Planning commission recommends approval of revised Corona subdivision with new water-quality basin and street connection

The Corona Planning and Housing Commission voted to recommend that the City Council approve a resubmitted tentative tract map (TTM 36864R) that would subdivide a vacant 2.09-acre parcel south of Corona Avenue into seven residential lots and three lettered lots, including a public street, a street dedication along Corona Avenue and a new water-quality basin, commissioners said.

The recommendation matters because the revisions incorporate a small parcel relinquished to the city by Caltrans, improve drainage for nearby Corona Circle, and add pedestrian and ADA-accessible connections that staff said will not change the previously approved project density or require additional environmental review.

Eduardo Galdemas, assistant planner, told commissioners that the resubmitted map revises a previously approved tract map to add a new street configuration and a new water-quality basin on an adjacent parcel. "The resubmitted map proposes to subdivide the subject parcel into seven residential lots and three lettered lots," Galdemas said. He said the original map, approved by the commission on May 22, 2023, and by the city council on June 21, 2023, had already allowed seven residential lots but only one lettered lot.

City staff identified Assessor's Parcel Number 122-140-006 as having been relinquished to the city by Caltrans in 1992 and asked the applicant to incorporate that parcel into the project, Galdemas said. The resubmitted map would create Lot A as a proposed public street, Lot B as a street dedication along Corona Avenue, and Lot C for a portion of a new water-quality basin. Galdemas said there are no changes to overall density, pad elevations or the general layout of the subdivision.

Galdemas said all seven lots would still meet the minimum lot-size requirement of 7,200 square feet and comply with required lot depth and width for the R-1-7.2 zoning designation and the general plan land-use designation of low density residential. He described pedestrian improvements that will be required as part of the project, including a five-foot sidewalk and parkway areas, new pedestrian ramps and an ADA-accessible ramp with handrails connecting Corona Avenue to the new Street A.

Staff reported traffic estimates for the site: the four existing homes on Corona Circle currently generate about 38 daily vehicle trips (about three in the AM peak hour and four in the PM peak hour). The proposed project would generate an additional 66 daily trips (about five AM peak and seven PM peak), for a combined total of approximately 104 daily trips with eight in the morning and 11 in the evening peak hours. Because the incremental peak-hour trips do not exceed 50, Galdemas said no further traffic analysis is required. He also said staff determined no additional environmental review is required because the proposal remains consistent with the mitigated negative declaration adopted for the original map.

Commissioners asked about the double-yellow striping and other street improvements. Galdemas said double-yellow striping will be extended along the new road and that the applicant will provide landscaping in parkway areas. He said the west side of the proposed public street will include a parkway easement of between 1.5 and 4.8 feet and that there will be no on-street parking on that side to preserve a clear fire lane.

Vice Chair Alexander asked about outreach to a neighboring resident identified in the staff report as "Mr. Zion." Galdemas said the resident contacted staff early in the prior week, staff replied by email on Thursday and left a voicemail addressing his concerns, and staff received a reply after that outreach. Commissioner questions also clarified that the small adjacent parcel will be annexed into the city's community facilities district (CFD) and will be owned and maintained by the city.

The applicant, identified in the staff presentation as Fathy Manasara, told the commission that the project is in the third plan check with engineering and permits and that the applicant expects to submit construction plans "immediately after the approval." "We are in the process when the city approach us to change the entrance to the project," the applicant said.

Commissioners discussed benefits of the redesign, including creating a single ingress and egress instead of two closely spaced streets, reducing required grading and retaining-wall heights, and improving drainage through the new basin. Several commissioners said the revised design would better use an underutilized parcel and should slow traffic entering onto Corona Avenue.

Motion and next steps: Commissioner Woody moved and Vice Chair Alexander seconded a motion that the commission recommend city council approval of tentative tract map TTM 36864R "based on the findings contained in the staff report and the conditions of approval." The motion passed. The commission record does not include a roll-call vote tally in the meeting transcript; the action is a recommendation to the City Council, which must take the final decision.

The project will return to the commission when the applicant submits a precise plan for perimeter walls and other final design details, but no timing for that submittal was specified.

In administrative reports at the same meeting, staff notified the commission that the City Council unanimously approved a permit for the Sajada Islamic Society to convert an existing 4,300-square-foot dwelling on Main Street into a mosque; staff said the society will now move forward with permit applications for improvements.