City Council
July 1, 2026
SKYLINE HEIGHTS
SPECIFIC PLAN &
REVISED TENTATIVE TRACT MAP
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PROJECT
HISTORY
APPROVED PROJECT BENEFITS
o Developer agreed to fund City Trails Master Plan -
$71,904
o Annexed into Police/Fire CFD 2016-1 at $580 annually
o Signalized intersections along Foothill Parkway at Trudy way and Elysia Court
TTM Approval (2017)
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
o $250,000 Park Improvement contribution to City of
Corona
o Annual contribution of $55,188 annually once project is established
o Acceptance of City of Corona’s responsibility to maintain Slope and parkway maintenance along project frontage
(both sides)
DA Agreement (2018)
PROJECT CFD RE-ENVISIONING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
COMMUNITY & COUNCIL FEEDBACK (2021)
o CFD benefits should be tangible and benefit taxpayers and the public
o Not enough attainable homes
o Views of Skyline restricted to gated homes
o Public concern with preservation of Skyline and Troy Lee trails o Troy Lee trail eliminated by the 2017 project
o Skyline Trail parking issues
o Need for pickleball, dog park, and amenitized regional park o Need for improved cell service in the area
Skyline CFD (2020)
9% of proceeds to City (estimated
at $1,993,000)
Annual contribution of $65,700
($225/residence) annually once
project is established.
Fees financed by CFD collected in
one lump sum
No public parks
All large lot product ($1.25 million
and up)
10-year Benefit $2.65-million
Approved at Formation
Denied at Resolution
PROJECT
OVERVIEW
REVISED TTM AND SPECIFIC PLAN (2026)
o 2022
❖ 6/22/22 - Focus group with Jim Steiner
o 2024
❖ 10/28/24 – Focus group with Jim Steiner
❖ 11/11/24 -Onsite meeting with Dwight Woodward
❖ Several meetings with individual Council members
o 2025
❖ Multiple in person and virtual meetings with Mabey
Canyon residents
❖ 3/27/25 - Parks Commission
❖ Council member meetings:
▪ 10/3/25 - Jim Steiner, District 4
o 2026
❖ 4/27/26 - Onsite meeting with Dwight Woodward
Outreach Process
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Entitlement Process
o Revised TTM 36544
❖ Submitted December 2022
o Specific Plan 2025-0001
❖ Submitted April 2024
PROJECT COMPARISON
o 292 similar sized lots
o Mostly gated (84%)
o No public access
o No public park or amenities
o No Troy Lee or Skyline Trail
connection
2017 APPROVED PLAN
o 276 homes, including 3
neighborhoods with varied sized
homes
o Public access – No Gates
o 9.25-acre public park
o Dedication of over 73 acres of OS
o Future pocket parkin PA 1
o Public parking for park/trails
o Troy lee trail improvements
o Skyline trail connection
o City water tank site
o Future cell tower
o Heli-hydrant
1 3
2 2026 PROPOSED PLAN
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
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PARKS, TRAILS &
OPEN SPACE
TRAILS PLAN
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PARKS LAYOUT
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PARKS & OPEN SPACE
o Required parkland (Quimby): 3.13 acres
o Parks Provided:
❖ 9.25-acre public park
❖ 2.17 acres of private parks
❖ Future pocket park in PA 1
PARKS
OPEN SPACE CONCEPT
o On-site open space = +/- 175 acres
o More than 100 acres of natural open space and
landscape slopes
o Nearly 74 acres of dedicated natural open space
o Total open space (natural and improved) = 70% of
the site
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
*
PARK TYPES
o Adventure Park
❖ Trail Integration
❖ Pump Track
❖ Pickleball
❖ Basketball
❖ Tot Lots
❖ Ample parking to offset existing
parking issues
o Dog Park
o Kite Park
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
9.25-ACRE PUBLIC PARK
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Parks/Trails Parking
Pickleball courts
Overhead with picnic
tables and restrooms
Pump track
Bike track
Trail connectivity
integrated throughout
park areas
PUMP TRACK CONCEPT
Major trail head
Play structures
Basketball court
9.25-ACRE PUBLIC PARK
Shade sail overhead
with picnic tables
Kite park/Event lawn
Bench seating (typical)
Fitness park
Raised pedestrian crossing
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
OTHER PARK TYPES
ADA parking
Overhead with
bench seating
Small and large dog parks
Minor trail head
HOA View Park
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
More than 2 acres of
publicly accessible
HOA-maintained parks
Tot lot and
Open play area
Pocket park
Turf area with
offsite views
Circular seat wall
OTHER PARK TYPES
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
HOUSING
PRODUCT
& DESIGN
3 1
2 o 2 new single-family neighborhoods with
more attainable homes (PA 1 and PA 3)
o Conventional neighborhood of 95 lots (PA 2)
o Broad range of housing opportunities to
meet market demand
o Public access to city parks and trails
o 9.25-acre public park
3 DIVERSE NEIGHBORHOODS PROPOSED CONCEPT PLAN
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PA 1 – CLUSTER SINGLE FAMILY
NEIGHBORHOOD
o Provides 104 SFD homes
o Replaces 46 $1m+ homes with
homes starting in the upper $600k
range
o Homes range from 1,600 - 2,050 S.F.
o Increased open space
o Future pocket park
APPROVED SITE PLAN (2017) PROPOSED PLAN (2026)
3 DIVERSE NEIGHBORHOODS
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
*
PA 1
o Attainable housing (estimated upper $600k -
$700k range)
o Terraced site captures view opportunities
o Smaller lots = less maintenance, attractive to
working families and retirees
o Full driveways with no garages facing the public
street
o Offers a diverse community with opportunities to
“size-up” within the community
o Sub-association allows access to all amenities
TYPICAL PLOTTING
3 DIVERSE NEIGHBORHOODS
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544 CONCEPTUAL RENDERING
PA 2 – CONVENTIONAL
SINGLE-FAMILY HOMES
o 95 conventional 7,200 S.F. Lots
(reduced % of conventional lots)
o Neighborhood oriented around
planned public and private amenities
o Public access to hiking and biking
trails
3 DIVERSE NEIGHBORHOODS
CONCEPTUAL RENDERING SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
3 DIVERSE NEIGHBORHOODS
3 CONCEPTUAL SITE LAYOUT
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PA 3 - LARGER CLUSTER SFD NEIGHBORHOOD
o Provides 77 SFD homes, starting at low
$800k range
o Homes range from 2,190 - 2,750 s.f
o Lot area allows for downstairs bedroom
o Attractive to older populations and active
retirees
o Every home has full driveways for parking -
No garages face the public street
o Private pocket parks and open space
integrated into the neighborhood
o Cluster design reduces the visual impact of
garages along the street to improve parking
and optimize pedestrian circulation
CONCEPTUAL RENDERING
TYPICAL PLOTTING
A PLAN TO BRING A HIGH-QUALITY RESIDENTIAL COMMUNITY
AND ADVENTURE PARK TO CORONA
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
ADDITIONAL PROJECT BENEFITS
o Non-gated community – New publicly accessible view corridors o Attainable housing - for working families, young professionals, and aging population
o 9 acres of parks and recreational amenities
o Improved trail network – with increased parking at trailheads o Dedication of more than 73 acres of natural open space o Traffic signal at Trudy Way/Foothill Parkway and Elysia Street/Foothill Parkway.
o Over $3 million in school fees to support growing population. o Fire Safety - Provides increased water infrastructure improvements ❖ Tanks and booster station to increase fire flow
❖ Regional Heli-Hydrant
❖ Future Cell tower site
❖ Police and Fire CFD annexation
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
o 292 similar sized lots
o Mostly gated (84%)
o No public access
o No public park or amenities
o No Troy Lee or Skyline Trail
connection
2017 APPROVED PLAN
o 276 homes, including 3
neighborhoods with varied sized
homes
o Public access – No Gates
o 9.25-acre public park
o Dedication of over 73 acres of OS
o Future pocket park in PA 1
o Public parking for park/trails
o Troy lee trail improvements
o Skyline trail connection
o City water tank site
o Future cell tower
o Heli-hydrant
1 3
2 2026 PROPOSED PLAN
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
*
THANK YOU
RICHLAND PLANNED
COMMUNITIES, INC.
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
A plan to bring public recreation and access to
regional trails and open space
ADDITIONAL PARK DETAILS
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
City Park Requirement
Quimby Requirement
3 acres per 1,000 people
=
3.13 acres
Proposed Parkland
o Public parks provided: 9.25
acres, dedicated to City
❖ Kite park
❖ Adventure park
❖ Dog park
Proposed public park dedication
exceeds required park area by
6.12 acres
Public Park Construction
o Construction of backbone streets
and the public (adventure) park
provided will commence as part of
the initial development of Phase 2
o Front loaded infrastructure costs
need to be offset by home sales
o 221st Building Permit = logical
extension of infrastructure and
phasing
o Future builder may decide to
accelerate park construction for
marketing purposes
HOA Park Construction
o The View Park (Lot E) is anticipated to be
constructed in conjunction with the adjacent
public dog park.
o Developer agrees to construct the 3 pocket
parks (Lots U, GG, and TT) and the passive
open space (Lot XX) prior to the 147th
building permit.
o Construction of pocket parks are incorporated
within overall construction, i.e. park
improvements are installed when the
adjacent homes are being constructed
o Constructing park improvements in concert
with the surrounding homes increases public
safety and deters vandalism
o Future builder may decide to accelerate park
construction for marketing purposes.
ADDITIONAL PARK DETAILS
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Parking
o A total of 94 parking stalls are provided at the
Adventure Park, includes additional visitor/bike parking ❖ On street parking (one side) on all local streets
within Skyline Heights
o Improvements within Adventure park = 3.39 acres
o For comparison, the 2.8-acre park in Sierra Bella
provides 24 parking spaces
o 68 additional stalls will reduce impact of bike parking in adjacent neighborhoods and along public streets while
allowing increased public access to the Skyline Trail.
Residents more likely to walk to the
park. The additional parking proposed is
a result of public outreach.
We are not only dedicating 9.25 acres of
public park (6.12 acres more than
required), but the conceptual park plan
has been approved by the Parks
Commission and is heavily programmed.
OPEN SPACE DEDICATION AREAS
OPEN SPACE CITY DEDICATION
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
FIRE SAFETY DESIGN & MITIGATION
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Landscaping and Vegetation
Management
o Select drought-resistant/native
plants
o Upgrades to water system
o Regular removal of dead
vegetation and debris
Site Planning and Layout
o Majority of site maintains
minimum defensible space
(100 ft) around all structures
o Code-exceeding mitigation
measures (CMU fire walls,
exterior window glazing,
sheathing, etc.) for nonconforming lots
o Installation of new Helihydrant allows first
responders to save critical
time and effectively fight
fires
Ignition-Resistant
Community
o Comply with ignition-resistant
construction standards
o Class A fire-rated roofs
o Fire-wise community (fire
sprinklers, ember-resistant
roof vents, dual-pane
tempered glass windows etc.)
o Provide necessary fire flow for
the community
ORIGINAL APPROVAL
o Skyline Heights TTM 36544 approved
in 2017
o Development Agreement approved in
2018
o Community Facilities District (CFD)
denied by City Council in 2020 for the
funding of infrastructure facilities &
fees.
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544 TTM 36544 (2017)
1 3
2 SKYLINE HEIGHTS PROJECT(2026)
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
o Enhanced trail design
within the property
o Provides trail easement
to the City
o Currently no legal access
through the property
o Additional trail head
connections and public
access provided through
Skyline Heights
TROY LEE TRAIL CONNECTION
PUBLIC TRAIL CONNECTIVITY
TROY LEE TRAIL
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
CITY OF
CORONA
TO TROY
LEE
TRAIL
SKYLINE TRAIL CONNECTION
PUBLIC TRAIL CONNECTIVITY
SKYLINE RIDGE TRAIL
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
CITY OF
CORONA
o On-site trail connection
through City property
provides permanent
public access
o Trail head markers
located on-site
at multiple locations
o Trail head and on-site
parking located within
public park
o Agree to dedicate
Skyline Trail area to the
City
ON-SITE TRAIL IMPROVEMENTS
PUBLIC TRAIL CONNECTIVITY
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PA 1 – PARKING
3 DIVERSE NEIGHBORHOODS - PARKING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
PA 3 – PARKING
3 DIVERSE NEIGHBORHOODS - PARKING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
o 292 similar sized lots
o Mostly gated (84%)
o No public access
o No public park or
amenities
o No Troy Lee or Skyline
Trail connection
2017 APPROVED PLAN
o Non-gated 276-homes community
o 9.25-acre public park
o More than 73 acres of dedicated open
space
o Public parking for park/trails
o Troy lee trail improvements
o Skyline trail connection
o City water tank site
o Future Telecommunication tower
o Heli-hydrant in PA 1
1 3
2 2026 PROPOSED PLAN
PROJECT CFD RE-ENVISIONING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
2026 Skyline CFD
Project Benefits
$6.5 million dollar park facility (3.5 million in
Quimby credits), Net benefit: $3.0 Million +
Maintenance
Open space and trails dedication
CFD Park benefits:
o Trail Heads & Parking
o Pump Track
o Bike Track
o Pickleball Courts
o Basketball Courts
o Dog Park
o Event Lawn
o Fitness Park
o Ongoing Maintenance
$3 MILLION BENEFIT
PROJECT CFD RE-ENVISIONING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
o A COA was added to the “Special Districts” conditions adding in addition to the two City CFD’s a 3rd CFD for the development of the public benefit facilities.
o Condition generally states that a facilities CFD will be requested to fund the following public improvements and IF approved the following improvements will be required:
❖ 0.77 acre Public Dog Park
❖ 7.00 acre Public Adventure Park
▪ Skyline trail parking and trailhead facility
❖ 1.48 acre Kite Park
❖ Troy Lee/Skyline Trail Parking and Trailhead
o Public benefit conditions for the facilities above will be required should the CFD/Funding mechanism be approved post
entitlements.
o The required Public Safety CFD (COA 55) and Maintenance CFD(COA 56) will be approved concurrently
o Allows for a transparent process for approval to the City Council o Allows formation to occur post-entitlement
PROJECT CFD RE-ENVISIONING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
NEW CONDITION FOR NEW 3RD CFD
58 Prior to the issuance of the 221st building permit, the applicant shall construct, install or provide the following public improvement or facilities including park facilities located in lots K, I, and F; park facilities shall include (play structure, pickleball courts, basketball Courts, picnic shelters, fitness equipment, bike pump track, bike park, bench seating areas, bike racks, restroom and drinking fountain), major trail heads located in lots G and D; major trail heads shall include; overhead trail wayfinding signage, drinking fountain, trash receptacles, bench seating, picnic tables, bike racks, bike service station, and dog bag dispensers, minor trail heads located in lots Land E; minor trail heads shall include overhead trail wayfinding signage, drinking fountain, trash receptacles, dog bag dispensers, and bench seating, trail signage as indicated on the approved specific plan, and tank site located in lot M ("Public Facilities") provided that a Community Facilities District is formed to finance the acquisition and/or construction of the Public Facilities ("Public Facilities CFD") that conforms to the following parameters:
o A total effective tax rate of 1.95% at formation which would include all ad valorem fixed changes the special taxes imposed by the proposed Public Facilities CFD; o If, at bond issuance, the tax rate exceeds 1.95%, the proposed special taxes would be reduced to a 1.95% maximum tax rate;
o The proposed Public Facilities CFD special taxes would be flat and not subject to annual escalation; and
o The proposed Public Facilities CFD would be authorized to finance the acquisition and/or construction of the following City Facilities, which may include facilities specified in the City's development impact fee program and the approved Development Agreement: City park/trailhead improvements, city tank site, and storm drain, sewer, water, and traffic signal improvements.
If the Public Facilities CFD is not formed, the applicant shall not be required to construct, install or provide the Public Facilities. Notwithstanding the forgoing, however, the applicant shall remain responsible for constructing, installing or contributing to the Project's fair share of any public improvements or facilities that are otherwise required by the City's development impact fee program, the Skyline Heights Development Agreement or any other statute, ordinance, rule, regulation, or standard that applies to the Project.
ORIGINAL CONDITIONS FOR CFD’s
CARRIED OVER FOR CFD’S 1 & 2
55 Prior to recordation of any map the applicant
shall form a new Community Facilities District or
annex the full project boundary into a City of Corona
Maintenance Community Facilities District for the
purpose of maintaining public streets, curb & gutter,
street lights, storm drain, and landscaping within
master planned street right-of-way and/or CFD
easements. All assessable parcels therein shall be
subject to annual CFD/LMD charges (special tazes
and assessments) for operations and capital
improvements. The developer shall be responsible
for all costs incurred during annexation in the CFD.
56 Prior to final map recordation, the applicant shall
annex the full project boundary into the City of
Corona Public Services Community Facilities District
for the purpose of funding public services including
but not limited to police and fire emergency services.
All assessable parcels therein shall be subject to
annual CFD charges (special taxes or assessments)
for operations and capital improvements. The
developer shall be responsible for all costs incurred
during annexation into the CFD.
PROJECT CFD RE-ENVISIONING
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
CONDITION OF APPROVAL 59
PUBLISHED
The total effective tax rate shall comply with the City’s Debt Policy and include all ad valorem fixed charges the special taxes imposed by Community Facilities District 2016-3, Community Facilities District 2016-1, and the proposed Public Facilities CFD;
REVISION REQUESTED
The total effective tax rate shall be the maximum tax rate allowed by comply with the City’s Debt Policy at time of project approval and include all ad valorem fixed charges the special taxes imposed by Community Facilities District 2016-3, Community Facilities District 2016-1, and the proposed Public Facilities CFD; Traffic Signals
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Speed Analysis – Foothill Pkwy @ R Street
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Speed Analysis – Foothill Pkwy @ Border Ave
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Speed Analysis – Foothill Pkwy @ Trudy Way
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544
Speed Analysis – Foothill Pkwy @ Border Ave/B Street
SPECIFIC PLAN NO. 2025-001
TTM NO. 36544