DATE: 04/15/2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
PARCEL MAP 39079 TO SUBDIVIDE A 2.28-ACRE LOT INTO TWO LOTS FOR
RESIDENTIAL PURPOSES
EXECUTIVE SUMMARY:
This staff report asks the City Council to approve Parcel Map 39079 (PM 39079) to subdivide a 2.28-acre lot in the R-1A zone into two lots in conjunction with the relocation of the existing driveways and various public improvements along Garretson Avenue and Santana Way. At its March 9, 2026, meeting, the Planning and Housing Commission recommended approval of PM 39079 to the City Council.
RECOMMENDED ACTION:
That the City Council approve Parcel Map 39079 based on the findings and conditions as approval as recommended by the Planning and Housing Commission.
BACKGROUND & HISTORY:
The subject property is a 2.28-acre lot at 2412 Garretson Avenue currently developed with a two-story, single-family residence, detached garage, tennis court, and various detached accessory structures (including a pool, shed, and greenhouse). An existing, freestanding block wall runs the length of the property’s frontage along Magnolia Avenue, and a chain link fence runs along Garretson Avenue. Topographically, the pad portion of the property is mostly flat, except for the western side, which has a steep slope. The property also features a multitude of mature trees scattered throughout. Access is provided by two existing driveways, one on Santana Way and the other on Garretson Avenue. The dwelling itself was originally built in 1913, adheres to the Craftsman Bungalow architectural style, and is listed on the City’s Heritage Inventory with a “high” potential for designation as a landmark on the Corona Registrar of Historic Resources.
The subject request is for a land division only, and no alterations to any existing buildings are proposed.
Pursuant to Section 16.20.010 (B) of the Corona Municipal Code (CMC), a parcel map shall be required for residential subdivisions of four or fewer lots, with a recommendation for action to be provided by the Planning Commission, followed by a determination from the City Council. The proposed scope of work would subdivide one lot into two lots and accordingly requires approval of a parcel map. The proposed map was initially reviewed by staff through Development Plan Review DPR2024-0020 on November 6, 2024.
ANALYSIS:
Parcel Map 39079 is a request to subdivide one 2.28-acre lot into two newly created lots (identified as “Parcel 1” and “Parcel 2” on the map) in conjunction with the construction of various infrastructure improvements. As stated, the proposal is a “paper subdivision” only, with no companion (onsite) development proposed, nor changes to the property’s underlying R-1A zoning or ER (Estate Residential) General Plan land use designation.
Subdivision Layout
As shown in Exhibit 2 (Parcel Map 39079), proposed Parcel 2 is designed as a “reverse corner lot,” in that its side lot line along Garretson Avenue would be a continuation of the front lot line for proposed Parcel 1. This configuration would result in Parcel 1 being defined both as an “interior lot,” and a “flag lot,” the latter including a “pole” with frontage along Garretson Avenue measuring approximately 89 feet in depth and 30 feet in width at the narrowest point. Pursuant to CMC Section 17.04.267, lot frontage is defined as the portion of a property that abuts a public right-of-way or, in cases with multiple frontages, the narrowest portion that abuts the right-of-way. In this case, the primary lot frontage for Parcel 1 would be along Santana Way, and the frontage for Parcel 2 would be along Garretson Avenue; however, both parcels propose vehicular access from Garretson Avenue via two new driveway aprons (the existing aprons on Santana Way and Garretson Avenue would be removed).
Lot Depth, Width, Area and Density
The standards for minimum lot dimensions and overall area for the property’s R-1A zone are enumerated in CMC Sections 17.10.060 and 070; maximum density for the property’s ER Land Use is cited both in CMC Section 17.10.080 and in Table LU-1 of the Land Use Element of the General Plan.
Pursuant to CMC Section 17.10.070, proposed interior lots shall have a minimum width of 120 feet, and reverse corner lots, a minimum width of 130 feet. In addition, both parcels are required to have a minimum depth of 120 feet, with an overall area no smaller than one acre or 40,000 square feet. As shown in Table A below, both newly created parcels comply with the lot width, depth, and area requirements of the R-1A zone.
TABLE A: Lot Summary Table
Proposed
Parcel Number
Width Depth Net Area
1 247 feet 224 feet 55,667.14 square feet (1.28 acres)
2 237 feet 224 feet 43,522.26 square feet (1.0 acre)
Section 17.04.358 of the CMC states that flag lots shall have a minimum width of 25 feet at its narrowest point and a depth of not less than 80 feet. As proposed, the “pole” portion of Parcel 1 would have a depth of approximately 89 feet and a width of 30 feet, exceeding the minimum standards as prescribed by zoning. Following the proposed subdivision, the existing dwelling on Parcel 1 will remain compliant with the R-1A zone standards, including setbacks, lot coverage, and density.
TABLE B: Project Density
Document Standard Proposed Compliant
CMC § 17.10.080 40,000 square feet
Parcel 1: 55,667 square
feet (1.28 acres) Yes Parcel 2: 43,522 square
feet (one acre)
General Plan ER
(Estate Residential)
Land Use
1-3 dwelling units per
adjusted gross acre 0.88 dwelling units per
acre
Yes
South Corona
Community Facilities
Plan
Maximum target
density of 1.47
dwelling units per
acre
As denoted by the building setback lines in Exhibit 2, the newly created Parcel 2 has ample land area to accommodate a new single-family dwelling designed in compliance with the development standards of the R-1A zone.
Access
As previously stated, the project proposes to remove the existing driveway aprons on Santana Way and Garretson Avenue and replacing them with two new aprons which will provide access to the newly created lots from Garretson Avenue thereby complying with the requirements in CMC Section 17.68.010.
c Improvements
In conjunction with the proposed subdivision, the applicant is required to make the following infrastructure improvements along the portion of Garretson Avenue, Santana Way, and Magnolia Avenue adjacent to the project site:
Improve Garretson Avenue by installing a new, four-foot-wide sidewalk, a sevenfoot-wide landscaped buffer between the proposed sidewalk and the street, and new curb and gutter.
Repave Santana Way and Garretson Avenue between the existing curb and gutter to a distance of 10 feet past the street centerline.
Relocate all overhead utilities underground.
Protect in-place or relocate the existing palm trees along Garretson Avenue, as necessary.
Relocate existing speed limit signage and fire hydrants along Garretson Avenue Construct a new ADA/accessible pedestrian ramp at the corner of Santana Way and Garretson Avenue.
The applicant’s plans erroneously show Magnolia Avenue to be repaved to the centerline.
The applicant is not required to repave Magnolia Avenue.
Adequate right-of-way exists along Garretson Avenue, Santana Way, and Magnolia Avenue adjacent to the project site, and so no street widening or street dedication is necessary.
An existing 20-foot public utility easement is located along the southeast property line abutting Garetson Avenue. The easement will be protected in place through the recordation of this parcel map. There are no new easements or dedications proposed for this project.
The proposed project consists of subdividing a 2.28-acre parcel into two residential lots.
The newly created lots conform to the minimum lot area, width, and depth requirements of the R1-A zone and comply with the density requirements of the ER land use designation prescribed in the City’s General Plan and the South Corona Community Facilities Plan.
Additionally, access to the newly created parcels will be provided by new driveway aprons along Garretson Avenue, thereby complying with the access requirements enumerated in Section 17.68.010 of the Corona Municipal Code. The conditions of approval ensure that all missing, necessary public improvements will be constructed or guaranteed with this project.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $7,482.14 to cover the cost of the Parcel Map.
ENVIRONMENTAL ANALYSIS:
Per Section 15315 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, the Project is exempted for environmental review under CEQA because the project qualifies as a Class 15 (Minor Land Divisions) categorical exemption in that the subdivision would result in the creation of fewer than four lots, conforms to General Plan and Zoning requirements without the use of variances or exceptions, and is proposed on land with an average slope less than 20 percent.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 9, 2026, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Woody/Longwell) and carried, with Vice Chair Siqueland absent, that the Planning and Housing Commission recommend approval of PM 39079 to the City Council, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.
PREPARED BY: EDUARDO GALDAMEZ, ASSISTANT PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: BRETT CHANNING, ASSISTANT CITY MANAGER and ACTING
PLANNING AND DEVELOPMENT DIRECTOR
ATTACHMENTS:
1. Exhibit 1 – Locational and zoning map
2. Exhibit 2 – Site plan for Parcel Map 39079
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Minutes of the Planning and Housing Commission meeting of March 9, 2026