checklist; June 26, 2014 Appendix B Submittals and Comments
Appendix C Traffic Analysis Report

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August 2023 ii Table of Contents

LIST OF FIGURES
Figure 1-1 Regional Location Map ..................................................................................................... 1-4 Figure 1-2 Project Area Map ............................................................................................................. 1-5 Figure 1-3a Tentative Tract Map No. 37895........................................................................................ 1-6 Figure 1-3b Public Road Dedication..................................................................................................... 1-7 Figure 1-4 Sewer Pipeline Connection............................................................................................... 1-8 Figure 1-5 Water Quality Treatment Detention Basin ....................................................................... 1-9 Figure 1-6 Proposed Project Circulation Access .............................................................................. 1-10 Figure 1-7 Conceptual Landscape Plan ............................................................................................ 1-12 Figure 2.13-1 Intervening Topographic Feature Photographs ........................................................... 2.13-4 Figure 2.17-1 Project Study Intersection Locations ........................................................................... 2.17-3 Figure 2.17-2 Existing Lane Geometry and Intersection Traffic Controls .......................................... 2.17-4 Figure 2.17-3 Existing Average Daily Traffic Volumes ........................................................................ 2.17-5 Figure 2.17-4 Existing AM Peak Hour Intersection Turning Movement Volumes .............................. 2.17-7 Figure 2.17-5 Existing PM Peak Hour Intersection Turning Movement Volumes .............................. 2.17-8 Figure 2.17-6 Traffic Levels of Service ............................................................................................. 2.17-10 Figure 2.17-7 Project Trip Generation ............................................................................................. 2.17-14 Figure 2.17-8 Project Average Daily Traffic Volumes ...................................................................... 2.17-15 Figure 2.17-9 Project AM Peak Hour Intersection Turning Movement Volumes ............................ 2.17-16 Figure 2.17-10 Project PM Peak Hour Intersection Turning Movement Volumes ............................. 2.17-17 Figure 2.17-11 Cumulative Project (Monteolivo – Southern Portion) Trip Distribution .................... 2.17-19 Figure 2.17-12 Other Development Average Daily Traffic Volumes .................................................. 2.17-20 Figure 2.17-13 Other Development AM Peak Hour Intersection Turning Movement Volumes ........ 2.17-21 Figure 2.17-14 Other Development PM Peak Hour Intersection Turning Movement Volumes ........ 2.17-22 Figure 2.17-15 Existing Plus Project Average Daily Traffic Volumes .................................................. 2.17-23 Figure 2.17-16 Existing Plus Project AM Peak Hour Intersection Turning Movement Volumes ........ 2.17-24 Figure 2.17-17 Existing Plus Project PM Peak Hour Intersection Turning Movement Volumes ........ 2.17-25 Figure 2.17-18 Opening Year (2025) With Project Average Daily Traffic Volumes ............................ 2.17-28 Figure 2.17-19 Opening Year (2025) With Project AM Peak Hour Intersection Turning Movement Volumes ..................................................................................... 2.17-29

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August 2023 iii Table of Contents
Figure 2.17-20 Opening Year (2025) With Project PM Peak Hour Intersection Turning Movement Volumes ..................................................................................... 2.17-30 Figure 2.17-21 Recommended Intersection Improvements .............................................................. 2.17-31 Figure 2.17-22 City of Corona General Plan Bike Routes ................................................................... 2.17-32 Figure 2.17-23 City of Corona General Plan Transit Routes .............................................................. 2.17-33 Figure 2.17-24 Sight Distance Analysis for the Project Driveway on State Street ............................. 2.17-36

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August 2023 iv Table of Contents

LIST OF GRAPHS
Graph 2.13-1 Volcanic Rock Construction Blasting Vibration Data ................................................. 2.13-12

LIST OF TABLES
Table 2.6-1 Proposed Project Compliance with Applicable Climate Action Plan Update Energy Policies ..................................................................................................... 2.6-2 Table 2.13-1 Noise Standards .............................................................................................................. 2.13-3 Table 2.13-2 Estimated Blasting Noise Levels to Closest Residential Use ........................................... 2.13-7 Table 2.13-3 Estimated Blasting Noise Levels Open Space Area ......................................................... 2.13-8 Table 2.13-4 Estimated Rock Crushing Noise Levels to Closest Residential Use ................................. 2.13-8 Table 2.13-5 Estimated Rock Crushing Noise Levels Open Space Area ............................................... 2.13-9 Table 2.13-6 Estimated Noise Levels of Heavy Construction Equipment to Closest Residential Use ................................................................................................... 2.13-9 Table 2.13-7 Estimated Noise Levels of Heavy Construction Equipment Open Space Area ................ 2.13-9 Table 2.13-8 Estimated Truck Hauling Noise Levels to Closest Residential Use ................................ 2.13-10 Table 2.13-9 Estimated Truck Hauling Noise Levels Open Space Area .............................................. 2.13-10 Table 2.13-10 Estimated Vibration Levels of Heavy Construction Equipment to Closest Residential Use ................................................................................................. 2.13-12 Table 2.13-11 Estimated Vibration Levels of Heavy Construction Equipment Open Space Area ........ 2.13-13 Table 2.17-1 Study Area Intersections ................................................................................................. 2.17-1 Table 2.17-2 Existing Intersection Level of Service .............................................................................. 2.17-6 Table 2.17-3 Level of Service ............................................................................................................... 2.17-9 Table 2.17-4 Trip Generation ............................................................................................................ 2.17-12 Table 2.17-5 Existing Plus Project Intersection Levels of Service ...................................................... 2.17-18 Table 2.17-6 Opening Year (2025) With Project Intersection Levels of Service ................................ 2.17-26

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
August 2023 1-1 Introduction

1.0 INTRODUCTION

1.1 Background
In 2014, the City of Corona adopted an Initial Study/Mitigated Negative Declaration (IS/MND) for Tentative Tract Map 36533 (Monteolivo Subdivision) that is presented in Appendix A, which allowed for the development of 103 single-family homes within the City of Corona, County of Riverside; refer to Figure 1-1, Regional Location Map. As shown in Figure 1-2, Project Area Map, the Monteolivo Subdivision is surrounded by the existing Bel Air residential neighborhood to the west, lower density residential uses and unincorporated land to the south, vacant land to the east, and Riverside Canal and former wastewater treatment pond site to the north. The IS/MND determined that with the incorporation of mitigation measures all potential impacts associated with implementation of Tentative Tract Map 36533 would be less than significant.

Subsequent to the approval of Tentative Tract Map 36533 and adoption of IS/MND, the approved tentative tract map inadvertently expired, which required that a new tentative tract map for the project be submitted to the City of Corona. Presently, the majority of the site has been rough-graded, and all required offsite improvements have been constructed. The property remains vacant and fenced off from the public.

The applicant has submitted a new Tentative Tract Map 37895 (TTM 37895), which retains the same general configuration and dwelling unit count except for a recreation center previously proposed on the project site has been replaced with an open space area; refer to Figure 1-3a, Tentative Tract Map No. 37895, and Figure 1-3b, Public Road Dedication. Because the project proposes the same number of residential units and the same general configuration, the City of Corona has determined that TTM 37895 has been adequately evaluated under the previously approved IS/MND.

REGULATORY PERMIT BACKGROUND
The construction of the proposed project includes a sewer pipeline connection, storm drain improvements, and conversion of a wastewater treatment pond into a water quality treatment detention basin.

SEWER PIPELINE CONNECTION
As shown in Figure 1-4, Sewer Pipeline Connection, the sewer line connection extended approximately 300 feet southwesterly from an existing sewer line located near Sherborn Street to the Bel Air Neighborhood located along Laurel Canyon Way. The sewer pipeline connection extends along an existing dirt road that is adjacent to the Riverside Canal, Northeaster Drainage Channel and the existing water quality treatment basin.

During construction of the offsite sewer line connection that was intended to be built beneath an existing access road, heavy rains caused significant erosion and a landslide buried the access road.

Consequently, the sewer line to be constructed was relocated in the field 20 feet easterly, in order to protect the sewer improvements and access road. The adjacent Riverside Canal and an unnamed drainage to the Riverside Canal also had to be slope-stabilized as a result of the erosion and landslide.

These actions inadvertently caused impacts to jurisdictional waters and required after-the-fact coordination and/or jurisdictional permits from the U.S. Army Corps of Engineers (USACE), the California Department of Fish and Wildlife (CDFW) and the Regional Water Quality Control Board

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
August 2023 1-2 Introduction
(RWQCB). A CDFW Operation of Law was issued on September 25, 2019, a USACE Non-Notifying Nationwide Permit was submitted to USACE on March 10, 2020, a Notice of Violation was issued from the RWQCB on August 15, 2019, and an After-the-Fact Determination of Biologically Equivalent or Superior Preservation (DBESP) pursuant to the Riverside Multiple Species Habitat Conservation Plan (MSHCP) was reviewed by CDFW and USFWS and was deemed complete on December 8, 2021. These documents/permits addressed impacts to the Riverside Canal and unnamed drainage.

PROPOSED CONVERSION WASTEWATER TREATMENT POND TO WATER QUALITY TREATMENT

DETENTION BASIN
As shown in Figure 1-5, Water Quality Treatment Detention Basin, the project included the conversion of an existing 4.0-acre wastewater treatment pond into a water quality treatment facility. The wastewater treatment pond was part of a private sewer system that was owned and operated for the Bel Air Neighborhood Homeowner Association. The wastewater treatment pond was determined to not be Waters of the U.S. or State and was decommissioned by Santa Ana Regional Water Quality Control Board (RWQCB) in 2017. The pond was drained and the vegetation in one-half of the pond was removed and converted to a water quality treatment basin. The other half remains as open space. A berm has been constructed to separate the two basins.

The wildlife agencies initially requested information on the sewage pond retrofit. The original sewage treatment ponds were not considered jurisdictional waters of the U.S. or State due to its use as an isolated waste treatment facility. The sewage treatment pond would also not be considered an MSHCP riparian/riverine feature because it did not contain a freshwater source. When the sewage ponds were decommissioned, a portion of the pond was converted into a water quality basin and the remainder still exists as a remnant pond, but no longer treats sewage.

The connection of the Bel Air Community sewer lines, and the decommissioning of the sewage pond, was required by the City of Corona as stated within the greater Monteolivo Development Conditions of Approval (Appendix A, Conditions 42-45). As this requirement is in the existing Conditions of Approval, additional CEQA review is not required, and therefore does not warrant additional MSHCP review. As stated in the 2020 DBESP, impacts to the unnamed drainage and the Riverside Canal were not anticipated, and therefore the regulatory agency coordination, MSHCP After the Fact and this associated CEQA review is intended to address impacts to the unnamed drainage and Riverside Canal only.

The City of Corona submitted a DBESP to the USFWS and CDFW on February 24, 2021. Comments were provided by USFWS and CDFW on April 26, 2021 and responses were submitted on June 23, 2021.

Subsequent USFWS and CDFW comments were received on August 24, 2021. Additional comment responses were submitted to CDFW and USFWS on October 8, 2021. No further comments were received from the wildlife agencies within their 60-day review period, and therefore, the DBESP was deemed complete on December 8, 2021. Copies of the correspondence are attached in Appendix B.

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August 2023 1-3 Introduction

STORM DRAIN IMPROVEMENTS
To construct the sewer line connection, shown in Figure 1-4, Sewer Pipeline Connection, the banks of the Riverside Canal Drainage and the Northeasterly Drainage Channel were stabilized with the placement of rock riprap. This involved the widening of the channel, replacement of an existing culvert, installation of a headwall and installation of approximately 135 linear feet of riprap for energy dissipation. Improvements to the channel required a 404 Permit from the USACE, a 1600 Streambed Agreement from CDFW and a 401 Water Quality Certification from the RWQCB. Presently, the Proposed Project Modification have approval from the CDFW and is pending permit approvals from the USACE and RWQCB.

1.2 Location and Surrounding Land Uses
The Monteolivo project site consists of 61.6 acres and is located east of the intersection of Laurel Canyon Way and Old Temescal Road within the City of Corona, County of Riverside. The site area is located approximately 0.02 miles east of Interstate 15 (I-15) and one mile south of State Route 91 (SR91). The project site is surrounded by the existing Bel Air residential neighborhood to the west, lower density residential uses to the south, vacant land to the east and Riverside Canal and former wastewater treatment pond site to the north.

1.3 Proposed Project Modifications
The Proposed Project Modifications in Addendum 1 evaluate a proposed private gated circulation access through the community and the replacement of the previously proposed recreation center with an open space park area.

PROPOSED PROJECT ACCESS
The primary access for the Monteolivo community would be a stop-controlled full access driveway at Laurel Canyon Way with a private gate. The project would also provide a secondary access road through the southern portion of the Monteolivo community which would create a stop-controlled driveway on State Street that aligns with Bel Air Street for project residents only with a private gate and would not be open to the public; refer to Figure 1-6, Proposed Project Circulation Access.

Monteolivo Project Site
^
MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-1
Regional Location Map
Source: ESRI; March 2019.

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-2
Project Area Map
Source: Google Earth Pro; March 2023.
- approximate Project Site Boundary

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-3a
Tentative Tract Map No. 37895
Source: Armstrong & Brooks Consulting Engineers; August 9, 2023.

PUBLIC ROAD DEDICATION
SHADOW CANYON TTM-37895
DRIVE
VALLEY
SHADOW

BEL AIR STREET
STATE ST.

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-3b
Public Road Dedication
Source: Armstrong & Brooks Consulting Engineers; August 2023.

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-4
Sewer Pipeline Connection
Sources: Bing, Google Earth, LSA and VCS; February 2020.

LAUREL
CANYON
WAY
Study Area 0 100 200
Sewer Line Location
Water Quality Basin
LEGEND:

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-5
Water Quality Treatment Detention Basin
Source: LSA.

Southern portion of the overall Monte
Olivo project site (38 DU) will be
processed through County of Riverside,
and it will be included as Phase 2 in the
Cumulative traffic conditions
Secondary access road (open to project
residents only; no public access)
Private Gate (open to project residents
only; no public access)
Private Gate (open to project residents
only; no public access)
MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-6
Proposed Project Circulation Access
Source: Ganddini Group, Inc.; January 26, 2023.

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August 2023 1-11 Introduction
Project Access Design Features
The following traffic design features have been incorporated into the Proposed Project Modifications to ensure that project area intersections and roadway segments operate at acceptable levels of service:

PDF-T-1: At the project driveway at Laurel Canyon Way (Intersection No. 7), install a westbound stop sign, and provide a westbound shared left-right lane.

PDF-T-2: At the project driveway at State Street (Intersection No. 8 – Opposite Bel Air Street), install a westbound stop sign, and provide a westbound shared left-right lane.

PROPOSED PASSIVE OPEN SPACE AREA
The previously expired Tentative Tract Map (TTM) included a 3.16-acre open space lot located on the west side of Laurel Canyon Way, north of the project entry, which would be dedicated for the construction of a common private recreational center with amenities for the benefit of future homeowners. TTM 37895 proposes to retain the 3.16-acre open space lot, but in-lieu of providing a recreation center, proposes a passive open space area. The open space area is envisioned to include a tot lot of play equipment, informal open grass play areas, pedestrian pathways, and picnic areas with shade pavilions; refer to Figure 1-7, Conceptual Landscape Plan.

1.4 Basis for an Addendum
CEQA Guidelines Section 15164 allows for the preparation of an Addendum to an adopted MND “if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR (or MND) have occurred.” CEQA Guidelines Section 15164 identifies the following conditions that would require the preparation of a subsequent MND:
• Substantial changes in the project are proposed which require major revisions to the MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
• Substantial changes occur with respect to the circumstances under which the project is undertaken which require major revisions to the MND due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time of MND adoption, shows any of the following:
• The project would have one or more significant effects not discussed in the MND. The project would result in impacts substantially more severe than those disclosed in the MND.

Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measure or alternative. • Mitigation measures or alternatives that are considerably different from those analyzed in the MND would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative.

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
Figure 1-7
Conceptual Landscape Plan
Source: Ian Davidson Landscape Architecture; October 2020.

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
August 2023 1-13 Introduction
The Addendum need not be circulated for public review (CEQA Guidelines Section 15164[c]); however, an Addendum must be considered by the decision-making body prior to making a decision on the project (CEQA Guidelines Section 15164[d]). This Addendum to the previously adopted IS/MND demonstrates that the environmental analysis, impacts, and mitigation requirements identified in the previously approved Final IS/MND remains substantively unchanged despite minor project refinements described herein and supports the finding that the proposed project does not raise any new issues and does not exceed the level of impacts identified in the previously approved Final IS/MND.

1.5 Mitigation Measures

PREVIOUSLY APPROVED EXISTING MITIGATION MEASURES
Below is a listing of mitigation measures provided in the previously approved IS/MND that are relevant to the Proposed Project Modifications. Because construction activities for the residential project have been completed, the majority of the mitigation measures from the previously adopted IS/MND are no longer relevant.

AIR-3: During site preparation and grading activities, the applicant or its contractor shall control airborne dust and PM10/PM2.5 by watering all active areas at least three times per day, as dictated by local soil and wind conditions. If visible emissions of fugitive dust persist beyond a distance of 200 feet from the boundary of the construction site, all feasible measures shall be implemented to eliminate potential nuisance conditions at offsite receptors.

BIO-6: A pre-construction survey for avian nests within seven (7) days of vegetation clearance or grading of the project site, if grading permits are to be issued during the nesting season, March 1st through September 1st.

BIO-7: If passerine birds are found to be nesting, a 250-foot buffer is required around the nesting site, in which the vegetation cannot be disturbed. In the event that the nest is for a raptor, the buffer shall be expanded to 500-feet. If multiple nests are found, grading and grubbing of the project site shall be postponed.

BIO-8: A qualified biologist shall closely monitor the project site and nests until it is determined that the nests are no longer active.

BIO-9: Prior to the issuance of a grading permit, applicable Section 404 permit from the U.S.

Army Corps of Engineers and a Streambed Alteration Permit pursuant to Fish and Wildlife Code 1602, and Section 401 Water Quality Certification from the Regional Water Quality shall be obtained.

BIO-10: A Water Quality Management Plan and SWPPP shall be prepared and implement BMPs (Best Management Practices) that will prevent habitat degradation caused by runoff within the adjacent conservation area and pollutants from vehicles and paved surfaces are organic compounds, metals, and oil/grease; from pet waste are bacteria/virus pathogens; and from landscaping are sediment, nutrients, oxygen-demanding substances, and herbicides/pesticides.

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Initial Study/Mitigated Negative Declaration Addendum
August 2023 1-14 Introduction
CR-15: If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the “most likely descendant(s)” of receiving notification of discovery. The most likely descendant(s) shall then make recommendations within 48 hours and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98.

CR-16: The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the appropriate Tribe for proper treatment and disposition.

CR-17: All sacred sites, should they be encountered within the project area, shall be avoided and preserved as the preferred mitigation, if feasible.

CR-18: If inadvertent discoveries of subsurface archaeological/cultural resources are discovered during grading, the Developer shall retain a qualified archaeologist to assess the significance of such resources. Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. The archaeologist shall be responsible for determining the significance of the cultural resource and mitigation for such resources. The archaeologist shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Tribe(s). If large fossil specimens are encountered during additional grading, the applicant shall immediately cease operation and retain a qualified and trained paleontologist.

GEO-2: During earthwork construction, the applicant shall adhere to the grading recommendations presented in the Preliminary Geotechnical Investigation prepared by Geocon Inland Empire Inc. (2006).

GEO-19: The paleontologist shall salvage all fossils in the area and provide additional field staff in accordance with modern paleontological techniques.

GEO-20: All fossils collected during the project will be prepared to a reasonable point of identification. Excess sediment or matrix will be removed from the specimens to reduce the bulk and cost of storage. Itemized catalogs of all material collected and identified will be provided to the museum repository along with the specimens.

GEO-21: A report prepared by the archeologist documenting the results of the monitoring and salvage activities and the significance of the fossils shall be prepared.

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T-4:

T-5:

Prior to the issuance of the first Certificate of Occupancy, the northbound shared left/through/right turn lane of Compton Avenue at Old Temescal Road shall be widened and/or restriped to provide an exclusive left-turn lane and a shared through-right turn lane.

Prior to the recordation of TTM 36533, the applicant shall pay the fair share cost of

9.55 percent towards the construction of a two-phased signal traffic signal at the intersection of Rimpau Avenue at Old Temescal Road. In addition, the northbound shared left-through lane shall be restriped to provide an exclusive left-turn lane and the southbound shared left-through lane shall be restriped to provide an exclusive leftturn lane.

PROPOSED MITIGATION MEASURES
The following Mitigation Measures are proposed based on the analysis provided in the Addendum to the IS/MND:

TRANS-1: Prior to map recordation, the project shall constrict or if the signal is constructed, provide a fair share payment for the installation of the traffic signal at the intersection of State Street/Ontario Avenue.

TRANS-2: The following circulation improvements are recommended to enhance safe vehicle within the project area:
• Prior to issuance of first Certificate of Occupancy, Laurel Canyon Way, adjacent to the project boundary, shall be constructed at its ultimate half-section width, including landscaping and parkway improvements in conjunction with development per City standards.
• Prior to issuance of the first Certificate of Occupancy, the project shall provide a secondary access road through the southern portion of the site which would create a stop-controlled secondary access driveway at State Street for project residents only.
• All roadway design, traffic signing and striping, and traffic control improvements relating to the proposed project should be constructed in accordance with applicable engineering standards and to the satisfaction of the City of Corona and applicable portions to the County of Riverside. • Prior to issuance of first Certificate of Occupancy, site-adjacent roadways shall be constructed or repaired at their ultimate half-section width, including landscaping and parkway improvements in conjunction with development, or as otherwise required by the City of Corona.
• Onsite traffic signing and stripping plans shall be submitted to City of Corona for approval in conjunction with detailed construction plans for the project. • The final grading, landscaping, and street improvement plans should demonstrate that sight distance standards are met in accordance with applicable City of Corona, County of Riverside and California Department of Transportation sight distance standards.

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• The northeast and southeast corners of the project site access driveway at State Street shall be limited to low growing ground cover and/or hardscape to ensure that overgrown landscape would not obstruct driver views along State Street. The final Improvement Plans for the State Street project driveway access shall be approved by the City of Corona and County of Riverside.

1.6 Summary of Findings
In accordance with the analysis presented in Section 2.0, and pursuant to Sections 15162, 15164, and 15183 of the State CEQA Guidelines, the City of Corona has determined that:
• The Proposed Project Modifications do not result in substantial changes that would require major revisions to the previously prepared IS/MND due to new or substantially more severe significant environmental effects than previously analyzed; and • No substantial changes in circumstances have occurred that would result in new or more severe significant environmental impacts than previously analyzed; and • No new information of substantial importance as described in Section 15162 (a)(3) has been identified that would require major revisions to the analysis or conclusions presented in the previously prepared EIRs.

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2.0 ENVIRONMENTAL CHECKLIST
CEQA Guidelines 15168(c)(4) recommends using a written checklist or similar device to confirm whether the environmental effects of a subsequent activity were adequately covered in an original project’s IS/MND. The focus of this analysis is on the identified changes associated with the Proposed Project Modifications and whether there would be any difference in identified impacts or required mitigation measures from those identified in the previously approved IS/MND.

The following analysis is used to: (1) compare the environmental impacts of the Proposed Project Modifications with impacts evaluated in the previously adopted IS/MND; (2) to identify whether the Proposed Project Modifications would result in new or more severe significant environmental impacts; and (3) to identify if there have been substantial changes with respect to the circumstances under which the Proposed Project Modifications would be undertaken since adoption of the previously approved IS/MND that would result in new or more severe significant environmental effects. This analysis confirms that the Proposed Project Modifications are within the scope of the previously approved IS/MND, and the Proposed Project Modifications would cause no new or more severe significant effects and no new mitigation measures are required.

The following discussion has been undertaken pursuant to the provisions of CEQA Guidelines Sections 15162 and 15164 to provide the City of Corona with the factual basis for determining whether any changes associated with the Proposed Project Modifications, any changes in circumstance, or any new information since adoption of the previously approved IS/MND requires additional environmental review.

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2.1 Aesthetics
Except as provided in Public Resources Code Section
21099, would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/
No Impact
Reduced
Impact
a. Have a substantial adverse effect on a scenic vista? b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c. In non-urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are those
that are experienced from publicly accessible vantage
point). If the project is in an urbanized area, would the project conflict with applicable zoning and other
regulations governing scenic quality?
d. Create a new source of substantial light or glare,
which would adversely affect day or nighttime views
in the area?

ENVIRONMENTAL ANALYSIS
a) Have a substantial adverse effect on a scenic vista? Previously Approved MND Finding No Impact: According to the City of Corona General Plan, there are no designated scenic vistas on the project site. The previously adopted IS/MND determined that the original project would not impact any scenic vistas.

Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to have a substantial adverse effect on a scenic vista. The Proposed Project Modifications would occur in the same general project area and like the original project, would not have an adverse impact on any designated scenic vistas. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impacts to scenic vistas. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Previously Approved MND Finding No Impact: The State Scenic Highway Program was established by the California Department of Transportation (Caltrans) to preserve and protect scenic highway corridors from change that would diminish the aesthetic value of lands adjacent to state highways.

According to Caltrans, State Route 91 (SR-91) is identified as an eligible State Scenic Corridor from I-15 west to SR-91. The previously adopted IS/MND determined that the project site was located southeast of SR-91 and the I-15 interchange, outside of the segment of I-15 that is identified as an eligible scenic corridor and no impacts to scenic resources within the viewshed of a state highway would occur.

Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and

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historic buildings within a state scenic highway. The Proposed Project Modifications would occur in the same general project area. Therefore, no potential adverse impacts to scenic resources within the viewshed of a state scenic highway would occur. Compared to the original project, implementation of the Proposed Project Modifications would result in the same level of impacts to state scenic highways. c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Previously Approved MND Finding Less Than Significant Impact: The previously approved IS/MND determined the original project was consistent with existing developments in the vicinity and would not degrade the visual character of the site or surrounding area.

Addendum Finding Less Than Significant Impact: The Proposed Project Modifications would not increase the potential to substantially degrade the existing visual character or quality of the site and its surroundings. The construction of the Proposed Project Modifications would temporarily alter the existing aesthetic environment but would not change the overall aesthetic character of the project area. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impacts to the aesthetic visual character of the project area.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Previously Approved MND Finding No Impact: The previously approved IS/MND determined the original project would not have any adverse light and glare impacts.

Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. The Proposed Project Modifications would not introduce any new sources of light and glare impacts within the project area, beyond provided by the original project. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of light and glare impacts.

SUMMARY OF FINDINGS FOR AESTHETICS
In accordance with the analysis above, and pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, the City of Corona has determined that:
• The Proposed Project Modifications do not result in substantial changes that would require major revisions to the previously adopted IS/MND due to new or substantially more severe significant environmental effects than previously analyzed. • No substantial changes in circumstances have occurred that would result in new or more severe significant environmental impacts than previously analyzed. • No new information of substantial importance as described in Section 15162 (a)(3) has been identified that would require major revisions to the analysis or conclusions presented in the previously adopted IS/MND.

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2.2 Agricultural and Forestry Resources
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California
Department of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources,
including timberland, are significant environmental
effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire
Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and
the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols
adopted by the California Air Resources Board. Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/
No Impact
Reduced
Impact
a. Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
d. Result in the loss of forest land or conversion of forest land to non-forest use?
e. Involve other changes in the existing environment,
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?

ENVIRONMENTAL ANALYSIS
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Previously Approved MND Finding No Impact: The previously approved IS/MND determined the project does not contain Prime Farmland or Farmland of Statewide Importance, and therefore the original project would not convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance to non-agricultural land uses.

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Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The project site has been rough graded. There are no existing agricultural land uses on the project site. Implementation of the Proposed Project Modifications will not convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance to non-agricultural land uses. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impact to agricultural resources.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? Previously Approved MND Finding No Impact: The previously approved IS/MND determined the original project would not conflict with any existing agricultural zoning or Williamson Act contracts on the property. According to the City of Corona Zoning Code, the project site is not zoned for agricultural land uses or is not under existing Williamson Act contracts.

Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to conflict with existing zoning for agricultural use, or a Williamson Act contract. As identified previously, the project site has been rough graded and there are no agricultural resources within the project area where the Proposed Project Modifications would occur. Therefore, the Proposed Project Modifications would not conflict with any lands zoned for agricultural uses or conflict with lands under a Williamson Act contract. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impact to agricultural resources. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?
Previously Approved MND Finding No Impact: The previously approved IS/MND determined the original project would not cause a rezoning of lands that are zoned for forest land or timberland.

Addendum Finding No Impact: The Proposed Project Modifications would not conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production.

According to the City of Corona Zoning Code, the project site is not zoned for forest land or timberland.

Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impact to forest land or timberland uses. d) Result in the loss of forest land or conversion of forest land to non-forest use? Previously Approved MND Finding No Impact: The previously approved IS/MND determined the original project would not result in the loss of forest or convert forest land to non-forest land uses.

Addendum Finding No Impact: The Proposed Project Modifications would not result in the loss of forest land or conversion of forest land to non-forest use. The project has been rough graded and does not contain forest land resources. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impact to forest land resources.

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e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
Previously Approved MND Finding No Impact: The previously approved IS/MND determined the original project would not result in the loss of forest or convert forest land to non-forest land uses.

Addendum Finding No Impact: The Proposed Project Modifications would not cause any onsite or offsite conversion of farmland or forest land to non-agricultural uses or non-forest uses. The project site and surrounding area does not contain farmland or timberland. Compared to the previously adopted IS/MND, the implementation of the Proposed Project Modifications would result in the same level of impact to farmland or forest land resources.

SUMMARY OF FINDINGS FOR AGRICULTURAL AND FORESTRY RESOURCES In accordance with the analysis above, and pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, the City of Corona has determined that:
• The Proposed Project Modifications do not result in substantial changes that would require major revisions to the previously adopted IS/MND due to new or substantially more severe significant environmental effects than previously analyzed. • No substantial changes in circumstances have occurred that would result in new or more severe significant environmental impacts than previously analyzed. • No new information of substantial importance as described in Section 15162 (a)(3) has been identified that would require major revisions to the analysis or conclusions presented in the previously adopted IS/MND.

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2.3 Air Quality
Where available, the significance criteria established by the applicable air quality management district or air
pollution control district may be relied upon to make the following determinations. Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/
No Impact
Reduced
Impact
a. Conflict with or obstruct implementation of the
applicable air quality plan?
b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
c. Expose sensitive receptors to substantial pollutant
concentrations?
d. Result in other emissions (such as those leading to
odors adversely affecting a substantial number of
people?

ENVIRONMENTAL ANALYSIS
a) Conflict with or obstruct implementation of the applicable air quality plan? Previously Approved MND Finding Less Than Significant Impact: Potential air quality impacts associated with the construction of the Monteolivo Subdivision were evaluated and mitigated in the previously approved IS/MND. Mitigation Measure AIR-3 was incorporated into the project to reduce potential localized air quality impacts to less than significant. The previously approved IS/MND determined the construction and operation of the original Monteolivo Subdivision Project would not conflict with the South Coast Air Quality Management District’s (SCAQMD) Air Quality Management Plan.

Addendum Finding Less Than Significant Impact: The Proposed Project Modifications would not increase the potential to conflict with or obstruct implementation of the applicable air quality plan.

The Proposed Project Modifications would provide private gated circulation access through the project and the replacement of the previously proposed recreation center with an open space park area. The Proposed Project Modifications would not generate additional population, housing, or employment growth beyond what is currently identified in the City of Corona General Plan, and therefore would not conflict with the SCAQMD’s Air Quality Management Plan (AQMP). Therefore, the Proposed Project Modifications would be consistent with the AQMP. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of impact regarding conflicts with the SCAQMD’s Air Quality Management Plan. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
Previously Approved MND Finding Less Than Significant Impact With Mitigation Incorporated:

The project site is located in a Federal and/or State nonattainment area for PM10, PM2.5, and O3. The SCAQMD considers the thresholds for project-specific impacts and cumulative impacts to be the same.

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The previously approved IS/MND determined the original project would result in less than significant regional operational air quality impacts and less than significant construction related air quality impacts with implementation of Mitigation Measure AIR-3. Therefore, cumulative air quality impacts would also be less than significant.

Addendum Finding Less Than Significant Impact With Mitigation Incorporated: The Proposed Project Modifications would not increase the potential to result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standards. The proposed project would not increase the number of dwelling units or increase the amount of vehicle trips beyond the amount provided in the original project. Therefore, there would be no increase in long-term air quality emissions compared to the original project. Compared to the original project, there would be no increase in construction related emissions. Like the original project, to minimize fugitive dust impacts, the project would be required to implement Mitigation Measure AIR-3 which requires watering all active areas at least three times per day. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of air quality impacts.

Mitigation Measures:

AIR-3: During site preparation and grading activities, the applicant or its contractor shall control airborne dust and PM10/PM2.5 by watering all active areas at least three times per day, as dictated by local soil and wind conditions. If visible emissions of fugitive dust persist beyond a distance of 200 feet from the boundary of the construction site, all feasible measures shall be implemented to eliminate potential nuisance conditions at offsite receptors. c) Expose sensitive receptors to substantial pollutant concentrations? Previously Approved MND Finding Less Than Significant Impact: Sensitive receptors include, but are not limited to, residential uses, hospitals, schools, daycare facilities, elderly housing, and convalescent facilities. Existing residential uses are located west of where the Proposed Project Modifications would occur. The previously approved IS/MND determined that the original project would result in less than significant localized air quality impacts with the incorporation of Mitigation Measure AIR-3.

Addendum Finding Less Than Significant Impact: The Proposed Project Modifications would not expose sensitive receptors to substantial pollutant concentrations. The proposed project would not increase long-term operational air emissions or short-term construction emissions and would not increase the exposure of sensitive receptors to increased levels of air pollutants. As required for the original project, to minimize fugitive dust impacts, the proposed project would be required to implement Mitigation Measure AIR-3 which requires watering all active areas at least three times per day. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same level of localized air quality impacts.

Mitigation Measures: Mitigation Measure AIR-3 is required.

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d) Result in other emissions (such as those leading to odors adversely affecting a substantial number of people?
Previously Approved MND Finding Less Than Significant Impact: The previously approved IS/MND determined the construction operations for the original project would generate less than significant odor impacts and that no adverse operational odor impacts would occur.

Addendum Finding Less Than Significant Impact: The Proposed Project Modifications would not increase the potential to result in other emissions that would adversely affect a substantial number of people. Like the original project, odor emissions generated from the operation of construction equipment would be short-term and would not be confined to one specific location and would disperse quickly. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result resulted in the same level of odor impacts.

SUMMARY OF FINDINGS FOR AIR QUALITY
In accordance with the analysis above, and pursuant to Sections 15162 and 15164 of the State CEQA Guidelines, the City of Corona has determined that:
• The Proposed Project Modifications do not result in substantial changes that would require major revisions to the previously adopted IS/MND due to new or substantially more severe significant environmental effects than previously analyzed. • No substantial changes in circumstances have occurred that would result in new or more severe significant environmental impacts than previously analyzed. • No new information of substantial importance as described in Section 15162 (a)(3) has been identified that would require major revisions to the analysis or conclusions presented in the previously adopted IS/MND.

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2.4 Biological Resources
Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
No New
Impact/
No Impact
Reduced
Impact
a. Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b. Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d. Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
e. Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state
habitat conservation plan?

ENVIRONMENTAL ANALYSIS
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Previously Approved MND Finding Less Than Significant Impact With Mitigation Incorporated:

The previously approved IS/MND evaluated potential impacts to sensitive species associated with the construction of the Monteolivo project. The assessment analyzed both onsite conditions associated with the 61.6-acre project site. The assessment included habitat suitability assessments (HSAs) for Narrow Endemic Plant Species [San Diego ambrosia (Ambrosia pumila), Brand’s phacelia (Phacelia stellaris), and San Miguel savory (Satureja chandleri)]. The assessment also included potential habitat

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for the burrowing owl (Athene cunicularia hypugea). Potential burrows were present throughout the site and were not mapped individually during this survey. The biological analysis determined that no suitable habitat exists for the San Diego ambrosia, Brand’s Phacelia and San Miguel savory. Finally, no burrowing owls were observed during focused field surveys in the study area. To ensure no impacts could occur to nesting birds, Mitigation Measures BIO-6, BIO-7, and BIO-8 were required. With implementation of Mitigation Measures BIO-6, BIO-7, and BIO-8, potential impacts were determined to be less than significant.

Addendum Finding Less Than Significant Impact With Mitigation Incorporated: The Proposed Project Modifications would not increase the potential to have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species. There would be the potential that nesting birds could be present within the vicinity of the proposed open space park area and construction activities associated with improving the open space areas could generate construction noise impacts that could potentially disrupt the breeding patterns of nesting birds. As required for the previously approved project, ensure that no potential construction noise impacts would occur to nesting birds, the proposed project would be required to implement Mitigation Measures BIO-6, BIO-7, and BIO-8. With implementation of Mitigation Measures BIO-6, BIO-7, and BIO-8, potential construction noise impacts to nesting birds would be less than significant.

Mitigation Measures:

BIO-6: A pre-construction survey for avian nests within seven (7) days of vegetation clearance or grading of the project site, if grading permits are to be issued during the nesting season, March 1st through September 1st.

BIO-7: If passerine birds are found to be nesting, a 250-foot buffer is required around the nesting site, in which the vegetation cannot be disturbed. In the event that the nest is for a raptor, the buffer shall be expanded to 500-feet. If multiple nests are found, grading and grubbing of the project site shall be postponed.

BIO-8: A qualified biologist shall closely monitor the project site and nests until it is determined that the nests are no longer active.
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Previously Approved MND Finding Less Than Significant Impact With Mitigation Incorporated:

The previously approved IS/MND included a Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis dated January 2014, prepared by LSA, identified the project would result in 0.827 acres of temporary effects including 0.109 acres of streambed and 0.718 acres of riparian streambed, and 1.392 acres of permanent effects including 0.543 acres of streambed and 0.849 acres of riparian streambed. To reduce potential impacts to the riparian habitat, the project was required to implement Mitigation Measure BIO-9, which required a Section 404 permit from the USACE, a Streambed Alternation Agreement from the CDFW and Section 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). With implementation of Mitigation Measure BIO9, potential impacts were determined to be less than significant.

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Initial Study/Mitigated Negative Declaration Addendum
August 2023 2.4-3 Biological Resources
Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to have a substantial adverse effect on any riparian habitat or other sensitive natural community. The area where the Proposed Project Modifications would be implemented has been previously rough graded and the areas currently consist of non-native weeds and are void of any sensitive natural communities. No potential impacts to sensitive natural communities would occur. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in no additional impacts to sensitive natural communities.
c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Previously Approved MND Finding Less Than Significant Impact With Mitigation Incorporated:

The previously approved IS/MND identified the project would result in temporary and permanent impacts to wetland habitat, that included 0.827 acres of temporary effects including 0.109 acres of streambed and 0.718 acres of riparian streambed, and 1.392 acres of permanent effects including

0.543 acres of streambed and 0.849 acres of riparian streambed. The project was required to implement Mitigation Measure BIO-9 which requires a Section 404 permit from the , a Streambed Alternation Agreement from the CDFW and a Section 401 Water Quality Certification from the RWQCB.

With implementation of Mitigation Measure BIO-9, potential impacts were determined to be less than significant.

Addendum Finding No Impact: The Proposed Project Modifications would not increase the potential to have a substantial adverse effect on state or federally protected wetlands. The areas where the Proposed Project Modifications would be implemented have been previously rough graded and the areas currently consist of non-native weeds and are void of any wetland habitat. Compared to the previously adopted IS/MND, no additional impacts to riparian habitat would occur. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Previously Approved MND Finding Less Than Significant Impact With Mitigation Incorporated:

The previously approved IS/MND determined the project is not located within or would not provide linage to an open space corridor and potential impacts to wildlife movement were less than significant.

To ensure no impacts could occur to nesting birds, Mitigation Measures BIO-6, BIO-7 and BIO-8 were required. With implementation of Mitigation Measures BIO-6, BIO-7 and BIO-8, potential impacts were determined to be less than significant.

Addendum Finding Less Than Significant Impact With Mitigation Incorporated: There are no wildlife corridors or wildlife movement in the areas where the Proposed Project Modifications would occur. Therefore, no adverse effects to wildlife movement occurred. There would be the potential that nesting birds could be present within the vicinity of the proposed open space park area and construction activities associated with improving the open space areas could generate construction noise impacts that could potentially disrupt the breeding patterns of nesting birds. Like the previously approved IS/MND, ensure that no potential construction noise impacts would occur to nesting birds, Mitigation Measures BIO-6, BIO-7 and BIO-8 would be required. With implementation of Mitigation Measures BIO-6, BIO-7 and BIO-8, potential construction noise impacts to nesting birds would be less

MONTEOLIVO PROJECT TENTATIVE TRACT MAP 37895
Initial Study/Mitigated Negative Declaration Addendum
August 2023 2.4-4 Biological Resources
than significant. Compared to the previously adopted IS/MND, the level of potential impacts to nesting birds would be the same.

Mitigation Measures: Mitigation Measures BIO-6, BIO-7 and BIO-8 are required. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Previously Approved MND Finding Less Than Significant Impact: The City of Corona Municipal Code Section 12.22.080 establishes criteria and requirements regarding trees that are determined to be a Landmark Tree. The previously approved IS/MND determined that the trees on the project site were not regulated by the City of Corona Municipal Code Section 12.22.080. Potential impacts were less than significant.

Addendum Finding No Impact: The areas where the Proposed Project Modifications would be implemented have been previously rough graded and the areas currently consist of non-native weeds and is void of any trees that would be considered a Landmark Tree as defined by Municipal Code Section 12.22.080. Compared to the previously adopted IS/MND, no additional impacts to landmark trees would occur.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Previously Approved MND Finding No Impact: The previously approved IS/MND identified the project site as located within the Western Riverside Multiple Species Habitat Conservation Plan (MSHCP). The MSHCP consists of Area Plans divided into Subunits, and further, into Criteria Cells with specific conservation objectives identified for each. Conservation objectives include target conservation acreages, along with a description of the Planning Species, Biological Issues and Considerations, and Criteria for each Subunit and Criteria Cell. The project site is within the Temescal Canyon Area Plan. The project site does not lie within the MSHCP Criteria Area. The Conservation Summary Report Generator indicates that 0.05 acres of the project site is within Criteria Cell 2018.

However, the Western Riverside County Regional Conservation Authority (RCA) in a letter to the City of Corona, dated December 29, 2006, JPR #06-12-19-01, acknowledged the portion of the project located immediately west of Criteria Cell 2018 is not within this cell and no Joint Project Review was required. Use of the project site as proposed would not conflict with MSHCP conservation objectives for the area.

Addendum Finding No Impact: The areas where the Proposed Project Modifications would be implemented are not located within a MSHCP Area Plan Subunit, Criteria Cell, or Criteria Cell Group and are also not located within any of the identified existing or proposed Cores and Linkages. The Proposed Project Modifications would not conflict with the Consistency Analysis and a Determination of Biologically Equivalent or Superior Preservation (DBESP) that was prepared for the original project.

The revised project would be consistent with MSHCP objectives. Compared to the previously adopted IS/MND, implementation of the Proposed Project Modifications would result in the same conclusion regarding MSHCP consistency and the level of impacts would be the same.