Planning commission backs revised tract map to add seven homes, water-quality basin in Corona

The Corona City Planning and Housing Commission recommended that the City Council approve resubmitted tentative tract map TTM 36864R, a revision to a previously approved subdivision that would subdivide a vacant 2.09-acre parcel into seven residential lots and three lettered lots for streets and a water-quality basin.

Assistant Planner Eduardo Galdamez told the commission the revised map includes a new street configuration and a water-quality basin on an adjacent parcel the city acquired from Caltrans in 1992. The changes do not alter the number of residential lots or the overall density approved in 2023, but they add a public street connection to Corona Circle and a basin intended to improve drainage.

Staff said the resubmitted map keeps Lots 1–7 in the same arrangement as the 2023 approval and that all seven lots meet the R-1-7.2 zone minimum lot size of 7,200 square feet. Access will be from a proposed public Street A; the street design includes a five-foot sidewalk and a five-foot public utility easement on the east side and a parkway easement on the west side. There will be no on-street parking on the side designated as a fire lane. The plans call for double yellow striping along the street to prevent crossing into opposing lanes, and improvements on Corona Avenue and Corona Circle including pedestrian ramps and an ADA-accessible ramp with handrails.

Galdamez said the resubmission incorporates APN 122-140-006, a narrow parcel relinquished to the city by Caltrans, allowing the new street to connect to Corona Circle and reducing the need for two closely spaced street connections. He said the parcel will be annexed into the city’s CFD and remain owned and maintained by the city.

Traffic estimates presented by staff show the four existing homes on Corona Circle generate about 38 daily vehicle trips (approximately three AM peak and four PM peak). The proposed project would add about 66 daily trips (five AM peak and seven PM peak), for a combined total of roughly 104 daily trips and about eight AM and 11 PM peak trips. Staff said because peak-hour trips do not exceed 50 net new trips, no additional traffic analysis is required. Staff also determined no new environmental review is necessary because the proposal remains consistent with the adopted mitigated negative declaration prepared for the original map.

Commissioners asked about outreach to a nearby resident identified in the staff report as “Mr. Zion.” Galdamez said staff received an email from the resident early last week, responded by email and left a voicemail, and later received a reply. Commissioners also asked whether Corona Circle would remain public; staff confirmed Corona Circle and the proposed Street A will be public.

The applicant said construction plans are in the third plan check with engineering and design permits and that the applicant will submit construction plans immediately after approvals. Commissioners emphasized that perimeter wall details will return to the commission as part of a future precise plan submittal and that fencing must comply with the city’s residential track fencing standards and zoning code.

Commissioner Woody moved that the commission recommend City Council approval of tentative tract map 36864R based on the findings and conditions in the staff report; Vice Chair Alexander seconded. The motion passed.

The commission closed the public hearing after the applicant’s presentation and questions from commissioners. The item will proceed to City Council for final action.