Corona City Council
May 17, 2023

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 23-0330

PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 4/24/2023
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

PP2022-0004: Precise Plan application to review the site plan, architecture, landscaping and walls/fencing associated with the development of a 52,423 square foot health club facility proposed at 2895 S. Main Street, within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan. (Applicant: Joseph Balbas, Balbas Construction, Inc., 3189 Airway Avenue, Unit D, Costa Mesa, CA 92626).

RECOMMENDED ACTION:

That the Planning and Housing Commission adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan and adopt Resolution No. 2608 GRANTING PP2022-0004 based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 4.09 acres
Existing Zoning: QP (Quasi-Public) within the Mountain Gate Specific Plan (SP89-01) Existing General Plan: OP (Office Professional)
Existing Land Use: Vacant
Proposed Land Use: Health club facility
Surrounding Zoning / Land Uses:

N: QP (Quasi-Public) / Medical Buildings
E: W (Water/Utility) / Water Basin
S: SFD (Single Family Detached) / Single Family Homes
W: R-1-7.2 & R-1-9.6 (Single Family Residential)/Single Family Homes

BACKGROUND
The applicant proposes to develop a 52,423-square-foot, two-story health club facility on 4.09 acres located at 2895 S. Main Street in the city of Corona. The site is located within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan (SP89-01), and Office Professional (OP) designation of the South Corona Community Facilities Plan (SCCFP) and General Plan. The QP designation City of Corona Page 1 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
of the South Corona Community Facilities Plan (SCCFP) and General Plan. The QP designation permits the health club use by right, and requires approval of the site’s physical development under the Precise Plan review process.

The property is surrounded by an office development consisting of two, two-story medical office buildings to the north; a flood control channel to the northeast, with single-family residences located on the other side of the channel; a water detention basin to the southeast; Chase Drive to the south, with single-family residences located on the other side of Chase Drive; and Main Street to the west, with single-family residences located on the other side of Main Street (Exhibit 2).

The project site has a “flag” configuration, with the majority of the lot located on the west, adjacent to the intersection of Main Street and Chase Drive, and a narrower portion extending eastward, behind an existing water detention basin. While the western portion of the site is relatively flat, the eastern portion slopes easterly towards the flood control channel to the east. Until recently, the subject property contained a 4,067 single-family home and attached two-car garage. Approximately three quarters of the site, to the east, recently contained an orange orchard.

A Variance application (V2022-0002) has been submitted in conjunction and concurrent with this proposed Precise Plan (PP2022-0004). The submitted Variance application requests a reduction in the front yard landscape setback along Chase Drive from 20 feet to 15 feet, and a reduction in the rear yard landscape setback from 20 feet to 5 (five) feet. However, after reviewing the Mountain Gate Specific Plan, it was determined that the 20-foot rear setback is for structures, and that parking and circulation is allowed to encroach into the rear and side setbacks, provided a minimum 5 (five) foot landscaped buffer is provided along the perimeter of the property. As a result, a variance for the rear setback is not required. However, the reduced front yard setback is still applicable for the project to comply with the parking and trash enclosure requirements for the proposed health club facility. Details associated with V2022-0002 are provided under a separate staff report for the Planning and Housing Commission’s consideration.

The project was initially reviewed by the Development Plan Review (DPR) Committee on April 7, 2022. The Applicant formally submitted the precise plan application to the City on September 21, 2022, and submitted the Variance application on October 25, 2022. The Precise Plan application was reviewed by the Project and Environmental Review Committee (PRC) on October 13, 2022 and the Variance application was reviewed by the PRC on November 17, 2022. Missing and revised items were subsequently submitted, and the applications were deemed complete on March 8, 2023 and scheduled for the Planning and Housing Commission meeting of April 24, 2023.

PROJECT DESCRIPTION
The following sections discuss the details of the project including the site development, operations, architectural design, landscaping, walls and fencing and public right-of-way improvements.

Site plan
The applicant proposes to develop a two-story health club facility totaling 52,423 square feet on a

4.09-acre site located at the northeast corner of Main Street and Chase Drive (Exhibit 4). The health club building sits at the center of the property, surrounded by the parking. The site will have two vehicle access points, one on Main Street and one on Chase Drive, with both points comprised of City of Corona Page 2 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
two vehicle access points, one on Main Street and one on Chase Drive, with both points comprised of a 28-foot-wide driveway.

The building’s main entrance is located on the east elevation, which is oriented away from the nearest residences, which are located across Main and Chase to the west and south, respectively. In addition, the site will be graded so that most of the building pad and parking lot will be lower than the adjacent streets. The exception is the northwest corner of the site, where the building pad and parking will be approximately 3 to 5 feet higher than Main Street. In other areas, the building pad and parking lot will be approximately 11 feet below the Chase Drive grade, and an average of approximately 5 feet below the Main Street grade. Additionally, the building will be set back approximately 143 feet from the Main Street centerline, and 135 feet from Chase Drive centerline.

The site’s front yard setback is measured from the front lot line, which is defined by the Corona Municipal Code as the narrowest portion of the property that abuts the rights-of-way, which in this case is Chase Drive. The rear yard setback is measured from the rear lot line, which is defined by the Corona Municipal Code as the lot line opposite and most distant from the front lot line.

Therefore, the rear setback is applied along the north perimeter, and the side yards are measured from the Main Street property line to the west, and the flood control channel and water detention basin to the east. The QP designation requires the development to provide the following minimum yard setbacks for structures:
· Front Yard Setback (Chase Drive) - 20 feet minimum
· Rear Yard Setback (North Perimeter) - 20 feet minimum · Side Yard Setback (Main Street and Eastern Perimeter) - 10 feet minimum The project proposes a reduced 15-foot front yard setback along Chase Drive. The reduced setback is requested under a Variance application, which is being processed separately from, and concurrently with, this Precise Plan application.

Although the required setback along Main Street is 10 feet, per the Code, the Applicant is increasing the landscaped Main Street setback to 20 feet. This is to enhance the streetscape along Main Street, which is a city designated scenic corridor per the General Plan. The 20-foot setback along Main Street also maintains consistency with the 20-foot yard setback that is currently provided by the abutting medical office development to the north.

Operations
The health club will offer a 24-hour operation with an anticipated 20 to 30 employees. The first floor of the club features the lobby area, free weights open area, wellness and tanning rooms, a cafeteria, retail and clothing area and a kids club, all for the convenience of the gym members. The second floor features the cardio area equipped with treadmills, stationary bicycles and other cardio equipment, a cycle room for spin classes, a multi-purpose room, restrooms, a boxing and martial arts area and a business office. The floor plans are attached as Exhibit 6.

Parking
Corona Municipal Code (CMC) § 17.76.030 requires that a health club or fitness studio with a floor area greater than 3,500 square feet shall provide one (1) parking space per 150 square feet of floor City of Corona Page 3 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
area greater than 3,500 square feet shall provide one (1) parking space per 150 square feet of floor area (1:150). However, CMC § 17.76.030 states that when there is a mixture of uses in a building, the parking requirement shall be the sum of the requirements for each individual use. Since the Applicant’s health club facility will be providing patrons with other types of services, beyond just a health club, staff has calculated the other uses based on the parking requirement applicable to the non-health club uses. The parking requirements for the proposed uses are shown in Table A below.

As a note, parking is not required for the “children” portion of the daycare use, because the daycare will only be open to the club patrons whose parking is captured through the other uses in the facility.

Therefore, the daycare is not expected to generate additional parking needs beyond what is already being required for the other uses in the facility.

The proposed project requires 263 parking spaces, and the site is designed to provide 278 parking spaces, which exceeds the minimum.

Table A
Parking Requirement for Fitness Mania
Land Use Square Feet Parking Requirement Required No. of Spaces Health Club 29,764 1:150 198
Office 1,567 1:250 6
Tanning 1,962 1:250 8
Wellness 1,867 1:250 7
Laundry Facility 90 1:250 1
Cafeteria 3,282 1:100 33
Retail 1,632 1:250 7
Daycare 2,967 1 space per employee,
plus 1 space per 10
children
3 @ 1/employee (See
discussion under the
Parking section.)
Exterior walls,
mechanical equipment
room, elevator,
stairways, and
restrooms.
9,292 No parking required
per CMC § 17.04.258.

Total Required: 263 spaces
Total Provided: 278 spaces
Surplus: 15 spaces
Staff has noted that the parking table on the applicant’s site plan incorrectly shows a parking requirement of 260 spaces, as it does not take into consideration three (3) required parking spaces for the daycare’s employees. Staff has included a condition of approval requiring the applicant’s building permit plans to reflect a parking requirement of 263 spaces, with a surplus of 15.

Architectural Style
The SCCFP provides policies and standards relating to community character in South Corona. One policy establishes a Spanish Colonial architectural theme for commercial buildings. The Mountain City of Corona Page 4 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
policy establishes a Spanish Colonial architectural theme for commercial buildings. The Mountain Gate Specific Plan also includes architectural design guidelines to ensure quality architecture for commercial developments, and requires that commercial buildings comply with the SCCFP’s architectural standards. Therefore, the project features design elements that are consistent with the Spanish Colonial architectural theme described within the SCCFP and the Specific Plan.

The building features various building materials typically associated with Spanish colonial architecture such as pitched red tile roofing, arches, columns, porticos, recessed windows, decorative siding accents, white smooth plaster walls and overall wall reveals and trim. The elevation plans and material board are attached as Exhibit 5.

The development also includes a trash enclosure with metal gates and opaque screening. The project is conditioned to construct the enclosure using decorative block that matches or complements the building’s design and colors, and the trash enclosure is required to have a cover on top to secure the enclosure from unwanted access.

The proposed building height of the health club facility is 36 feet, as measured from finish grade to the roof structure, excluding the parapet walls. Although section 9.4 of the Mountain Gate Specific Plan establishes development standards for the QP District, it is silent with regards to building height.

As a result, the City has deferred to section 9.3 of the specific plan, “Commercial Development Standards”, which establishes a maximum height of 40 feet. This height limit is consistent with the property’s “OP” general plan designation, all commercial zones in the citywide zoning code, and the height restrictions that were applied to the existing medical office buildings to the north, which are also in the QP District.

The project includes parking lot lighting fixtures that will be conditioned to have hooded light fixtures to prevent glare impacts on the nearby residential properties. This complies with CMC § 17.84.070, which states that “all areas of exterior lighting shall be designed to direct light downward with minimal spillover onto adjacent residences, sensitive land uses, and open space.” Additionally, the surrounding area contains ambient lighting from existing street light poles along Main Street and Chase Drive; and lighting from the adjacent medical office development to the north, church to the southwest, and nearby residential developments. The project’s lighting is not expected to be a nuisance to the area.

Landscaping, Perimeter Fencing and Walls
The Conceptual Landscape Plan features a variety of 24-inch and 36-inch box shade trees, large screen shrubs, a variety of groundcovers and colorful plant materials to accent the site with an overall coverage area of approximately 23%. Additionally, the interior parking lot area will be shaded by tree canopies. Formal landscape and irrigation plans will be subject to final review and approval by the city staff. The Conceptual Landscape Plan is provided as Exhibit 7.

Split face walls, seven (7) feet in height, with decorative caps and pilasters are proposed along the eastern property lines adjacent to the water detention basin. A 3.5-foot-high wrought iron fence with decorative split face pilasters is proposed above split face retaining walls along the southern portion of the west perimeter, northern perimeter and the portion of the eastern perimeter that abuts the flood control channel. A fence and wall plan is attached as Exhibit 8. The Conditions of City of Corona Page 5 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
abuts the flood control channel. A fence and wall plan is attached as Exhibit 8. The Conditions of Approval in Exhibit 3 require all walls including retaining walls to be split face or have a decorative finish as approved by the Planning Division, and have an anti-graffiti coating.

Signage
The Mountain Gate Specific Plan permits commercial development in the QP designation to have a monument sign not to exceed 3.5 feet in height with a maximum allowable sign area of 18 square feet. Wall signs are also allowed on up to three sides of a building. The size of each wall sign is based on a calculation of 2 square feet of sign area per lineal foot of building frontage, up to 200 square feet for tenants having a floor area of 6,000 square feet or greater.

The project proposes a six-foot-high monument sign at the southeast corner of the property, wall mounted signage and directional signage. The applicant’s conceptual sign plan is attached as Exhibit

9. The proposed monument sign exceeds the maximum allowable sign height and sign face area allowed under the code. Therefore, the applicant will need to redesign the monument to comply with the code requirements. As for wall signs, signage is proposed on the west, south and east elevations of the building. Since there are existing single-family homes located across Main Street and Chase Drive to the west and south, respectively, and these homes have second-floor windows facing the project site, a condition of approval is recommended to require the applicant to utilize external or diffused lighting for the signs proposed on the west and south elevations of the building, as well as for the monument sign. Examples include goose neck lights, back lighting, or halo lit channel letters.

Any proposed directional signage shall comply with the directional signage regulations under Section

17.74.040 of the Corona Municipal Code.

The applicant is required to submit the final signage plan to the Planning and Development Department for review and permitting before installation. All plans will be required to comply with all codes in place at the time of permitting, including the City’s Sign Ordinance.

On-Site Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an existing 10-inch diameter water line in Main Street. Sewer service is available for the project from an existing 10-inch diameter sewer line in Main Street. Development of the project will increase impervious surface coverage on the site and increase surface runoff. Surface run off, however, will be directed to the water quality infiltration basin proposed to be located along the northern and northeast end of the site before discharging into the City’s storm drain system.

Public Right-of-Way Improvements
The project requires public right-of-way (ROW) improvements to include the widening of the east half of Main Street up to 45 feet from the street centerline to street curb line, for an overall right-ofway width of 100 feet. The applicant is required to construct a 14-foot-wide raised center median, two northbound lanes, curb and gutter, and a 10-foot-wide parkway, which includes a 5-foot-wide sidewalk. The raised landscaped center median is required to have a southbound left-turn pocket, which will allow vehicles to make a left turn from Main Street into the project driveway. However, the required raised median will prohibit vehicles from making left-out turns from the project driveway onto Main Street. Only right-out turns will be allowed. Additionally, the northbound lanes on Main City of Corona Page 6 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
onto Main Street. Only right-out turns will be allowed. Additionally, the northbound lanes on Main Street south of Chase Drive will be restriped to allow for a left-turn lane, a through lane, and a shared through/right-turn lane.

The north half of Chase Drive will also be widened up to 20 feet from the street centerline to street curb line, for an overall right-of-way width of 84 feet. The widening will allow for the construction of one westbound lane, curb and gutter, and a 24-foot-wide parkway, which includes a 4-foot-wide sidewalk. As there is no raised median required on Chase Drive, vehicles will be able to make full turn movements in and out of the project driveway on Chase Drive.

The Applicant is required to annex the landscaped center median and sidewalk on Main Street, and the sidewalk on Chase Drive into a Community Facilities District (CFD), to be maintained by the city.

ENVIRONMENTAL ANALYSIS
Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the City’s Local Guidelines, a Mitigated Negative Declaration was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to less than significant. Therefore, based on the project mitigation measures identified in the Mitigated Negative Declaration, there is no substantial evidence, in light of the whole record before the City, that the project may have a significant or potentially significant effect on the environment. The Mitigated Negative Declaration is recommended for adoption (Exhibit 12).

FISCAL IMPACT:

The applicant has paid the applicable application processing fees for the project.

PUBLIC NOTICE AND COMMENTS
A 20-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, the Planning and Development Department received two letters regarding the project in response to the public notice. One letter is from the Jay and Sue McNeilly, who reside at 2841 Plumwood Lane. The McNeilly’s do not support the project. In general, the McNeillys oppose commercial use on the project site and prefer the site to be developed for single family homes consistent with the residential uses in the area. A second letter was received from Nicole Leyva, a Corona resident living at 1855 Stanwich Place. Ms. Leyva supports the project. In general Ms. Leyva would like to see more attractions, restaurants and locally owned businesses, and supports an active lifestyle and healthy living. The letters are attached as Exhibit 11.

STAFF ANALYSIS
The project site formerly contained a single-family home built in 1985 and former orange grove. The project proposes to develop a currently vacant, underutilized parcel into a use that is permitted within the Quasi-Public designation, and is also consistent with the development standards of both the Mountain Gate Specific Plan, with approval of V2022-0002, and the South Corona Community Facilities Plan. Additionally, the project adheres to the applicable goals and policies within the General Plan.

City of Corona Page 7 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
The project features site upgrades which include new public improvements, attractive architectural building design, decorative perimeter walls and fencing, landscape screening and overall site improvements. The project takes into consideration the surrounding residential land uses and Main Street’s designation as a scenic corridor by lowering the majority of the building pad from the adjacent street grades, and by having the building entrance oriented away from the nearest residential uses. In addition, to prevent glare on the surrounding residences, the project is conditioned to install downward shields on all parking lot lights, and to use diffused lighting methods or external light fixtures for on-site signage.

Furthermore, all potential environmental impacts have been analyzed pursuant to CEQA, and mitigation measures have been incorporated to reduce impacts to a less than significant level.

Based upon the findings set forth below, the Planning and Development Department recommends approval of PP2022-0004 subject to the Conditions of Approval (Exhibit 3).

FINDINGS OF APPROVAL FOR PP2022-0004

1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Conditions of Approval attached as Exhibit 3.

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2022-0004 for the following reasons:
a. The proposal is consistent with the Office Professional land use designation of the General Plan because this land use is intended to accommodate general business offices, banks, finance, insurance and real estate offices, medical offices professional offices, and compatible uses. Additionally, the project is consistent with the goals and policies of the General Plan identified for the Commercial and Office districts. b. The proposal complies with the Quasi-Public designation of the Mountain Gate Specific Plan, with approval of V2022-0002, since health clubs are a permitted use within the QP designation with an approved Precise Plan. The proposal is also consistent with the applicable provisions of the Corona Municipal Code.
c. The proposal has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of the act have been followed. A Mitigated Negative Declaration was prepared for this project which recommends mitigation measures to be implemented with the project to reduce any potential environmental impacts to less than significant. d. The site is of a sufficient size and configuration to accommodate the design and scale of proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated in the exhibits attached to this City of Corona Page 8 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330
other physical features of the proposal, as demonstrated in the exhibits attached to this report.
e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the City’s development standards established in the Mountain Gate Specific Plan and the Corona Municipal Code. Furthermore, the project provides adequate access from Main Street and Chase Drive and all missing public improvements including road pavement, curb and gutter, sidewalks and parkways will be constructed with this project to enhance the aesthetics of the site and area as well as the safety and general welfare of the public.
f. The architectural design of the proposed development which consists of Spanish architectural elements is compatible with the character of the surrounding neighborhood and South Corona in general, will enhance the visual character of the neighborhood by improving vacant undeveloped property and will provide for harmonious, orderly and attractive development of the site. g. The design of the proposed development will provide a desirable environment for its proposed employees and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance because the proposal has been designed to comply with the development standards and design guidelines of the Mountain Gate Specific Plan (with approval of V2022-0002), the South Corona Community Facilities Plan and the Corona Municipal Code.

PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA YANG, SENIOR PLANNER
REVIEWED BY: JAY EASTMAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Resolution No. 2608

2. Locational and Zoning Map

3. Conditions of Approval

4. Site Plan

5. Elevations and Materials Sheet

6. Floor Plans

7. Landscape Plan and Perimeter Landscape Sections

8. Wall and Fence Plan

9. Conceptual Signage Plan

10.Applicant’s Letter

11.Public Correspondence
City of Corona Page 9 of 10 Printed on 4/20/2023
powered by Legistar™
File #: 23-0330

12.Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293
City of Corona Page 10 of 10 Printed on 4/20/2023
powered by Legistar™

RESOLUTION NO. 2608
APPLICATION NUMBER: PP2022-0004

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A PRECISE PLAN TO

REVIEW THE SITE PLAN, ARCHITECTURE,

LANDSCAPING AND WALLS/FENCING ASSOCIATED
WITH THE DEVELOPMENT OF A 52,423-SQUARE FOOT
HEALTH CLUB FACILITY PROPOSED AT 2895 S. MAIN

STREET, WITHIN THE QUASI-PUBLIC (QP)

DESIGNATION OF THE MOUNTAIN GATE SPECIFIC
PLAN. (APPLICANT: JOSEPH BALBAS, BALBAS
CONSTRUCTION, INC.)
WHEREAS, the application to the City of Corona, California, for a Precise Plan under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the Precise Plan to review the site plan, architecture, landscaping and walls/fencing associated with the development of a 52,423 square foot health club facility proposed at 2895 S. Main Street, within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan; and
WHEREAS, the Precise Plan was submitted in conjunction with Variance 2022- 0002 (V2022-0002); and
WHEREAS, the Planning and Housing Commission held a noticed public hearing for PP2022-0004 & V2022-0002 on April 24, 2023, as required by law; and

WHEREAS, at the conclusion of the hearing the Planning and Housing Commission, pursuant to CEQA Guidelines Section 15070(b), recommended the City Council adopt the Mitigated Negative Declaration prepared for PP2022-0004, because the information contained in the MND, the initial study and the administrative records for this project, including all written and oral evidence provided during the comment period and presented to the Planning and Housing Commission, the Commission finds that potential environmental impacts of this project are either no impact or less-than-significant; and RESOLUTION NO. 2608
APPLICATION NO. PP2022-0004
PAGE | 2
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2022-0004, based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the PP2022-0004 on certain conditions of approval and the findings set forth below.

NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this PP2022- 0004, the Planning and Housing Commission has reviewed and considered the information contained in the MND, the initial study and the administrative records for this Precise Plan, including all written and oral evidence provided during the comment period. Based upon the facts and information contained in the MND, the initial study and the administrative record, including all written and oral evidence presented to the Planning and Housing Commission, the Commission finds that potential environmental impacts of this PP2022-0004 are either no impact or less-than-significant.

SECTION 2. Precise Plan Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.91.070 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:

1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Conditions of Approval attached as Exhibit 3.

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2022-0004 for the following reasons:

a. The proposal is consistent with the Office Professional land use designation of the General Plan because this land use is intended to accommodate general business offices, banks, finance, insurance and real estate offices, medical offices professional offices, and compatible uses. Additionally, the project is consistent with the goals and policies of the General Plan identified for the Commercial and Office districts.
b. The proposal complies with the Quasi-Public designation of the Mountain Gate Specific Plan, with approval of V2022-0002, since health clubs are a permitted RESOLUTION NO. 2608
APPLICATION NO. PP2022-0004
PAGE | 3
use within the QP designation. The proposal is also consistent with the applicable provisions of the Corona Municipal Code.
c. The proposal has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of the act have been followed. A Mitigated Negative Declaration was prepared for this project, which recommends mitigation measures to be implemented with the project to reduce any potential environmental impacts to less than significant. d. The site is of a sufficient size and configuration to accommodate the design and scale of proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated in the exhibits attached to this report.
e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the City’s development standards established in the Mountain Gate Specific Plan and the Corona Municipal Code.

Furthermore, the project provides adequate access from Main Street and Chase Drive, and all missing public improvements including road pavement, curb and gutter, sidewalks and parkways will be constructed with this project to enhance the aesthetics of the site and area as well as the safety and general welfare of the public.
f. The architectural design of the proposed development, which consists of Spanish architectural elements, is compatible with the character of the surrounding neighborhood and South Corona in general, will enhance the visual character of the neighborhood by improving vacant undeveloped property, and will provide for harmonious, orderly and attractive development of the site. g. The design of the proposed development will provide a desirable environment for its proposed employees and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance because the proposal has been designed to comply with the development standards and design guidelines of the Mountain Gate Specific Plan (with approval of V2022-0002), the South Corona Community Facilities Plan and the Corona Municipal Code BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Precise Plan.

LOCATIONAL & ZONING MAP
S
MAIN
ST
P
L
U
M
W
O
O
D
LN
P
L
U
MWOOD
CI

W CHASE DR

E CHASE DR

BRIM ST

BAVARIA
DR
BIG
H
O
R
N
D
R
FP1
R1-12
A
R1-7.2
R1-9.6
W
SFD
QP
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
Zoning Legend:

A: Agricultural
FP1: Flood Plain
QP: Quasi-Public
R1-12: Single Family Residential (12,000 sq. lot min)
R1-7.2: Single Family Residential (7,200 sq. lot min)
R1-9.6: Single Family Residential (9,600 sq. lot min)
SFD: Single Family Detached Residential
W: Water
Zoning
A
FP1
QP
R1-12
R1-7.2
R1-9.6
SFD
W
PP2022-0004 & V2022-0002
Fitness Mania Health Club
2895 S. Main Street
PROJECT SITE:

PP2022-0004 & V2022-0002
®
QP
QP
Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
BUILDING Dana Andrews

1. At time of plan submittal, construction documents shall be prepared in accordance with current applicable Codes & Standards.

Provide Plumbing Facilities Requirements per CPC 2019 Section 422.0 (Table 422.1) on front of Plans. Include water & waste requirements for kennel area cleaning.

Identify all Uses of all rooms/areas w/ occupant load, as well as any chemicals used & stored at facility.

2. Access, sanitary facilities, and parking shall comply with California Code of Regulations, Title 24, CBC Part 2 Volume 1 Chp. 11B Accessibility Requirements.

Provide Accessible Route from Public Way with no abrupt changes in Path of Travel; Ramps shall not exceed 8.33% slope; cross slope shall not exceed 2%.

3. Trash and recycling enclosures shall be accessible per CBC chapter 11B and meet minimum dimensions for the City's waste hauler (contact William Carraso at 951-279-3598 DWP-Waste Management). Provide enlarged plans and details for construction of trash/recycling enclosures.

4. Construction activity shall not occur between the hours of 8:00 pm to 7:00 am, Monday thru Saturday and 6:00 pm to 10:00 am on Sundays and Federal Holidays.

5. Provide draft stops in attic areas not to exceed 1,000 sq ft per U.B.C. Sec 708.3

6. Roofing material shall be Class A.

7. Plans for food preparation areas shall be approved by the Riverside County Health Dept. prior to plan check approval from this department.

8. Submit five (5) complete sets of plans including the following - * Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code Section 15.06), including size of main switch, number and size of service entrance conductors, circuit schedule and demand load. * Plumbing and sewer plan, isometric, including underground diagram, water piping diagram, sewer or septic tank location, fixture units, gas piping and vents, heating and air conditioning diagram. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans. Landscape Maintenance District plans shall be submitted directly to the Planning and Development Department, Development Services Division. Landscape plans shall be approved prior to the issuance of any Building Permits.

9. Submit two (2) sets of structural calculations, energy conservation calculations and soils reports. Architects/Engineers stamp and wet signature is required prior to submittal of plan check.

10. Upon tenant improvement plan check submittal there may be additional Building Department requirements.

11. Separate permits are required for all fences, walls, Fire Alarm, Fire Sprinkler systems, Fire Suppression systems, and paving.

12. Comply with the Corona Burglary Ordinance # 15.52 (see Corona Municipal Code @ https://codelibrary.amlegal.com/codes/corona/latest/overview ).

Project Number: PP2022-0004
Applied: 9/21/2022 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:

Healthy Club / Gym Main Street and Chase Avenue
Site Address: 2895 S MAIN ST CORONA, CA 92881
Balbas Construction, Inc.
3189 Airway Avenue Unit DCosta Mesa CA,92626
Description:

Applicant:

PP2022-0004 1 of 9 (Continued on next page)
Project Conditions
City of Corona
BUILDING Dana Andrews

13. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.

14. Business' shall not open for operation prior to posting of Certificate of Occupancy issued by the Building Department.

15. Provide accessible parking calculations indicating the required number of accessible spaces including van spaces.

16. Provide the Nonresidential Mandatory Measures as required by the California Green Building Standards Code. Include the minimum number of EV, clean air, and carpool/vanpool parking spaces; minimum shade trees, bicycle parking and other site facilities as required by the California Green Building Standards Code.

17. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant, and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval.

18. All fees, including but not limited to, occupancy fees, property development tax, and school fees must be paid in full prior to issuance of building permits. Any development impact fees that apply to the project must be paid in full prior to NIC or CofO issuance.

19. Provide list of Deferred Submittals for the project on front of plans w/ note: Deferred Submittals shall be submitted to Building Dept for Review & Approval before beginning installation.

20. Provide List of Required Special Inspections Per 2019 CBC Section 1705 & Required Structural Observations for the project.

21. This Project requires a Pre-Construction Meeting with your Building Inspector. Prior to requesting any inspections, contact the Building Inspection Supervisor at 951-736-3774 to determine the inspector assigned to the project and to schedule your preconstruction meeting.

22. Provide minimum solar photovoltaic, energy storage system, and EV ready/capable/charging station facilities as required by California Energy Code and CalGreen.

23. Plans for food preparation areas shall be approved by the Riverside County Health Dept. prior to plan check approval from this department.

24. Trash enclosure shall be located on an accessible path of travel.

25. Building and Rooftop addressing shall comply with the CBC and Corona Fire Department Addressing Standard.

26. Provide minimum number of accessible and van accessible parking spaces for total number of spaces based on CBC Table 11B208.2. Provide minimum number of accessible EVCS parking spaces.

FIRE Cindi Schmitz

1. Private on-site fire hydrants shall be designed and installed in accordance with NFPA standards 24 and 13 and city standards.

Private fire hydrants shall be painted rustoleum red or equivalent. Plans shall be submitted separately as an underground fireline through the Building Department for review and approval.

2. Provide a code analysis that justifies the change of occupancy, provide at a minimum but not limited to, construction type, allowable area and height, occupancy classification, occupant load etc.

3. This development is located in an area that requires a fire facility fee of $231 and acre per the Corona Municipal Code. This fee is due prior to building permit issuance.

PLANNING Rocio Lopez

1. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances, the Mountain Gate Specific Plan (SP89-01) and the South Corona Community Facilities Plan (SCCFP) if any, including the payment of all required fees.

2. The applicant shall pay all South Corona Master Plan fees per Ordinance No. 1944, or satisfy the fee obligation through participation in a community facilities district, or through construction of master plan facilities for which full or partial fee credit may be obtained per the provisions of Ordinance No. 1944 and Policy Resolution No. 89-24.

PP2022-0004 2 of 9 (Continued on next page)
Project Conditions
City of Corona
PLANNING Rocio Lopez

3. This project shall be subject to, and comply with, all of the mitigation measures set forth in the Mitigation Monitoring and Reporting Program adopted by Planning and Housing Commission Resolution No. 2609 in connection with the adoption of a Mitigated Negative Declaration prepared for the project.

4. 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.

5. 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.

6. Approval of this precise plan shall be utilized within two (2) years of the approval date, unless some other period is established by the decision-making entity at the time the permit is approved. The permit must be utilized, or if the permit involves a building, construction must be commenced and carried on diligently to completion of at least one usable unit, prior to the expiration of the time limit. If the time limit expires, any privilege, permit or variance granted shall be deemed to have lapsed.

7. All signage shall be architecturally integrated with the overall project and constructed in accordance with the QP (Quasi-Public) designation of the Mountain Gate Specific Plan (SP89-01), the South Corona Community Facilities Plan (SCCFP) and Chapter

17.74 of the Corona Municipal Code requirements.

The monument sign and the building signs on the west and south elevations shall not be internally illuminated. External lighting or diffused lighting methods may be allowed subject to the review and approval of the Planning Division.

A sign permit shall be obtained from the Planning and Building Divisions prior to the installation of any signs.

8. All landscape plans shall be prepared by a licensed professional. Plans shall be prepared in accordance with the city's Landscape Design Guidelines for Commercial/Industrial Developments, the requirements of the Mountain Gate Specific Plan (SP89-01), the South Corona Community Facilities Plan (SCCFP) and the CMC, Chapter 17.70 (available on the city's website at:
https://www.coronaca.gov/government/departments/community-development/planning-division); and the State of California Model Water Efficiency Landscape Ordinance (MWELO).

9. Landscape plans are required for the project and shall be submitted as a separate submittal for plan check to the Building Division. Landscape plans must also be submitted prior to issuance of a building permit.

At time of plan check submittal, the developer shall also submit a landscape deposit in the amount of $5,000 to the Planning Division for landscape plan check and inspection services which will be completed by a landscape consultant. The deposit will cover on-site landscaping and landscaping within parkways. This fee is separate from the Building Division's landscape plan check submittal fee. Any unused deposit funds will be reimbursed to the developer upon completion of the project.

10. All landscaping (on-site and off-site) and perimeter walls/fencing shall be installed prior to issuance of a Certificate of Occupancy.

PP2022-0004 3 of 9 (Continued on next page)
Project Conditions
City of Corona
PLANNING Rocio Lopez

11. This project is subject to the Western Riverside County Multiple Species Habitat Conservation Plan (MHSCP) fee under the category of Commercial. This fee shall be paid at the time of building permit issuance.

12. Wall and Fence Plan shall include anti-graffiti coating or protection for the exterior side of all perimeter walls.

The owner, or his/her successor, shall remove any graffiti on the property as soon as possible. In addition, if the applicant was notified by the City, the applicant shall remove the graffiti within seven (7) days of the City’s notice.

13. Required Short-term Project Design Features:

Construction-related noise activities shall comply with the requirements set forth in the City of Corona Municipal Code Chapter

17.84.040:
a. Construction shall not occur between the hours of 8:00 p.m. and 7:00 a.m. Monday through Saturday; b. Construction shall not occur between the hours of 6:00 p.m. and 10:00 a.m. on Sundays and federal holidays. c. During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices and equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. Idling equipment should be turned off when not in use.
d. Locate staging area, generators and stationary construction equipment as far from any adjacent sensitive receptors as reasonably feasible.
e. Obtain a construction work permit from the City of Corona prior to starting construction.

14. Required Long-term Project Design Features:
a. Prior to issuance of building permits, the project proponent shall demonstrate to the City building department that the proposed building shell assembly and window assemblies will achieve exterior to interior noise reduction that will meet the State/City building code requirement of 45 dBA CNEL.
b. All HVAC equipment and exhaust fans should be fully shielded or enclosed from the line of sight of adjacent residential uses.

Shielding/parapet wall should be at least as high as the equipment. c. Truck deliveries, loading/unloading activity, and trash pick-up should be limited to daytime business hours (8 a.m. – 5 p.m.) only.
d. Limit engine idling time for all trucks to 5 minutes or less.

PP2022-0004 4 of 9 (Continued on next page)
Project Conditions
City of Corona
PLANNING Rocio Lopez

15. Construction Design Features:

DF-1 Follow the standard SCAQMD rules and requirements with regards to fugitive dust control, which includes, but are not limited to the following:
a. All active unpaved construction areas shall be watered two (2) times daily.
b. Speed on unpaved roads shall be reduced to less than 15 mph. c. Any visible dirt deposition on any public roadway shall be swept or washed at the site access points within 30 minutes.
d. Any on-site stockpiles of debris, dirt or other dusty material shall be covered or watered twice daily.
e. All operations on any unpaved surface shall be suspended if winds exceed 15 mph.
f. Access points shall be washed or swept daily.
g. Construction sites shall be sandbagged for erosion control. h. Cover all trucks hauling dirt, sand, soil, or other loose materials, and maintain at least 2 feet of freeboard space in accordance with the requirements of California Vehicle Code (CVC) section 23114. i. Pave or gravel access points and use track-out grates. j. Replace the ground cover of disturbed areas as quickly possible.

DF-2 Construction equipment shall be maintained in proper tune.

DF-3 All construction vehicles shall be prohibited from excessive idling. Excessive idling is defined as five (5) minutes or longer.

DF-4 Minimize the simultaneous operation of multiple construction equipment units.

DF-5 The use of heavy construction equipment and earthmoving activity shall be suspended during Air Alerts when the Air Quality Index reaches the “Unhealthy” level.

DF-6 Utilize low emission “clean diesel” equipment with new or modified Tier 4 engines that include diesel oxidation catalysts, diesel particulate filters or Moyer Program retrofits that meet CARB best available control technology, when feasible.

DF-7 Establish an electricity supply to the construction site and use electric powered equipment instead of diesel-powered equipment or generators, where feasible.

DF-8 Establish staging areas for the construction equipment that are as distant as possible from adjacent sensitive receptors.

DF-9 Use haul trucks with on-road engines instead of off-road engines for on-site hauling.

DF-10 Utilize zero VOC and low VOC paints and solvents, where feasible.

16. All parking lot light poles shall have hooded light fixtures.

17. The trash enclosure shall be constructed using decorative block that matches or complements the building's design and colors, and have a cover on top to secure the enclosure.

18. For plan check, the applicant shall revise the parking calculation table on the site plan (attached to the staff report as Exhibit 4) to reflect 3 employee parking spaces for the day care use, change the number of overall parking spaces to 263 and change the surplus parking spaces to 15.

PUBLIC WORKS Cassidy Orewyler

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 issuance of grading permit, the applicant shall demonstrate to the satisfaction of the Public Works Director that the proposed project will not unreasonably interfere with the use of any easement holder of the property.

PP2022-0004 5 of 9 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler

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

7. 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 Public Works Director 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 Public Works Director 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.

8. 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 Public Works Department. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

9. Prior to issuance of a building permit, the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities on S. Main St and Chase Dr. Prior to approval of building plans the applicant shall construct or guarantee construction of the widening of Chase Drive to the local street standard, the widening of Main Street (45 foot centerline to curb), and a 14 foot raised landscape median per the Mountain Gate Specific Plan. b) All drainage facilities on S. Main St and Chase Dr. An encroachment permit from Riverside County Flood Control will be required for work within their right of way.

All required grading, including erosion control.
c) All required sewer, water and reclaimed water facilities. Including abandonment of unused water lines. d) All required landscaping and/or park facilities.
e) All under grounding of overhead utilities, except for cables greater than 32k volts.

10. 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 Public Works Director.

11. 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; and any other applicable data necessary to adequately analyze the proposed development.

12. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by thePlanning and Development Department, Development Services Division.

13. 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.

14. 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.

PP2022-0004 6 of 9 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler

15. 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.

16. 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.

17. 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.

18. 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 Public Works Director.

19. 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.

20. Prior to the issuance of the first Certificate of Occupancy, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.

21. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.

22. 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.

23. 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 Public Works Director.

24. Prior to 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.

25. Prior to 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. Concentrated drainage on commercial lots shall be diverted through parkway drains under sidewalks. All non-residential lots shall drain toward an approved water quality or drainage facility. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.

26. 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 Public Works Director.

27. Prior to issuance of a building permit, the applicant shall offer for dedication all required street rights-of-way (Main Street and Chase Drive). 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. Prior to building permit issuance a five-foot public access easement on Main Street Shall be recorded per separate document to match the development to the north.

28. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. b) Under grounding of existing and proposed utility lines. c) Street lights along S. Main and Chase Dr.
d) All other public improvements shall conform to City of Corona standards.

PP2022-0004 7 of 9 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler

29. 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 Public Works Director. 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.

30. Prior to acceptance of improvements, the Public Works Director 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.

31. 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.

32. Prior to approval of improvement plans the applicant shall comply with the approved traffic study recommendations.

33. Prior to building permit issuance the applicant shall provide all of the necessary documents and fees needed to annex this project into a City of Corona Community Facilities District (CFD) 2016-3 (Maintenance Services). 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. The CFD facilities shall include the public improvements fronting the project, including but not limited to the sidewalk, median landscaping, etc.

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

35. 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.

36. Prior to 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.

37. All the potable water, reclaimed water, and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the Public Works and Utilities Department Directors.

38. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Public Works Department and constructed by the developer, to the satisfaction of the Public Works Director and Fire Chief.

39. 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.

40. 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.

41. Prior to approval of improvement plans the applicant shall comply with the recommendations of the potable water, reclaimed water, and sewer studies.

42. 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.

43. The applicant shall dedicate easements for all public water, reclaimed water, sewer and public storm drain facilities needed to serve the project in accordance with the standards of the City's Utilities Department. 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 Department. Structures and trees shall not be constructed or installed within a public utility easement.

PP2022-0004 8 of 9 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Orewyler

44. Prior to building permit issuance, 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.

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

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

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

48. 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.

49. Prior to approval of the public improvement plans, the applicant shall coordinate with Metropolitan Water District for relocation of their facilities within the widened area on Chase Drive.

50. Prior to approval of grading plans and final WQMP, the Geotechnical engineer shall review and approve the location of infiltration trenches and their proximity to retaining walls. The engineer shall incorporate all design recommendations from the geotechnical engineer prior to approval of grading plans.

51. Prior to approval of improvement plans, the applicant shall design the onsite public storm drain located within the drive aisle.

Prior to issuance of building permit the 20 foot public storm drain easement shall recorded per separate instrument.

52. Prior to approval of Final WQMP and Grading plan, the design of tree diamonds along the detention trenches shall meet the separation requirements and landscape variance. Prior to approval of Final WQMP and Grading Plan, the applicant shall show the details and measurements to ensure requirements are met.

53. Prior to issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, the developer shall construct or guarantee construction of traffic signal modification at the intersection of Chase Drive and Main Street. Traffic signal modification can be submitted to the development services front counter with fee. 9 of 9
Project Conditions
City of Corona
COPYRIGHT © 2022 KNITTER PARTNERS INTERNATIONAL, INC
KNITTER PARTNERSINTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH,SUITE C
IRVINE,CALIFORNIA 92614-6802
949.752.1177 www.knitter.com
2023/03/27
SAS
MJK
22001
SITE PLAN, Fitness Mania Required Parking - City Code Only, SITE STUDY - PROGRESS PLAN, 8842 KPI, Screenshot 2023-02-01 143219, Parcel Maps 2023-03-27, 8842, Monday, March 27, 2023, 4:46 PM, /Volumes/gi/2022/22001 - Fitness Mania - Corona/22001 - Fitness Mania - ArchiCAD/22001 - Fitness Mania.pln, 3/27/23, Sergio Sendowsky NO. DATE REVISION
A-0.01

SHEET TITLE

SHEET NUMBER

PROJECT INFO
SHEET ISSUE DATE:DRAWN BY:PROJECT MANAGER:PROJECT NUMBER:

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OFKNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BEUSED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSEDTO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROMKNITTER PARTNERS INTERNATIONAL, INC.

SITE
PLAN
Balbas Construction, Inc.

Fitness Mania, Corona
2895 South Main Street
Corona, California 92882
APN: 113-340-018
3189 Airway Avenue, Unit D
Costa Mesa, 92626, California
DPR 2022-0010
design SET 3/27/23
MWD
WV
PP

PP PP PP
SMH
PP SMH
SMH
PP
PP WM
SIGN
PB
S
S
S
S S
S S
S
SMH

SMH S S
S
S
S
S
S S
C&G

40.00 F.F.

SP SP
SP
POLE
SPSP
POLE
POLE
MB
6160639.97
1029.63
12 2253866.08
6160485.86
1053.32
13 2253810.26
6160555.94
1054.79
18 2253820.46
6161493.46
1040.70
1035
1040
1045
1050
1055
1050
1045
1040
1045
1040
1035
1030
1025
1045
1040
1035
1030
1025
1025
1030
1035
1040
1025
1030
1035
1040
1040
1035
1030
1025
1020
1020
1030
1040
1035
1030
1025
1045
1040
1035
1030
1025
1020
1020
1020
1030
1025
1035
1040
1035
1030
1025
1040
1045
1045
1045
1045
1050 1050
1050
105
1050
0 1050
1040
1035
1040
1040
1055

MAIN ST

CHASEDR
0 X6160500 X 6160600 X 6160700 X 6160800 X6160900 X6161000 X6161100 X6161200 X 6161300 X 6161400 X 6161500 36"DIA
CATCH
BASIN
18" RCP PIPE CONNECTED TO
EXIST. CHANNEL PER

SEPARATE PERMIT

39.25 PAD *

NOT A PART
EXIST. FLOOD CONTROL CHANNEL
APN 113-340-078
APN 113-340-014
APN 113-340-033

17.00INV. APN 113-340-034

ENCROACHMENT PERMIT

FROM RIVERSIDE COUNTY

FLOOD REQUIRED PRIOR

TO ISSUANCE OF

GRADING PERMIT

19.80INV.

PROPOSED
CORNER

CUT OFF
(25'x25')

BIORETENTION

SYSTEM (BMP C)
BIOPOD (4 x4 )
SYSTEM (DMA 2)
10" HDPE OVERFLOW PIPE
BIOPOD (4'x4')
SYSTEM (DMA 3)

PER DETAIL HEREON

BIORETENTION

SYSTEM (BMP A)

BIORETENTION

SYSTEM (BMP B)
21'

BIORETENTION

SYSTEM (BMP D)

PER DETAIL HEREON

CURB OUTLET WITH
3" PIPE CONNECTION

TO PROPOSED BIOPOD
6" OVERFLOWPIPE

CONNECTED TO
EXIST. TRANSITION

STRUCTURE
6" OVERFLOW
PIPE
3'
3'
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE

PER DETAIL HEREON

PER DETAIL HEREON

PER DETAIL HEREON

PER DETAIL HEREON
PLAN
NORTH
2 2
2 1
2 2
2 1 1
1 1
1 1
1 1
1 3
3 3
3 3
1 1
1 1
4 4
4 4
5 5
5 5
5 5
5 5
1 4
1 1
6 7
7 7
7 7
7 7
8 9
9 9
10 10
10 11
11 11
11 12
13 13
13 KEY NOTES1 CURB2 CURB & GUTTER3 SWALE4 PAVED PARKING AREA5 CURB OPENING6 CATCH BASIN7 RETAINING WALL8 TRASH ENCLOSURE9 CURB RAMP10 SIGNAGE11 SITE LIGHTING12 BIKE RACK (14 BIKES)13 BIORETENTION AREA (BMP)






 
 



!
"! #$


$%
&$

'
 $

!'
()(*)+,- 
&!
'
 

 .
/
   -

  




 



 




 !"#"
$% 

&
'(

 &
'(
 ) 



 !"#"
$%  
* %
 * % )



 !"#"
$%  
+


 +

 )



 !"#"
$%  
0' %/

0' %/


, $-./-
 %   



 !"#"
$% 

0  . "1 ) 0  . "1 )




!"#"
$%  ))
0 

) 0 
)




 !"#"
$%  
3$
/ -   / -  
 4

##5 4
 6#7 8%0!$



#1+ )2

,- 
& !
'
 
*


,-  !
'

3

4! 

,- 
& !
'
!

 '
$

 
 '
& !
'
!

 '
$

 ()2
5 


&4
 
 ! 
& 6
0 
 '
&
7 

0 
,- 
&
!
'
 

 $


9$ -:
9 $ -

#

/ -
, $-#$-

 %
"

-



.;

#-




.



$
5


-6#7 8%0!$
<=#>

;



!
;
##;
? # > -##;


5 13
45 PROPOSED
CORNER

CUT OFF
(25'x25')
7 7
1 8 x2
0 5
1025
1050 50
21'
0 025 1
3'
3'
6 13
13 12

40.00 F.F.

39.25 PAD *
104
102
1020
1030
1035
1035
1040
104
1045
1050
10" HDPE OVERFLOW PIPE
1025
0 1035
1030
1025
6" OVERFLOW
PIPE 6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
6" OVERFLOW
PIPE
2 2
2 1
2 2
F
2 1 1
1 1
1 1
1 1
1 3
3 3
3 3
1 1
1 1
4 4
4 4
5 5
5 5
5 5
5 1
4 1
1 7
9 10
10 11
11 11
1 E
1 R
4 1040
1045
1045
126 127 128 129
2 18 08 98 7 8 77 7 88 78 68 58 48 38 8 49 39 29 9 19 09 9 001 9 89 9 7 69 59 601 501 401 301 201 101 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 531 431 331 231 131 031 141 041 931 831 731 631 741 641 541 441 341 241 941 841 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176177 178179180181 182183184 185 186187188 189 190191 192 193 194 195 196 197 198199
1 2 3 4 56 7 8 91011121314 15 161718
712 612
218 219 220 221 222 223 224 225 226 227 228 229
200 201 202 203 204 205206 207 208 209 210 211 212 213 214215 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 224'-10"
139'-2" 10-0" ' 25'-0"
18'-0" 2'-0" OVERHANG
+1,040.0' F.F.
1 A-1.06
1 A-1.06
2 A-1.06
2 A-1.06
21,251 sq ft SECOND FLOOR
31,172 sq ft FIRST F
LOOR
±52,423 sq ft TOTAL

LOADING
230 231 232 233 234 235 236 237 238 239
12 42 042 34 22 4 5 4 24 42 74 62 42 94 82 42 15 02 52 3 2 25 52 52 52 452 75 62 5 95 82 52 16 02 62 362 262 264 265 266 267 268 269 270 271 272 273 274 275 276 277 278 278 PARKING SPACES
9'-2
10 SPACES
10SPACES
10 SPACES 10 SPACES 10 SPACES 10 SPACES 8 SPACES
10SPACES
10 SPACES
7SPACES
8 SPACES
8 SPACES
8 SPACES
6 SPACES
4SPACES
8 SPACES
8 SPACES 7SPACES
10SPACES 5SPACES 6 SPACES
2SPACES
10SPACES
10SPACES
6SPACES
6SPACES
10SPACES 10SPACES 10SPACES
10SPACES
4SPACES
9SPACES 9SPACES 9SPACES
ENTRY

WALK WALK
WALK
WALK
10'-0" SETBACK
0' 1 -0" SETBACK
50'-0"
TO CENTER 93'-0"
44'-0" TO CENTER
25'-0" 20'-0" 1'-0" 20'-0" 25'-0" 20'-0" 5'-0" SETBACK
103'-6"
28'-0"
10'-0"

SETBACK
10'-0" 20'-0" 28'-0"
FIRE LANE 20'-0" 5'-0"
4'-113/4" 20'-0" 28'-0"

FIRE LANE
20'-0"
7'-101/2"
28'-0"
FIRE LANE 4'-0"
20'-0" 28'-0" FIRE LANE 20'-0" 5'-0" SETBACK 15 -0" ' 20'-0" 28'-0" FIRE LANE 20'-0" 1'-9" 17'-0" 20'-0" 28'-0" FIRE LANE 20'-0" 30'-111/4" 5'-0"
4'-0"
25'-0" 4'-0"
30'-0"

DRIVEWAY
30-0" ' DRIVEWAY
5'-0" PLANTER SETBACK
20'-0"

LANDSCAPE

SETBACK

AT ADJACENT

PROPERTY
84-8' 3/4"
10'-0"
15'-0"
LANDSCAPE 5'-0" SIDEWALK ESMNT
18'-0" 2'-0" OVERHANG
2'-6" OVERHANG 17'-6"
18'-0" 2'-0" OVERHANG
18'-0" 2'-0" OVERHANG
18'-0" 2'-0" OVERHANG
2 17'-6" '-6" OVERHANG
17'-6" 2'-6" OVERHANG
10'-0" SIDE YARD SETBACK
15'-0"FRONT YARD SETBACK
10'-0" SIDE YARD SETBACK
10'-0" SIDE

YARD SETBACK
5'-0" REAR YARD SETBACK
9'-0" x 20'-0"
PARKING SPACE TYP.

S 87°05'45" E212.56' S 89°12'05" E 88.42'
412.67'
S 81°58'37" E
616.26'
N 00°07'51" W 107.74'
287.21' N 87°03'45" W
271.14' N08°05'05"E
S08°01'23" W
R=544.00'
L=19.98'
R=23.00'
L=38.76'
±1040.93'
±1051.525'
10'-0"SIDE YARD SETBACK

STAMPED
&STAINED

DRIVEWAY

STAMPED
& STAINED

DRIVEWAY
WALK
9'-0" x 20'-0"
PARKING SPACE TYP.
9'-0" x 20'-0"

PARKING
SPACETYP.

SITE PLAN
0 30' 60'
LEGAL DESCRIPTION:PARCEL 1 OF PARCEL MAP NO. 15824, IN THE CITYOF CORONA, COUNTY OF RIVERSIDE, STATE OFCALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 81PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.

R1-12
ZONE
LDR
R1-12
ZONE
LDR
R1-12
ZONE
LDR
R1-12
ZONE
LDR
QP
ZONE
R1-7.2
ZONE
LMDR
R1-7.2
ZONE
LMDR
R1-9.6
ZONE
LDR
R1-9.6
ZONE
LDR
R1-9.6
ZONE
LDR
SFD
ZONE
LDR
SFD
ZONE
LDR

QP ZONE

OFFICE MEDICAL

LDR ZONE

UTILITIES (WATER)

NOT A PART
SFD
ZONE
LDR
SFD
ZONE
LDR
SFD
ZONE
LDR
278
18 6.5%
N/AN/A
R1-9.6
ZONE
LDR
SFD
ZONE
LDR
SFD
ZONE

LDR SFD
ZONE
LDR

COPYRIGHT © 2022 KNITTER PARTNERS INTERNATIONAL, INC
KNITTER PARTNERSINTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH,SUITE C
IRVINE,CALIFORNIA 92614-6802
949.752.1177 www.knitter.com
2023/03/02
SAS
MJK
22001
BUILDING - SCHEMATIC PLAN, X-Kitchen, Thursday, March 2, 2023, 5:24 PM, /Volumes/gi/2022/22001 - Fitness Mania - Corona/22001 - Fitness Mania - ArchiCAD/22001 - Fitness Mania.pln, 2/7/23, Sergio Sendowsky NO. DATE REVISION
A -1.02

SHEET TITLE

SHEET NUMBER

PROJECT INFO
SHEET ISSUE DATE:DRAWN BY:PROJECT MANAGER:PROJECT NUMBER:

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OFKNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BEUSED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSEDTO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROMKNITTER PARTNERS INTERNATIONAL, INC.

BUILDING

FLOOR PLAN
Balbas Construction, Inc.

Fitness Mania, Corona
2895 South Main Street
Corona, California 92882
APN: 113-340-018
3189 Airway Avenue, Unit D
Costa Mesa, 92626, California
DPR 2022-0010
design SET 3/2/23
G G

LOW WALL
72" REF SANDWICH TABLE
18x4818x48
18x60
18x60
D

WATER HEATER

ABOVE MOP
SINK

DROP-INHAND SINK

WALK-IN
COOLER

WALK-IN

FREEZER

FILLERTABLE

WORKTOPFREEZERW/ FRYDUMP
FRYER
48"GRIDDLE
48"CHARBROILER

COMBIOVEN

RICE /GRAINCOOKER
C DD
ICE MAKER932 LB W/BIN 510 LBSTORAGE
C H
18x36
18x48 18x48
18x48 18x48 18x48 18x48

DRY STORAGE
AREA

WAREWASHING
AREA

VENTLESS

DISHWASHER
SOILED

DISHTABLE
CLEAN

DISHTABLE
3-COMP. SINK
WORKTABLE 60"W X30"D W/ UNDERSHELF
WORKTABLE60"W X 30"D W/UNDERSHELF
WORKTABLE60"W X 30"D W/UNDERSHELF

PREP SINK

HAND SINK
(3)DROP-INHOTWELLS

STAINLESS STEEL SERVICE

COUNTER

S/S DOUBLE PASS THRU SHELF
48"W HEAT LAMP
HAND
SINK
2-DOOR

UNDERCOUNTER

REFRIGERATOR

TURBO CHEF

MICROWAVE

HAND SINK

DUMP SINK

SMOOTHIES

AND PROTEIN

SHAKE STATION
(4)BLENDERS

SNEEZE GUARD
P.O.S.

REFRIGERATED

PREP TABLE
204"W TYPE I EXHAUST HOOD

EMPLOYEE

LOCKERS
TRASH
18x48 18x48
18x36

DROP-IN ICE BIN
D
H C
D D D
D
G
H C
FULL SERVICE 72"W

REFRIGERATED CASE
39"H

ICE MAKER
W/BIN
309 LB
CLEAN

DISHTABLE
18x48
18x36 18x48
FULL SERVICE 72"W

REFRIGERATED CASE

HOT / COLDFOODTRANSPORTCARTS
USER
PANEL
USER
PANEL
16 FOOD LOCKERS
18x3618x36 18x48
18x48

VENDORS DISPLAY AREA
PLAN
NORTH
1 2
3 4
5 6
7 8
9 10
UP 31R(0'-63/4")
30R(0'-11")
W
DD
W
5 6
7 8
9 10
31R(0'-63/4")
30R(0'-11")
1 2
3 4
5 6
7 8
9 10
11 12
UP 31 RISERS (0'-63/4")
30 TREADS (0'-11")
1 2
3 4
5 AA
BB
CC
FF
4 42 21 1
DD
EE
3 3
49'-1" 44'-11" 39'-0" 40'-10" 51'-0"
52'-0" 35'-4" 51'-10"
49'-1" 44'-11" 39'-0" 40'-10" 51'-0"
52'-0" 35'-4" 51'-10"
23'-8" 24'-0" 25'-1" 20'-6" 9" 9" 18'-0" 1'-6" 18'-0" 9" 9" 22'-6" 37'-2" 31'-5" 29'-4" 30'-3" 34'-5" 39'-0" 32'-2" 28'-9" 30'-11"
35'-0" 34'-9" 33'-11" 35'-6"
32'-8" 29'-1" 29'-9" 22'-0" 25'-8"
3 1
2 4
21,251 sq ft SECOND FLOOR
31,172 sq ft FIRST FLOOR
±52,423 sq ft TOTAL

OPEN TO
ABOVE

MACHINE
ROOM
ELEV
P.J.P.J.P.J.

P.J.P.J.P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

P.J.

BASKETBALL

TETHER BALL
TRELIS
ABV.
101.4
A: 140 sq ft
101.2
A: 147 sq ft
151
A: 140 sq ft
155
A: 75 sq ft
155.1
A: 29 sq ft
152
A: 180 sq ft
100
A: 855 sq ft
HGT: 15'-9"
106.1
A: 46 sq ft
102.1
A: 323 sq ft
HGT: 15'-9"
101.5
A: 2,809 sq ft
HGT: 15'-9"
1 A-1.05
1 A-1.05
2 A-1.05
2 A-1.05
3 A-1.05
3 A-1.05
4 A-1.05
4 A-1.05
W4
A-201
W4
A-201
W3
A-201
W3
A-201
W2
A-201
W2
A-201
W1
A-201
W1
A-201

FREE WEIGHTS

CAFETERIA

RETAIL SUPPLEMENTS & CLOTHING

M RESTROOM

KIDS CLUB

WELLNESS

TANNING

W RESTROOM LAUNDRY STOR

RECEPTION

KITCHEN

STORAGE

LOBBY AREA

MECHANICAL
STOR
2-DOOR

UNDERCOUNTER

REFRIGERATOR

TURBO CHEF

MICROWAVE

HAND SINK

SNEEZE GUARD
H C
39"H

ICE MAKER W/BIN
309 LB
USER
PANEL
USER
PANEL
16 FOOD LOCKERS

VENDORS DISPLAY AREA
C H

DUMP SINK SMOOTHIES

AND PROTEIN

SHAKE STATION
(4)BLENDERS
PO.S.

REFRIGERATED

PREP TABLE

DROP-IN ICE BIN
FULL SERVICE 72"W

REFRIGERATED CASE
FULL SERVICE 72"W

REFRIGERATED CASE

CAFETERIA

RETAIL SUPPLEMENTS & CLOTHING

M RESTROOM

KIDS CLUB
A: 46 sq ft

TANNING

WELLNESS
UP
21,251 sq ft SECOND FLOOR
31,172 sq ft FIRST FLOOR
±52,423 sq ft TOTAL

OPEN TO
ABOVE
ft
ft

5.1 A: 29 sq ft
152
A: 180 sq ft

FREE WEIGHTS

W RESTROOM
W
DD
W
LAUN
G G

LOW WALL
72" REF SANDWICH TABLE
D

WATER HEATER

ABOVE MOP
SINK

DROP-INHAND SINK

FILLERTABLE

WORKTOPFREEZER W/ FRYDUMP
48"GRIDDLE
48"CHARBROILER

COMBIOVEN

RICE /GRAINCOOKER
C DD
ICE MAKER932 LB W/BIN 510 LBSTORAGE
18x48 18x48
18x48 18x48 18x48 18x48

DRY STORAGE
AREA

WAREWASHING
AREA

VENTLESS

DISHWASHER
SOILED

DISHTABLE CLEAN

DISHTABLE
3-COMP. SINK
FRYER
K
WORKTABLE 60"W X30"D W/ UNDERSHELF
WORKTABLE60"W X 30"D W/UNDERSHELF
WORKTABLE60"W X 30"D W/UNDERSHELF

PREP SINK

HAND SINK
(3)DROP-INHOT WELLS

STAINLESS STEEL SERVICE

COUNTER

S/S DOUBLE PASS THRU SH
48"W HEAT LAMP
HAND
SINK
204"W TYPE I EXHAUST HOOD

EMPLOYEE

LOCKERS
TRASH
18x48 18x48
D
H C
D D D
D
G
CLEAN

DISHTABLE
18x48
18x36 18x48

HOT / COLDFOODTRANSPORTCARTS
KHELF

ITCHEWNORKTABLE

MECHANICAL

RECEPTION
L
18x4818x48
18x60
18x60

WALK-IN
COOLER

WALK-IN

FREEZER
18x36 18x36
18x3618x36 18x48
18x48
W DRY

STORAGE

MECHANICAL
120
A: 2,280 sq ft
HGT: 15'-9"
102
A: 1,632 sq ft
HGT: 15'-9"
111
A: 244 sq ft
HGT: 13'
104
A: 2,967 sq ft
HGT: 34'
106
A: 1,962 sq ft
HGT: 14'
105
A: 1,867 sq ft
HGT: 14'
101
A: 12,873 sq ft
HGT: 15'-9"
112
A: 250 sq ft
HGT: 13'
110
A: 90 sq ft
HGT: 13'
121
A: 854 sq ft
HGT: 15'-9"
101.1
A: 569 sq ft
113
A: 331 sq ft
HGT: 15'-9"
120.1
A: 148 sq ft
HGT: 15'-9"
110.5
A: 288 sq ft
HGT: 13'
110.6
A: 73 sq ft
HGT: 13'
1 BUILDING - SCHEMATIC PLAN 0 4' 8' 16' SECOND FLOOR AREA 21,251 sq ft FIRST FLOOR AREA 31,172 sq ftTOTAL GROSS FLOOR AREA 52,423 sq ft COPYRIGHT © 2022 KNITTER PARTNERS INTERNATIONAL, INC
KNITTER PARTNERSINTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH,SUITE C
IRVINE,CALIFORNIA 92614-6802
949.752.1177 www.knitter.com
2023/03/02
SAS
MJK
22001
BUILDING - SCHEMATIC PLAN, Thursday, March 2, 2023, 5:24 PM, /Volumes/gi/2022/22001 - Fitness Mania - Corona/22001 - Fitness Mania - ArchiCAD/22001 - Fitness Mania.pln, 2/7/23, Sergio Sendowsky NO. DATE REVISION
A -1.03

SHEET TITLE

SHEET NUMBER

PROJECT INFO
SHEET ISSUE DATE:DRAWN BY:PROJECT MANAGER:PROJECT NUMBER:

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OFKNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BEUSED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSEDTO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROMKNITTER PARTNERS INTERNATIONAL, INC.

BUILDING

FLOOR PLAN
Balbas Construction, Inc.

Fitness Mania, Corona
2895 South Main Street
Corona, California 92882
APN: 113-340-018
3189 Airway Avenue, Unit D
Costa Mesa, 92626, California
DPR 2022-0010
design SET 3/2/23
PLAN
NORTH
DOWN
TURF
2,823 sq ft
DOWN
DOWN
TURF
2,823 sq ft
AA
BB
CC
FF
4 42 21 1
DD
EE
3 3
DOWN
3 1
2 4
60'-83/4"
51'-4"51'-4"
79'-7"
70'-2"
33'-8"
79'-7"
85'-0"
124'-53/4"
3'-0" 3'-0" 3'-0"
264'-5"
⅓MAX DIAGONAL LENGTH
88'-2"

WITH SPRINKLERS
222'-93/4"
⅓ MAX DIAGONALLENGTH 74'-3"

WITHSPRINKLERS
70'-2"
60'-83/4"
1 A-1.05
1 A-1.05
2 A-1.05
2 A-1.05
3 A-1.05
3 A-1.05
4 A-1.05
4 A-1.05
W4
A-201
W4
A-201
W3
A-201
W3
A-201
W2
A-201
W2
A-201
W1
A-201
W1
A-201
21,251 sq ft SECOND FLOOR
74 yds LAP80 yds LAP86 yds LAP

VOID TO
BELOW

OPEN TO
BELOW
ELEV

UNIMPROVED

VOID SPACE
202
A: 3,688 sq ft
HGT: 16'-3"
203
A: 4,283 sq ft
HGT: 16'-3"
201
A: 4,918 sq ft
HGT: 16'-3"
204
A: 1,757 sq ft
HGT: 16'-3"
205
A: 1,467 sq ft
HGT: 16'-3"
206
A: 393 sq ft
HGT: 16'-3"
210
A: 589 sq ft
HGT: 12'-6"
207
A: 851 sq ft
HGT: 16'-3"
211
A: 302 sq ft
HGT: 12'-6"
213
A: 321 sq ft
HGT: 12'-6"
212
A: 194 sq ft
HGT: 9'
220
A: 501 sq ft
HGT: 12'-6"
221
A: 298 sq ft
HGT: 12'-6"
223
A: 321 sq ft
HGT: 12'-6"
222
A: 191 sq ft
HGT: 9'
207.5
A: 81 sq ft
HGT: 16'-3"
230
A: 170 sq ft
HGT: 16'-3"
205.1
A: 8 sq ft
200
A: 844 sq ft
HGT: 16'-3"
210.1
A: 37 sq ft
220.1
A: 37 sq ft

BUSINESS OFFICE
CARDIO

BOXING & MMA

MULTI-PURPOSE

CYCLE ROOM /

MULTI-PURPOSE
POSING

W RESTROOM

M RESTROOM
2 BUILDING - SCHEMATIC PLAN 0 4' 8' 16' SECOND FLOOR AREA 21,251 sq ft FIRST FLOOR AREA 31,172 sq ftTOTAL GROSS FLOOR AREA 52,423 sq ft

+1,040.0'
FIRSTFLOOR+1,057.8'SECONDFLOOR+1,076.0'ROOF
SECTIONC1-C1
NTS
+1,040.0'
FIRSTFLOOR
+1,057.8'
SECONDFLOOR
+1,076.0'
ROOF
+1,040.0'
FIRSTFLOOR
+1,057.8'
SECONDFLOOR
+1,076.0'
ROOF
PROPOSEDCONC.SWALE

PROPOSED
CONC.SWALE

PROPOSED
CONC.SWALE
NTS
SECTIONA-A
SECTIONC-C
NTS
+1,040.0'
FIRSTFLOOR
+1,057.8'
SECONDFLOOR
+1,076.0'
ROOF

PROPOSED
CONC.SWALE

42.27F.G. EXIST.BASIN
(37.2)BOT.
28'DRIVEWAY

43.33T.C.

PROPOSEDRET.WALL
SECTIONB-B
NTS
1%MIN.
2:1SLOPE
1%MIN.

FF
MAINST.

CHASEDR.

SIDEWALK

SIDEWALK
2:1SLOPE
6"CURB
6"CURB
6"CURB
6"CURB
2:1SLOPE
1%MIN.

FF
6"CURB
2:1MAX.SLOPE
PL
6"C.&G.
1%MIN.
6"CURB

WALKWAY
1%MIN.

PROPOSEDDECO
METALFENCE
(42")HIGHOVER
PROPOSEDRETAINING
PUBLICACCESS
ESMNT.
2'SWALE
EXIST.FENCE
4'
5'

2.5'
(37.2)BOT.

EXIST.BASIN
FF
6"CURB
1%MIN. 1%MIN.
6"CURB
PL
FF
1%MIN. 1%MIN.

PL
PL
15'

SETBACK

3.5' 6.5'
PROP.VINE

44.74T.W.

PROP.RET.WALL
4' 3.5'

48.24TOPOFFENCE40.24F.G.40.74T.C.

44.24F.G.

21.05T.C.20.55F.G.

48.93F.G.

56.00T.W.

PROP.7'HIGHDECORATIVEGRAYSPLITFACE&CAP,
DOUBLESIDED,SOLID
BLOCKWALLWITH
PILASTERS(16"SQ.60'ONCENTER)
(50.0)TW 7' EXIST.WALL
6'

39.77T.C.39.27F.G.

42.77T.W.

PROP.RET.WALL
3' 3.5'

46.27TOPOFFENCE
PROP.DECOMETAL
FENCE
(42")HIGH

42.77T.C.

42.83F.G.
2%MINLNDSC
7'

50.33T.W.

PROP.7'HIGHDECORATIVEGRAYSPLITFACE&CAP,
DOUBLESIDED,SOLID
BLOCKWALLWITH
PILASTERS(16"SQ.60'ONCENTER)
(50.0)TW
EXIST.WALL
4"
EXIST.FENCE
/DQGVFDSH $UFKLW HFWV






ID[





8SODQG&DOLIRUQLD



:$UURZ+LJKZD\
(
352)(66,21$/
2 6
$66
' (
&,$7
, *
6 1
SHEET:3of5
DATE:
02-06-2023
35(/,0,1$5<&21&(378$//$1'6&$3(3/$1
)LWQHVV0DQLD
&LW\RI&RURQD&$
'HYHORSHG%\
%DOEDV&RQVWUXFWLRQ
'35

S/F EXTERNAL ILLUMINATED MONUMENT
Ď'((3$/80,180121,//80,1$7('&+$11(//(77(56$1'/2*23$,17('$//6,'(6)$67(1('72$/80,180%$6( 1 Ď$/80,180%$6(:,7+Ď6478%(&216758&7,21)$8;:22'),1,6+ 2 Ď7+,&.$/80,180&87287/(77(563,102817('3$,17('67$56$1'+($'72%(02817(':,7+52'02180(1772%((;7(51$//<,//80,1$7(' 3 A :+,7(B )$8;6+,3/$3:$//3/$1.),1,6+'$5.5867,&3,1(  &2/255()(5(1&(
.1,77(53$571(56

$33529('%<BBBB
FRONT VIEW: 252 SQ.FT. APPROX.SCALE: 1/4” = 1’ 0”
2 SIDE VIEW: SCALE: 1/4” = 1’ 0”
3 1 A 1 A
2 B 3 A
18"
TOP VIEW: SCALE: NTS
1 18"
ISOMETRIC VIEW: SCALE: NTS
4 DESIGNER:

TIME:

CLIENT APPROVAL:
&/,(176,*1$785( '$7(
DK
.25
SCALE: AS NOTED
<2856,*1$785($&.12:/('*(6)8//$33529$/2)'(6,*1/$<287$1'&217(175(/($6,1*287'225',0(16,216)5205(63216,%,/,7<,15(*$5'72,1&255(&7'(6,*1$1',1)250$7,217+(&2/2566+2:1$5(21/<5(35(6(17$7,9(2)$&78$/306&2/25&$//2876),1$/&2/25:,//%(0$7&+('$6&/26($63266,%/('8(720$7(5,$/686('DESIGNS ARE THE PROPERTY OF OUTDOOR DIMENSIONS UNTIL PURCHASED BY CLIENT.REVISIONS:CLIENT: WHOLE IN ONE PROJECT: FITNESS MANIA SALES REP: JR
DATE: 11/09/22 SIGN TYPE: ENG.01.1_4
1 11/15/22 XPB 1.0 2 12/02/22 DK .5 3 12/13/22 DK .5 4 12/13/22 DK .25 5 00/00/00 XX .25 6 00/00/00 XX .25 7 00/00/00 XX .25 8 00/00/00 XX .25 9 00/00/00 XX .25 10 00/00/00 XX .25 11 00/00/00 XX .25 SIGNATURES ARE REQUIRED PRIORTO PRODUCTION.INITIAL:
5325 E HUNTER AVE, ANAHEIM, CALIFORNIA 92807
714.578.9555 CSL #1042246
SINCE 1974

M O R E T H A N J U S T S I G N S

ENGINEERING
16"
5"
42'-0"
39'-5 1/2"
12" 12"

OVERALL SIGN LENGTH TO BE DETERMINED BY THE AMOUNT OF CURVE APPLIED 4'-6"
6'-0"
LEGEND
(/(&75,&$/

 &RQILUPORFDWLRQ NORTH
PROOF:REVISIONS: 1 2 3 4 5 6
1 2 3 4 5 6
77 88
99 1010
CLIENT: PROJECT:

SALES REP:

DATE:

DESIGNER:

JR
09/08/22
JP
PROOF:REVISIONS: 1 09/15/22 DTU .25 12/01/22 DK .5 2 3 4 5 6 1 2 3 4 5 6
77 88
99 1010

WHOLE IN ONE FITNESS MANIA - PERMIT MAP (CONCEPT)
CLIENT: PROJECT:

SALES REP:

DATE:

DESIGNER:
5325 E. HUNTER AVENUE
ANAHEIM, CA 92807
714-578-9555 FAX 714-693-9578
CSL #1042246

PERMIT MAP
SCALE:
1”=20’
SHEET NO.

SITE STUDY

DATE ON PLANS
8/11/22
3523(57</,1( 6(7%$&. )5217$*(0($685(0(17 0,6&0$3127(6 %8,/',1*287/,1( 5(7$,/6,*1$*(

PERMIT MAP

 &RQILUPORFDWLRQ

PROPERTY LINE

PROPERTY LINE

MAIN STREET

CHASE DRIVE
PROJECT ADDRESS:
139'-2"
LINEAR SQ. FT

BUILDING FRONTAGE
224'-10"
LINEAR SQ. FT

BUILDING FRONTAGE
),71(660$1,$

60$,1675((7
&2521$&$

ELC.01 TYPE QTY. DESCRIPTION (SCOPE OF WORK)
(/& %XLOGLQJ,'(DVW 

6TIW

(/& %XLOGLQJ,'6RXWK 

6TIW

(/& %XLOGLQJ,':HVW 

6TIW

(/& 0RQXPHQW6LJQDJH 


6TIW

(/& 'ULYHZD\0DUNHUV 

6TIW

TYPE QTY. DESCRIPTION (SCOPE OF WORK)
56 5HWDLO6LJQ  

6TIW

RS.01
ELC.02
ELC.03
ELC.04
ELC.05
ELC.05
ELC.05 ELC.05

4. Our upscale locker rooms are designed to give our members a world class spa-like experience. The scent of our eucalyptus saunas will help ease your mind and muscles after a workout. The marble walls from floor to ceiling will make you feel like you are in a resort spa. We provide large lockers, fresh towels, and glass-door privacy showers to make everyone's experience enjoyable.

5. Another amenity we are excited to offer is 2-story indoor and outdoor playground area where that will create an experience for kids of all ages to be excited to come to. Our kids club will have an interactive play structure, toys, books, video games, outdoor swing sets, sand boxes, etc...and most importantly a trained staff who is there to fully dedicate their time to making sure our Mania Kids are being well taken care of, enriched and having fun.

6. One more exciting aspect of our facility will be the Fitness Mania Cafe. We offer various type of supplement with all your protein, BCAA'S to the healthy vitamins, a large menu of smoothies, protein shakes, pre and post workout drinks, healthy snacks and a full kitchen providing healthy, pre-portioned meals in a modern and bright setting where members can enjoy chatting with friends and relaxing before or after their workouts. Members can order healthy meals to enjoy plated in our cafe, as well as ordering and taking home meal prep. We will have a full-size kitchen and kitchen staff there constantly preparing delicious and nourishing meals which can be tailored to each individual's specific health goals.

Now more than ever we know the importance of being healthy.

Once again, our goal here at Fitness Mania is making our members feel more like they are a part of something special and less like "just another member". We strive to make it a welcoming experience by providing no sales teams, no contracts, and no first and last month up front cost, so you are free to come and go as you please. In today's context, health and wellness are more important than ever and at Fitness Mania our standard is to provide each individual access to what they need unlike any other facility. We provide a truly unique combination and complete of experience, service and amenities for our community.

Thank you very much for your time, and your support for our project is truly appreciated! Sincerely,
Mike Ends Jr.,
President
Tel (951) 283-9856
Fax(949)534-7089
Email: [email protected]

City of Corona 1 Environmental Checklist

CITY OF CORONA

MITIGATED NEGATIVE DECLARATION

NAME AND DESCRIPTION OF PROJECT:

PP2022-0004: Precise Plan application for the development of a 52,423 square foot health club facility on 4.09 acres located at 2895 S. Main Street, within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan (SP89-01),
V2022-0002: Variance application to reduce the front yard landscape setback along Chase Drive from 20 feet to 15 feet and reduce the rear yard landscape setback from 20 feet to five feet to accommodate the parking requirements for a new 52,423-square-foot health club facility proposed on 4.09 acres located at 2895 S. Main Street, within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan.

PROJECT LOCATION: 2895 S. Main Street, Corona, CA 92881 (APN: 113-340-018) ENTITY OR PERSON UNDERTAKING PROJECT:

Joseph Balbas
Balbas Construction, Inc.
3189 Airway Avenue, Unit D
Costa Mesa, CA 92626

The Planning and Housing Commission, having reviewed the initial study of this proposed project and the written comments received prior to the public meeting of the Commission, and having heard, at a public meeting of the Commission, the comments of any and all concerned persons or entities, including the recommendation of the City's staff, does hereby find that the proposed project may have potentially significant effects on the environment, but mitigation measures or revisions in the project plans or proposals made by or agreed to by the applicant would avoid or mitigate the effects to a point where clearly no significant effects will occur. Therefore, the Planning and Housing Commission hereby finds that the Mitigated Negative Declaration reflects its independent judgment and shall be adopted.

The location and custodian of the documents and any other material which constitute the record of proceedings upon which the Lead Agency based its decision to adopt this Mitigated Negative Declaration are as follows: Corona City Hall, Planning and Development Department, 400 S.

Vicentia Avenue, Corona, CA 92882.

Date: _______________________
Chair, City of Corona
Date filed with County Clerk: _______________________
City of Corona 2 Environmental Checklist

CITY OF CORONA

INITIAL STUDY / ENVIRONMENTAL CHECKLIST
PROJECT TITLE: Fitness Mania (PP2022-0004 and V2022-0002) PP2022-0004: Precise Plan application for the development of a 52,423 square foot health club facility on 4.09 acres located at 2895 S. Main Street, within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan (SP89-01).

V2022-0002: Variance application to reduce the front yard landscape setback along Chase Drive from 20 feet to 15 feet and reduce the rear yard landscape setback from 20 feet to five feet to accommodate the parking requirements for a new 52,423-square-foot health club facility proposed on 4.09 acres located at 2895 S. Main Street, within the Quasi-Public (QP) designation of the Mountain Gate Specific Plan.

PROJECT LOCATION: 2895 S. Main Street, Corona, CA 92881 (APN: 113-340-018) i PROJECT PROPONENT: Joseph Balbas
Balbas Construction, Inc.
3189 Airway Avenue, Unit D
Costa Mesa, CA 92626
PROJECT MAPS:

Project
Location
City of Corona 3 Environmental Checklist

PROJECT DESCRIPTION:

The project is for the development of a 52,423 square foot, two-story health club facility on 4.09 acres located at 2895 S. Main Street in the city of Corona. The site is located within the QuasiPublic (QP) designation of the Mountain Gate Specific Plan (SP89-01) and Office Professional (OP) designation of the South Corona Community Facilities Plan (SCCFP). Health clubs are permitted within the QP designation with an approved Precise Plan.

The project requires two applications: Precise Plan 2022-0004 and Variance 2022-0002.

The Precise Plan is for the review of the site plan, architecture and landscaping associated with the proposed project.

The Variance is to reduce the front yard landscape setback along Chase Drive from 20 feet to 15 feet and reduce the rear yard landscape setback from 20 feet to five feet to accommodate the parking requirements for the proposed health club facility.

The site plan is currently designed with the portion of the lot fronting Main Street as the front yard.

By definition of the Corona Municipal Code (CMC), the lot’s frontage on Chase Drive is the front yard because it is the narrowest portion of the two frontages that abut a street. Therefore, the front yard setback of 20 feet is taken along the Chase Drive frontage; the Main Street frontage is the side yard with a required 10-foot setback; the north perimeter is the rear yard with a required 20-foot setback; and the east perimeter, including the interior lot lines abutting the water basin parcel, are the side yards with a required 10-foot setback.

The project requires the construction of several retaining walls along the northern, eastern and southern property lines in order to create level pads for the development. In no case shall the retaining walls exceed the maximum required wall height per the CMC, as measured from the highest grade. The project will have vehicular access from Main Street and Chase Drive.

City of Corona 4 Environmental Checklist

SITE PLAN:

ENVIRONMENTAL SETTING:

Site Description: The Project Site is relatively flat and characterized as disturbed/ruderal and is currently vacant, with the exception of numerous on-site tree stumps. Until recently, the subject property consisted of a 4,067 single-family home with an approximate 1,122 square foot two-car attached garage. Approximately three quarters of the site, behind the former home, contained an orange orchard.

Site Surroundings: The project site is located at the northern portion of the South Corona Community Facilities Plan (SCCFP). The property to the north contains two medical office buildings and is also zoned QP within the Mountain Gate Specific Plan and the SCCFP. To the west of the project site is Main Street, and beyond Main Street, approximately 100 feet away, is a single-family residential development. To the immediate northeast of the project site is the Riverside County flood control channel and to the immediate southeast is a vacant water detention basin. Beyond the channel and basin is a single-family residential development; and to the south is Chase Drive, and beyond Chase Drive, approximately 100 feet away, is a single-family residential development.

GENERAL PLAN \ ZONING:

The project site is located within the Mountain Gate Specific Plan (SP-89-1) and is zoned QP (Quasi-Public). The site is designated OP (Office Professional) on the city’s General Plan land use map. The proposed development consists of a two-story health club facility. Health clubs are permitted uses within the QP designation. It is also permitted within the OP land use designation.

Therefore, the proposed project is consistent with the property's current zoning and General Plan land use designation. Onsite and adjacent land uses, General Plan land use designations and zoning classifications are shown in Table 1 below.

City of Corona 5 Environmental Checklist

Table 1: Land Uses, General Plan Land Use Designations and Zoning Classifications Location Current Land Use General Plan Land Use Zoning
Subject Site Vacant OP (Office Professional) QP (Quasi-Public) North Medical Buildings OP (Office Professional) QP (Quasi-Public) East Vacant/Water Basin LDR (Low Density Residential) Water/Utility South Single Family Homes LDR (Low Density Residential) SFD (Single Family Detached)
West Single Family Homes LDR (Low Density Residential) R-1-7.2 & R-1-9.6 (Single Family
Residential)
Source: Field inspection February 2023, City of Corona GIS, General Plan Land Use and Zoning Maps, Google Earth STAFF RECOMMENDATION:

The City's staff, having undertaken and completed an initial study of this project in accordance with the City's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)", has concluded and recommends the following:

The proposed project could not have a significant effect on the environment. Therefore, a NEGATIVE DECLARATION will be prepared.
__ The proposed project could have a significant effect on the environment; however, the potentially significant effects have been analyzed and mitigated to below a level of significance pursuant to a previous EIR as identified in the Environmental Checklist attached.

Therefore, a NEGATIVE DECLARATION WILL BE PREPARED.

X The Initial Study identified potentially significant effects on the environment but revisions in the project plans or proposals made by or agreed to by the applicant would avoid or mitigate the effects to below a level of significance. Therefore, a MITIGATED NEGATIVE DECLARATION will be prepared.

The proposed project may have a significant effect on the environment. Therefore, an ENVIRONMENTAL IMPACT REPORT is required.
__ The proposed project may have a significant effect on the environment, however, a previous EIR has addressed only a portion of the effects identified as described in the Environmental Checklist discussion. As there are potentially significant effects that have not been mitigated to below significant levels, a FOCUSED EIR will be prepared to evaluate only these effects.

There is no evidence that the proposed project will have the potential for adverse effect on fish and wildlife resources, as defined in Section 711.2 of the Fish and Game Code.

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The following indicates the areas of concern that have been identified as “Potentially Significant Impact” or for which mitigation measures are proposed to reduce the impact to less than significant.

City of Corona 6 Environmental Checklist

 Land Use Planning
 Population and
Housing
 Geologic Problems
 Hydrology and Water
Quality
 Air Quality
 Transportation / Traffic
Biological Resources
 Mineral Resources
Hazards / Hazardous
Materials
Noise
 Public Services
 Utilities
Aesthetics
Cultural Resources
 Agricultural Resources
 Greenhouse Gases
Tribal Cultural
Resources
 Mandatory Findings of
Significance
 Wildfire
 Energy
Date Prepared: March 20, 2023 Prepared By: Rocio Lopez, Consulting Planner Contact Person: Rocio Lopez Phone: (951)736-2293

AGENCY DISTRIBUTION UTILITY DISTRIBUTION
(check all that apply)
Responsible Agencies Southern California Edison
Trustee Agencies (CDFG, SLC, CDPR, UC)
State Clearinghouse (CDFG, USFWS, Redev. Projects)
AQMD
Pechanga
Soboba
X___ Rincon
WQCB
Other
Southern California Edison
Adriana Mendoza-Ramos, Esq.

Region Manager, Local Public Affairs
1351 E. Francis St.

Ontario, CA 91761
Southern California Edison
Karen Cadavona
Third Party Environmental Review
2244 Walnut Grove Ave.

Quad 4C 472A
Rosemead, CA 91770
Environmental: Fitness Mania IS/MND
City of Corona 7 Environmental Checklist

Note: This form represents an abbreviation of the complete Environmental Checklist found in the City of Corona CEQA Guidelines. Sources of reference information used to produce this checklist may be found in the City of Corona Planning and Development Department, 400 S. Vicentia Avenue, Corona, CA.

1. LAND USE AND PLANNING:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact No Impact
a. Conflict with any land use plan/policy or agency regulation (general plan, specific plan, zoning)
b. Conflict with surrounding land uses
c. Physically divide established community
Discussion:
a. The project site is located at the northern portion of the South Corona Community Facilities Plan (SCCFP) and has a zoning of QP (Quasi-Public) per the Mountain Gate Specific Plan, which permits health clubs as permitted use by right. The General Plan land use map designates the site as Office Professional (OP) which accommodates a broad range of commercial, office, medical office and other compatible uses. The proposed project consists of a health club facility totaling 52,423 square feet on 4.09 acres. Since both the QP and OP designations allow for this type of land use, the development does not conflict with the city's Land Use Policies, and no mitigation is required.
b. The project site is located in an area that is predominantly residential. It is surrounded by two medical office buildings to the north and Main Street to the west. Beyond Main Street, approximately 100 feet away, is a singlefamily residential development. To the immediate northeast of the project site is the Riverside County flood control channel and to the immediate southeast is a vacant water detention basin. Beyond the channel and basin is a single-family residential development; and to the south is Chase Drive, and beyond Chase Drive, approximately 100 feet away, is a single-family residential development. As the project site is within the appropriate zone and General Plan land use for the proposed use, it will not conflict with surrounding land uses. Furthermore, Main Street, Chase Drive, water detention basin, and channel provide a buffer between the project site and surrounding sensitive residential uses.
c. The proposed health club use is considered to be generally passive and therefore, can be established next to or nearby residential neighborhoods as defined in the QP designation of the Mountain Gate Specific Plan. For this reason, the project does not conflict with the surrounding land uses nor does it physically divide the established residential community, and therefore, no mitigation is warranted.

2. POPULATION AND HOUSING:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Induce substantial growth
b. Displace substantial numbers of existing housing or people Discussion:
a & b:

The project will not induce substantial growth, nor will it displace substantial numbers of existing housing or people. The former single-family residence was demolished when the previous owner sold the property. The project will implement and will be consistent with the permitted land uses identified in the QP zone and the OP General Plan land use designation. Therefore, no mitigation is warranted as the proposed development will not impact population and housing within the city.

Environmental: Fitness Mania IS/MND
City of Corona 8 Environmental Checklist

3. GEOLOGIC PROBLEMS:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Fault /seismic failures (Alquist-Priolo zone) /Landslide/Liquefaction b. Grading of more than 100 cubic yards
c. Grading in areas over 10% slope
d. Substantial erosion or loss of topsoil
e. Unstable soil conditions from grading
f. Expansive soils
Discussion:
a. Per the City’s GIS Property Information application and the Preliminary Soil Investigation report prepared by GeoEtka, Inc. (December 20, 2022), there are no known active faults crossing or projecting through the site. The site is not located in a Alquist-Priolo earthquake fault zone and thus, ground rupture due to faulting is considered unlikely at this site. The project will be subject to city and county local codes, the latest California Building Code (CBC), and the engineering recommendations in the project’s Preliminary Soil Investigation report. Therefore, any potential impacts related to fault/seismic failures would be reduced to less than significant impact and no further mitigation would be necessary.
b. The project would involve grading of more than 100 cubic yards. According to the project’s conceptual civil plans prepared by ITF & Associates, Inc., grading on the project site would cut approximately 6,000 cubic yards, while fill would be approximately 3,100 cubic yards. Additionally, the applicant is required to comply with the recommendations and guidelines of the Preliminary Soil Investigation report. The applicant is also required to adhere to the city's grading regulations, ordinances and the grading specifications identified in the soil investigation report to reduce any impacts associated with the grading process, such as frequent watering of the site and cleaning of haul roads. The applicant's compliance with the above requirements will be ensured upon obtaining grading permits from the city’s Development Services Division, thereby resulting in a less than significant impact and, therefore, no additional mitigation would be required.
c. The subject site is located in an area containing relatively flat terrain that had been developed with a single-family home, two car garage and orange orchard for agricultural purposes. The property will be graded in accordance with the approved grading plan and the Preliminary Soil Investigation Report prepared for this project. Therefore, landslides and grading on over 10% slopes are not expected to be an issue. No further mitigation would be necessary. d. & e.

Development of the project would require the movement of on-site soils. Prior to the issuance of grading permits, the project applicant would be required to submit to the City detailed grading plans for the project site and would be required to comply with applicable city grading regulations established in the Corona Municipal Code. Furthermore, development of the site would involve more than one acre; therefore, the proposed project is required to obtain a National Pollutant Discharge Elimination System (NPDES) permit. A Storm Water Pollution Prevention Plan (SWPPP) would also be required to address erosion and discharge impacts associated with the proposed on-site grading.

Additionally, the project is required to submit a final Water Quality Management Plan (WQMP) which would identify measures to treat and/or limit the entry of contaminants into the storm drain system. Since the project is required to adhere to the City’s grading regulations, obtain an NPDES Permit, and prepare an SWPPP and WQMP, impacts associated with soil erosion hazards are less than significant and no mitigation is required.f. Expansive soils are characterized by their ability to undergo significant volume changes (shrink or swell) due to variations in moisture content. Changes in soil moisture content can result from precipitation, landscape irrigation, utility leakage, roof drainage, perched groundwater, drought, or other factors and may result in unacceptable settlement or heave of structures or concrete slabs supported on grade. Based on laboratory classification and testing by GEO-ETKA, INC.

Environmental: Fitness Mania IS/MND
City of Corona 9 Environmental Checklist

Soil Engineering and Geology Material Testing and Inspections, the soil onsite is expected to have a very low to low expansion potential. Therefore, no further mitigation is warranted with respect expansive soils.

4. HYDROLOGY AND WATER QUALITY:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
significant
Impact
No Impact
a. Violate water quality standards/waste discharge requirements b. Deplete groundwater supplies
c. Alter existing drainage pattern
d. Increase flooding hazard
e. Degrade surface or ground water quality
f. Within 100-year flood hazard area
g. Increase exposure to flooding
h. Exceed capacity of storm water drainage system
Discussion:
a., c., & e.

Development of the project site would increase the area of impermeable surface paving which will result in an increase in surface runoff. The applicant has submitted a preliminary Water Quality Management Plan (WQMP) prepared by Yefim Tsalyuk (Revised 3/1/23) to ensure that the project addresses potential water quality impacts. The applicant will be required to implement on site the Best Management Practices (BMPs) identified in the preliminary WQMP to minimize pollutant runoff into the City’s storm water drainage system. A BMP for the project is to maintain landscaping using minimum or no pesticides.

Another BMP is to sweep sidewalks and parking areas regularly and to prevent accumulation of litter and debris. The applicant will implement underground storm water detention and infiltration systems on the northwest and northeast portions of the site. Prior to issuance of a grading permit, the applicant will be required to submit a final WQMP to be reviewed by the City’s Land Development Division. This will result in a less than significant impact to water quality and therefore, no further mitigation is required.
b.

Per the city’s Draft Temescal Subbasin Groundwater Sustainability Plan (September 2020), the project site is located in the Temescal Groundwater Basin of the Upper Santa Ana River Valley Basin. The Temescal Groundwater Basin encompasses a surface area of 23,500 acres (37 square miles) with recharge predominantly occurring from percolation of precipitation on the valley floor and infiltration of stream flow within tributaries exiting the surrounding mountains and hills. The proposed project’s ability to interfere substantially with groundwater recharge lies within the installation of impermeable surfaces, which would reduce the amount of land available for groundwater recharge. Although the development of the proposed project would result in the installation of impermeable surfaces and infrastructure, the amount of land rendered impermeable by implementation of the proposed project is less than one percent of the total area of 23,500 acres of the groundwater basin’s total recharge area.

The project does not present a loss of permeable surface area for the Temescal Groundwater Basin, therefore, impacts associated with this topic are considered to be less than significant and no mitigation would be required. Furthermore, the project does not propose construction of wells or direct pumping of groundwater. f. & g.

According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMS), the project site is not Environmental: Fitness Mania IS/MND
City of Corona 10 Environmental Checklist

within the 100-year or 500-year flood hazard areas. Development of the project site will not result in a flooding hazard, nor will it expose the site and surrounding area to flooding. Therefore, no impacts are anticipated with respect to flooding and no mitigation is required.
h.

The project is designed to ensure that the runoff generated by the project can be intercepted and conveyed to the existing offsite storm drain system in a safe and nondestructive manner, while adhering to regional and local design requirements, including those requirements within the project’s WQMP’s. Also, the proposed flows and capacities generated by the new development do not exceed the capacity of the existing stormwater system and do not increase the potential for on-site or offsite flooding. Therefore, the development of the project site would not result in exceeding the capacity of the city’s storm drain system and no mitigation is warranted.

5. AIR QUALITY:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Conflict with air quality plan
b. Violate air quality standard
c. Net increase of any criteria pollutant
d. Expose sensitive receptors to pollutants
e. Create objectionable odors
Discussion:

An Air Quality & Greenhouse Gas Impact Study was prepared by RK Engineering Group, Inc. (December 16, 2022) for the project to analyze potential air impacts associated with the proposed project. Emissions were calculated using the latest the California Emissions Estimator Model Version 2020.4.0 (CalEEMod), approved by the South Coast Air Quality Management District (SCAQMD) to calculate criteria air pollutants and GHG emissions during the construction and operation of the project.

The following discusses the project’s compliance to air quality plans and potential short-term and long-term air quality impacts. a. The project site is located within the South Coast Air Basin, an area covering approximately 6,745 square miles and bounded by the Pacific Ocean to the west and south and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The Basin includes all of Orange County and the non-desert portions of Los Angeles, Riverside, and San Bernardino Counties. Air quality within the Basin is regulated by the SCAQMD which is required, pursuant to the federal Clean Air Act, to reduce emissions of criteria pollutants for which the Basin is in nonattainment. At the state level, air quality is regulated by the California Air Resources Board (CARB) and at the federal level it is the U.S. Environmental Protection Agency (EPA). The project would be subject to SCAQMD’s Air Quality Management Plan (AQMP), which contains a comprehensive list of pollution control strategies directed at reducing emissions and achieving ambient air quality standards. The 2016 AQMP is based on projections originating with county and city general plans. Since the proposed project is consistent with the City of Corona General Plan, the project would be consistent with the 2016 AQMP. Therefore, no impacts would occur with respect to AQMP implementation, and no mitigation measures are required. b. See discussion under Section 5.c.
c. The Air Quality & Greenhouse Gas Impact Study analyzed short-term (construction) and long-term (operation) air impacts associated with the proposed project. The following discusses the proposed impacts.

Short-term Impacts
Short-term air quality impacts are typically associated with grading and construction of the proposed project.

Temporary air emissions would result from the following activities:
 Particulate (fugitive dust) emissions from grading and building construction; and Environmental: Fitness Mania IS/MND
City of Corona 11 Environmental Checklist

 Exhaust emissions from the construction equipment and motor vehicles of the construction crew.

Construction of the project is estimated to begin in the year 2023 and last approximately 10 months. Construction activities are expected to consist of demolition, site preparation, grading, building construction, paving, and architectural coating. The project is expected to be operational in the year 2023. Any project with daily regional emissions that exceed any of the regulated thresholds should be considered as having an individually and cumulatively significant air quality impact. Construction activities would include site preparation, grading, building construction, paving, and the application of architectural coatings. Construction equipment would include excavators, graders, dozers, tractors, a water truck during grading; cranes, forklifts, generators, tractors, welders during building construction; pavers, mixers, rollers and paving equipment during paving, and air compressors during architectural coatings. These activities would result in emissions of VOCs, NOx, CO, SO2, PM10, and PM2.5 which have regional significance thresholds established by the SCAQMD. During construction, the project is expected to comply with the regulatory construction requirements under the SCAQMD Rules. The project’s estimated maximum daily construction emissions are summarized below in Table 5-A. As shown, emissions resulting from project construction would not exceed the SCAQMD regional thresholds of significance for regulated pollutants. Therefore, a less than significant impact would occur, and no mitigation is required.

TABLE 5-A
Expected Daily (Short-Term) Construction Emissions

Source: Fitness Mania Project Air Quality & Greenhouse Gas Impact Study (RK Engineering Group, Inc, December 16, 2022) Long-term Impacts
Long-term air quality impacts are associated with operational activities the proposed project that will result in emissions of VOCs, NOX, CO, SO2, PM10 and PM2.5. Operational emissions would be expected from the following three sources related to the long-term operations of the proposed project:
 Mobile source emissions (project vehicle trips)
 Area source emissions (usage of natural gas, landscape equipment, and architectural coatings)  Energy source emissions (usage of electricity and natural gas for space heating and cooling, water heating, ventilation, lighting, appliances, and electronics)
The area, energy, mobile sources are calculated using CalEEMod. CalEEMod utilized the proposed land use and then estimates worst-case air quality emissions from worst-case trip generations. Also, emissions are calculated using the State of California EMFAC (Emission Factor) 2017 model, which is built into the CalEEMod. Estimates are provided for both the Summer and Winter operational months. Shown in Table 5-B, the project’s expected daily longterm emissions would not exceed the SCAQMD thresholds for VOCs, NOX, CO, SO2, PM10 and PM2.5. Therefore, this would be less than significant, and no mitigation is required.

Environmental: Fitness Mania IS/MND
City of Corona 12 Environmental Checklist

Table 5-B:

Expected Daily (Long-Term) Operational Emissions

Source: Fitness Mania Project Air Quality & Greenhouse Gas Impact Study (RK Engineering Group, Inc, December 16, 2022) d. LSTs
A Localized Significance Thresholds (LSTs) analysis was conducted for the project. LST analyses are applicable to project sites that are five acres or less per SCAQMD. LSTs represent the maximum emissions from a project that will not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard at the nearest residence or sensitive receptor. Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of sensitive receptors are residences, schools, hospitals, and daycare centers.

The California Air Regional Board (CARB), which establishes ambient air quality standards for major pollutants to protect public health, has identified the following groups of individuals as the most likely to be affected by air pollution:
the elderly over 65 years of age, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis.

Sensitive receptors near the project site include surrounding residences located to the south, beyond Chase Drive, and west, beyond Main Street, of the project site. In order to identify impacts to sensitive receptors, the SCAQMD recommends addressing localized significance thresholds (LSTs) for construction and operations impacts (area source only). LSTs were developed in response to SCAQMD Governing Boards’ Environmental Justice Enhancement Initiative (I-4). The SCAQMD provided the Final Localized Significance Threshold Methodology to assist lead agencies in analyzing localized air impacts. The SCAQMD provides the LST screening lookup tables for one, two, and five-acre projects emitting CO, NOx, PM2.5, or PM10. The LST methodology and associated mass rates are not designed to evaluate localized impacts from mobile sources traveling over the roadways. The nearest Source Receptor Area (SRA) is located 54 meters from the site.

Tables 5-C and 5-D illustrate the project’s construction and operational related localized emissions and compare the results to SCAQMD 2-Acre LST Emission Thresholds. The emissions in both tables will be below the SCAQMD thresholds. However, the results assume that the project would be complying with all standard SCAQMD rules and requirements with regard to fugitive dust control. For reference, the applicable fugitive dust control measures are listed below. These are design features, which the project is required to comply with and are included in the project conditions of approval for PP2022-0004 and V2022-0002. With implementation of the dust suppression techniques, the project’s construction and operational impacts to localized air resources would be less than significant.

Table 5-C: Localized Construction Emissions

Source: Fitness Mania Project Air Quality & Greenhouse Gas Impact Study (RK Engineering Group, Inc, December 16, 2022) Environmental: Fitness Mania IS/MND
City of Corona 13 Environmental Checklist

Table 5-D: Localized Operational Emissions
Source: Fitness Mania Project Air Quality & Greenhouse Gas Impact Study (RK Engineering Group, Inc, December 16, 2022) e. It is not expected for the development to include any use or activities that would result in potentially significant odor impacts for the long-term as the uses are residential and general commercial. Also, construction activities associated with the project may generate odors from heavy-duty equipment exhaust, but the odors would be short-term in nature and cease upon project completion. Therefore, odor nuisance is not expected to be an issue and no mitigation would be required.

6. TRANSPORTATION/TRAFFIC:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system b. Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)
c. Increase the total daily vehicle miles traveled per service population (population plus employment) (VMT/SP) above the baseline level for the jurisdiction
d. Cause total daily VMT within the study area to be higher than the No Project alternative under cumulative conditions (General Plan condition) e. Change in air traffic patterns
f. Traffic hazards from design features
g. Emergency access
h. Conflict with alternative transportation policies
Environmental: Fitness Mania IS/MND
City of Corona 14 Environmental Checklist

Discussion:
a. The project site is located at the northeast corner of South Main Street at Chase Drive. Access to the project site will be provided via a full-ingress/right-out only unsignalized access driveway on Main Street and a full-access unsignalized access driveway on Chase Drive. The project will include the installation of a raised median along Main Street in front of the project site, as well as the construction of a 100-foot southbound left-turn pocket for the Main Street project access. This project-specific improvement will also include the widening of Main Street in front of the project site to be a 4-lane roadway. Additionally, the proposed project will extend the existing westbound left-turn pocket at the intersection of Main Street at Chase Drive approximately fifty-five (55) feet to provide a 100-foot pocket.

The project will also modify the northbound approach of Main Street at Chase Drive to consist of one (1) left-turn lane, one (1) through lane, and one (1) shared through/right-turn lane. The project, as designed, meets the goals, policies and objectives of the City’s General Plan Circulation Element, the Mountain Gate Specific Plan and the South Corona Community Facilities Plan. Therefore, the project would not conflict with the city’s applicable traffic plans, ordinance, or policies related to the performance of the city’s circulations system, and no mitigation is warranted. b. RK Engineering Group prepared a Traffic Impact Study for the project (dated September 12, 2022) that reviewed the project’s potential impacts to VMT and roadway network operations (level of service) in the study area.

VMT Assessment
Section 15064.3 of the State CEQA Guidelines provide the criteria for analyzing transportation impacts of projects when measuring vehicle miles traveled. The City of Corona’s Local Guidelines for Implementing CEQA incorporated the provisions of Section 15064.3. The city also has a draft memorandum regarding VMT Analysis Guidelines prepared by Fehr & Peers dated January 11, 2019, which establishes the methodologies for analyzing VMT and defines thresholds of significance related to potential VMT impacts for the City of Corona. Under the VMT Analysis Guidelines, a significant impact would occur if either condition below is met:
• Project Level Impact: A project should be considered to have a significant impact if the project generates total daily VMT per Service Population (VMT/SP) above the existing total daily VMT/SP average for the City. • Cumulative Effect on VMT: A cumulative impact would occur if the project results in a negative effect on VMT/SP at the Citywide level. The buildout of the project causes total daily VMT/SP within the city to be higher than the no-project alternative under cumulative conditions at buildout (year 2040).

The city’s current established VMT thresholds are based on a 2017 baseline year and at buildout year 2040:
• 2017 Baseline Year – 30.2 VMT/SP.
• 2040 Buildout Year – 32.6 VMT/SP.

Project Screening: The City of Corona VMT Analysis Guidelines state that the thresholds and methodology should be used in conjunction with the Technical Advisory on Evaluating Transportation Impacts in CEQA (OPR, December 2018). The OPR advisory exempts local serving retail projects of up to 50,000 square feet or up to 10,000 square feet of office space. The Technical Advisory further recommends analyzing each use separately, or simply focusing analysis on the dominant use, and comparing each result to the appropriate threshold.

The project includes a 52,423 square foot health club facility with ancillary uses that include laundry services, office space, cafeteria/kitchen, retail, and a kids club. The project’s components are within the size limits to be screened from further VMT assessment under the presumption that they will result in a less-than-significant impact. Since the project’s components screen out, the VMT analysis for the project focuses on the VMT from the health club portion of the project, which is the dominate use.

Analysis Methodology: The Corona General Plan Model (CGPM) was utilized to prepare VMT estimates for baseline and future conditions. The following methodology was utilized to prepare the VMT estimate:
• Project Level VMT was estimated for the project TAZ using the Origin-Destination (OD) Method which tracks the model final assignment total TAZ trips and full trip distance to and from the project TAZ. Project Level VMT was estimated using the base year (2017) model.

VMT Evaluation:
• Project Level VMT: The project’s VMT/SP is 35.1 miles, which is below the City’s VMT/SP threshold of 40.6 miles for the base year. Therefore, the project is forecast to have a less-than-significant impact on baseline VMT.

Environmental: Fitness Mania IS/MND
City of Corona 15 Environmental Checklist

Level of Service (LOS) Analysis
Although the city’s CEQA checklist no longer considers level of service (LOS) as a means of determining a significant effect on the environment, the city still uses LOS to determine if an applicant’s project needs to construct certain circulation improvements or participate in the fair share cost toward the construction of future circulation improvements. Circulation improvements, if required, would be added as a condition of approval for the project. Per the General Plan, the acceptable LOS for intersections within the City of Corona is LOS C or better for local intersections in residential/industrial areas, and LOS D or better for collector and arterial intersections.

The following study locations were evaluated in the analysis due to their proximity to the project site:

Study Intersections:

1. Main Street at Ontario Avenue (signalized);

2. Magnolia Avenue at Ontario Avenue (signalized);

3. Main Street at Montoya Drive (signalized);

4. Magnolia Avenue at Santana Way (signalized);

5. Magnolia Avenue/Main Street at Main Street (signalized);

6. Main Street at Citrus Way (signalized);

7. Main Street at Chase Drive (signalized);

8. Main Street at Foothill Parkway (signalized);

9. Main Street at Project Access 1 (unsignalized); and

10. Project Access 2 at Chase Drive (unsignalized).

Study Roadway Segments:

1. Main Street between Ontario Avenue and Montoya Drive (4-lane Major Arterial);

2. Magnolia Avenue between Ontario Avenue and Santana Way (6-lane Major Arterial);

3. Main Street between Montoya Drive and Magnolia Avenue (4-lane Major Arterial);

4. Magnolia Avenue between Santana Way and Main Street (6-lane Major Arterial);

5. Main Street between Magnolia Avenue and Citrus Way (5-lane Major Arterial);

6. Main Street between Citrus Way and Project Access 1 (4-lane Major Arterial); and

7. Main Street between Chase Drive and Foothill Parkway (4-lane Major Arterial).

The TIA evaluated traffic conditions under the following scenarios:
• Existing (2022) Conditions
• Existing (2022) Plus Project Conditions
• Project Opening Year (2023) with Background Traffic Conditions • Project Opening Year (2023) with Background Traffic and Proposed Project Conditions The project will include the installation of a raised median along Main Street in front of the project site, as well as the construction of a 100-foot southbound left-turn pocket for the Main Street project access. This project-specific improvement will also include the widening of Main Street in front of the project site to be a 4-lane roadway.

Additionally, the proposed project will extend the existing westbound left-turn pocket at the intersection of Main Street at Chase Drive approximately fifty-five (55) feet to provide a 100-foot pocket. The project will also modify the northbound approach of Main Street at Chase Drive to consist of one (1) left-turn lane, one (1) through lane, and one (1) shared through/right-turn lane. All of the ten (10) study intersections included in this analysis are required to operate at LOS D or better. The acceptable LOS for intersections within the City of Corona is LOS D or better for collector and arterial intersections. All study roadway segments are currently operating, and are forecast to continue to operate, at an acceptable LOS (LOS C or better) for all analysis scenarios evaluated as part of this study. c. See discussions under 6b.
d. See discussions under 6b.
e. The project site is located approximately 4.6 miles southeast of the Corona Municipal Airport. The proposed health club facility is no more than 40 feet in height. Because of the project site’s distance from the airport and the proposed height of the building, the project would not impact air operations, nor would it cause change to air traffic patterns.

Additionally, the project is not located within an airport land use compatibility zone. Therefore, no impact related to this issue would occur and no mitigation is required.
f. The design of the project’s access, internal circulation, and surrounding circulation have been reviewed for approval by the City Traffic Engineer for traffic hazards. Therefore, no impacts are expected. g. The project design has been reviewed for approval by the city’s Fire Department for emergency access; therefore, no impacts are expected.
h. See discussions under Sections 6.a, b, c, d, and e.

Environmental: Fitness Mania IS/MND
City of Corona 16 Environmental Checklist

7. BIOLOGICAL RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Endangered or threatened species/habitat
b. Riparian habitat or sensitive natural community
c. Adversely affects federally protected wetlands
d. Interferes with wildlife corridors or migratory species e. Conflicts with local biological resource policies or ordinances f. Conflicts with any habitat conservation plan
Discussion:
a. A Biological Assessment Report was prepared by BLUE Consulting Group for this project on December 21, 2022.

The project site is located within the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) area. The project is not located within any MSHCP designated Criteria Areas or Subunits. As such, the project is not subject to Cell Criteria compliance under the MSHCP. The project, however, is within RCA’s MSHCP Burrowing Owl Survey (MSHCP). The BUOW breeding season is typically March through August with peak breeding activity occurring in April and May. Habitat assessments for BUOW were conducted by BLUE Consulting Group in accordance with the Burrowing Owl Survey Instructions for the Western Riverside Multiple Species Habitat Conservation Plan Area (Environmental Programs Department, 2006) (BUOW Survey Instructions). The survey was conducted on August 29, 2022. No burrowing owls or evidence of suitable habitat for the burrowing owl were found on site. Although there were no burrowing owls found, the project is required to conduct a 30-day pre-construction survey for the burrowing owl prior to ground disturbance. This would ensure that there is no accidental taking of any burrowing owls during grading and construction. Compliance with this requirement would reduce impacts to less than significant. [MM 7-A].
b. Section 6.1.2 of the MSHCP defines Riparian/Riverine areas as “lands which contain Habitat dominated by trees, shrubs, persistent emergents, or emergent mosses and lichens, which occur close to or which depend upon soil moisture from a nearby fresh water source; or areas with fresh water flow during all or a portion of the year.” Riparian/Riverine areas as defined by the MSHCP were not present within the survey area, as identified in the Biological Assessment Report, and therefore no impacts were identified. c. The project site is not located within a federally projected wetlands area. Furthermore, the project footprint does not fall within any Public/Quasi-Public (PQP) or other MSHCP Conserved Lands. d. The project site formerly contained orange grove trees towards the rear half of the property. The project site currently contains tree stumps which will be removed once the site is graded for construction. As such, the project will not have any impacts to nor will it interfere with wildlife corridors or migratory species. e. See discussion under 7a.
f. See discussion under 7a.

Mitigation Measure
MM 7-A: Within thirty (30) days prior to issuance of a grading permit, the applicant shall have a qualified biologist prepare and submit a pre-construction clearance survey for the burrowing owl to the Planning and Development Department for review. Such survey shall be in conformance with the Riverside Conservation Authority’s MSHCP’s 7.3 Criteria, including Section 6.3.2. If burrowing owls are found onsite prior to ground disturbance, the applicant shall immediately inform the City, RCA, and the Wildlife Agencies (i.e. CDFW and USFWS), and coordinate further with the City, RCA, and the Wildlife Agencies, including the possibility of preparing a Burrowing Owl Protection and Relocation Plan, prior to initiating ground disturbance.

Environmental: Fitness Mania IS/MND
City of Corona 17 Environmental Checklist

8. MINERAL RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Loss of mineral resource or recovery site
Discussion:
a. Per Figure 4.2 of the 2020-2040 General Plan Technical Background Report, the project site is not located in an oil, gas or mineral resources site. Therefore, no mitigation is warranted.

9. HAZARDS AND HAZARDOUS MATERIALS:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Transport, use or disposal of hazardous materials
b. Risk of accidental release of hazardous materials
c. Hazardous materials/emissions within ¼ mile of
existing or proposed school
d. Located on hazardous materials site
e. Conflict with Airport land use plan
f. Impair emergency response plans
g. Increase risk of wildland fires
Discussion:
a., b. & d.

A Phase I Environmental Site Assessment (Phase I ESA) was conducted for the project site by Priority 1 Environmental (dated September 22, 2022), to evaluate the physical conditions of the project site and to uncover any hazardous wastes that may have previously been used, treated, stored, or disposed on the project site. The site was listed in Environmental Records Sources searched under the Hazardous Waste Tracking System (HWTS) database.

As discussed within Section 5.2 of the Phase 1 ESA, the site was formerly identified as Tom’s Farms created in May 5, 1987 and inactive as of October 25, 2000. This is consistent with the former orange grove agricultural uses at the site.

Additionally, per the ESA, an aboveground storage tank (AST) is visible in aerial photographs in the middle portion of the Subject Property from 1931 to 1985. The AST is also mapped in the 1967, 1973, 1982, and 1988 historical topographic maps. No records were found to indicate if the AST was used for water or petroleum. Based on the nearby water reservoir and the oil tanks mapped to the east in the historical topographic maps (1954, 1967, 1973, Environmental: Fitness Mania IS/MND
City of Corona 18 Environmental Checklist

1982, 1988, and 1997), the AST represents a significant data gap and was therefore identified as a Recognized Environmental Constraint (REC). The site was not listed in any other federal or state-reported environmental databases related to underground storage tanks, hazardous waste generation, or hazardous material releases.

Due to the presence of an AST, the Phase 1 ESA recommended a subsurface investigation in the area of the former aboveground storage tank to determine if the tank contained petroleum hydrocarbons and if a significant release to the subject property has occurred. As a result of the Phase 1 ESA recommendation, GEO-ETKA, Inc. conducted soil sample testing for total petroleum hydrocarbons (gasoline and diesel range) and for lead. Two soil samples were collected on September 29, 2022 from the upper 12 to 18 inches from the previously located above ground tank at the subject site. According to the test results as identified in the Soil Sample Test Results for TPH report (updated December 20, 2022), the above test results showed that detected concentration were well below the action levels promulgated by EPA. The levels of these substances in onsite surficial soils were considered within acceptable risk range when compared to available information from EPA.

Nevertheless, GEO-ETKA recommended placing existing surficial soils (upper 12 inches) in bottom of deeper fill areas during grading. [MM 9-B].

Additionally, GEO-ETKA, Inc. conducted soil sample testing for Organochlorine Pesticide, PCBs, and Chlorinated Herbicides. Six samples were collected from the upper 6 to 10 inches from random locations. According to the test results as identified in the Soil Sample Test Results for Organochlorine Pesticide, PCBs, and Chlorinated report (updated December 20, 2022), the levels of these substances in on-site surficial soils were considered within acceptable risk range when compared to available information from various agencies.

Nevertheless, GEO-ETKA recommended placing existing surficial soils (upper 12 inches) in bottom of deeper fill areas during grading. [MM 9-D].
c. The nearest school to the project site is Calvary Chapel Christian Academy School located approximately .20 miles southwest of the project site. The school is separated from the project site by Main Street and Chase Drive. The development of the proposed project would not include any activities that would result in hazardous emissions or handle hazardous materials, substances, or waste in a manner that could result in toxic emissions as identified in the Soil Sample Test Results discussed in 9 a, b & d. However, mitigation measures MM9-B and MM9-D will be implemented resulting in a less than significant impact. e. The nearest airport to the project site is the Corona Municipal Airport, located approximately 4.6 miles northwest of the project site. Based on the Riverside County Airport Land Use Compatibility Plan (ALUCP), the project site is not within any identified safety or compatibility zone and therefore, does not conflict with the ALUCP and no mitigation is warranted.
f & g.

The project site is not located in proximity to the Cleveland National Forest, nor is it considered an area that can be described as a wildland area. The project site is an infill site located within an urbanized area. Due to the urbanized nature of the surrounding area, the proposed development would not be considered at high risk for fire hazards.

Furthermore, all development within the City of Corona is required to comply with all fire code requirements associated with adequate fire access, fire flows, sprinklers, and number of hydrants. Therefore, the project would have no impact and no mitigation is required.

Mitigation Measures
MM 9-B & 9-D: Prior to the issuance of a grading permit, the grading plans shall demonstrate that the existing surficial soils, upper 12 inches, will be placed at the bottom of deeper fill areas during grading.

10. NOISE:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Exceed noise level standards
b. Exposure to excessive noise levels/vibrations
Environmental: Fitness Mania IS/MND
City of Corona 19 Environmental Checklist

c. Permanent increase in ambient noise levels
d. Temporary increase in ambient noise levels
e. Conflict with Airport Land Use Plan noise contours
Discussion:

The Fitness Mania Noise Impact Study, dated February 1, 2023, was prepared by RK Engineering to analyze noise impacts associated with project. The following discussions are based on the findings of the Noise Impact Study. a. The nearest existing noise-sensitive land uses include the residential properties that are located approximately 70 feet to the south of the project site across Chase Drive (as measured from property lines); 80 feet to the west of the project site across Main Street (as measured from property lines) and 35 feet to the northeast of the project site across the flood control channel (as measured from property lines). See Figure 1. The Noise Impact Study analyzed short-term and long-term noise impacts associated with the proposed project. Short-term impacts would be associated with the construction phase of the project, while long-term impacts would be associated with the operational phase of the project and includes parking lot noise and mechanical HVAC equipment.

Figure 1: Locational Map
Short-term (Construction) Noise Impacts
Construction of the project would include preparation, grading, paving, building, construction and architectural coating.

Ground-borne noise and other types of construction related noise impacts would typically occur during excavation activities of the grading phase which has the potential to create the highest levels of noise.

RK Engineering analyzed potential noise impacts during all expected phases of construction, and noise levels are calculated based on an average distance (250 feet) of equipment over an 8-hour period to the nearest adjacent Environmental: Fitness Mania IS/MND
City of Corona 20 Environmental Checklist

residential properties. The worst-case scenario construction phase noise levels would be approximately 78 dBA at the nearest adjacent residential properties. However, construction would occur throughout the project site and would not be concentrated or confined in a single area. Also, the project is required to comply with Corona Municipal Code Section 17.84.040, which permits construction activities between the hours of 7:00 AM and 8:00 PM, Monday through Saturday, and 10:00 AM to 6:00 PM on Sundays and federal holidays. Additionally, although construction activity is exempt from the noise standards in the City’s Municipal Code, the Federal Transit Administration (FTA) provides guidelines for assessment of construction noise impacts in the Transit Noise and Vibration Impact Assessment Manual. The expected construction noise levels were therefore analyzed by the Noise Impact Study using the General Assessment construction noise criteria provided by the FTA. FTA guidelines recommend using an average noise level (Leq) threshold, which takes into consideration fluctuations in activity and equipment usage throughout the day.

To further reduce the potential for noise impacts, implementation of the design features which are listed below would further minimize construction noise impacts. The design features are included in the project’s Conditions of Approval for PP2022-0004. Thus, the project’s short-term noise impacts would be less than significant.

Required Short-term Project Design Features:
 Construction-related noise activities shall comply with the requirements set forth in the City of Corona Municipal Code Chapter 17.84.040:

1. Construction shall not occur between the hours of 8:00 p.m. and 7:00 a.m. Monday through Saturday;

2. Construction shall not occur between the hours of 6:00 p.m. and 10:00 a.m. on Sundays and federal holidays.
 During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices and equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. Idling equipment should be turned off when not in use.  Locate staging area, generators and stationary construction equipment as far from any adjacent sensitive receptors as reasonably feasible.
 Obtain a construction work permit from the City of Corona prior to starting construction.

Long-term (Operational) Noise Impacts
Long-term noise impacts associated with the project would be generated from parking lot noise and mechanical HVAC equipment. Operational noise was analyzed at all adjacent property lines surrounding the project site and at the nearest existing residential properties. See Figure 2. The noise analysis considered all project noise sources operating simultaneously during the daytime (7:00 a.m. to 10:00 p.m.) at the property lines of the nearest adjacent residential properties. The project is subject to the City’s noise standards for stationary noise under CMC Section 17.84.040(C).

The stationary noise standards are shown in Table 10.A below.

Table 10.A: City of Corona Stationary Noise Standards
Environmental: Fitness Mania IS/MND
City of Corona 21 Environmental Checklist

Figure 2: Typical Operational Day/Night Noise Levels (dBA) Figure 3: Typical Operational Noise Contour – Daytime
Environmental: Fitness Mania IS/MND
City of Corona 22 Environmental Checklist

Figure 4: Typical Operational Noise Contour – Nighttime Noise was measured for the daytime and nighttime hours.  Daytime: Based on the results of the noise analysis, noise levels generated by the project would range from

42.6 dBA to 48.1 dBA measured at the receiver locations shown in Figure 2. These noise levels are below the City’s daytime noise standard of 55 dBA at the adjacent property lines. Figure 3 shows the project’s noise contours for the daytime hours.
 Nighttime: Based on the results of the noise analysis, noise levels generated by the project noise would range from 42.4 dBA to 48.0 dBA measured at the receiver locations shown in Figure 2. These noise levels are below the City’s nighttime noise standard of 50 dBA at the adjacent property lines. Figure 4 shows the project’s noise contours for the nighttime hours.

The change in the existing noise levels as a result of the project would range from approximately 0.0 dBA to 3.5 dBA during daytime hours. For the daytime hours, the change in the existing noise levels as a result of the project would similarly range from approximately 0.0 dBA to 3.5 dBA during daytime hours. This noise change as a result of the project is considered insignificant because, per the study, because the human can barely perceive a change in noise level of 3 dB.

Note that the results of the long-term noise impact analysis assumes that the project design features listed below are integrated into the project. These design features are a requirement of the project’s Conditions of Approval associated with PP2022-0004. Therefore, the project’s long-term noise impacts would be less than significant.

Required Long-term Project Design Features:
 Prior to issuance of building permits, the project proponent shall demonstrate to the City building department that the proposed building shell assembly and window assemblies will achieve exterior to interior noise reduction that will meet the State/City building code requirement of 45 dBA CNEL.  All HVAC equipment and exhaust fans should be fully shielded or enclosed from the line of sight of adjacent residential uses. Shielding/parapet wall should be at least as high as the equipment.  Truck deliveries, loading/unloading activity, and trash pick-up should be limited to daytime (7 a.m. – 10 p.m.) hours only.
 Limit engine idling time for all trucks to 5 minutes or less.

Additionally, the project is required to adhere to the stationary noise standards under CMC Section 17.84.040(C) which would reduce operational noise impacts to the health club facility on the project site to a less than significant level. Therefore, no mitigation is required.

Environmental: Fitness Mania IS/MND
City of Corona 23 Environmental Checklist

b. Vibration from construction was analyzed in the project’s Noise Impact Study (RK Engineering, dated February 1, 2023). To determine the vibratory impacts during construction, reference construction equipment vibration levels were utilized and then extrapolated to the façade of the nearest adjacent structures. The nearest sensitive receptors are the residential structures identified in Figure 1. All structures surrounding the project site are considered “existing residential structures”. No historical or fragile buildings are known to be located within the vicinity of the site. Based on the results of the vibration analysis, the project’s construction activities would not cause any damage potential to the nearest structures. The annoyance potential of vibration from construction activities would be barely perceptible.

Table 10.B: Construction Vibration Impact Analysis
c. See discussions under Section 10.a.
d. See discussions under Section 10.a.
e. The project site is located approximately 4.6 miles south of the Corona Municipal Airport. Based on the Riverside County Airport Land Use Compatibility Plan (ALUCP), the project site is not within any identified noise contour or compatibly zone and therefore, does not conflict with the ALUCP and no mitigation is required.

11. PUBLIC SERVICES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Fire protection
b. Police protection
c. Schools
d. Parks & recreation facilities
e. Other public facilities or services
Discussion:
a. The Corona Fire Department (CFD) will provide all emergency and medical aid calls to the project site. Station 1, located at the northeast corner area of Magnolia Avenue and Ontario Avenue, will provide first in response to the project site. Station 1 is located approximately 3 miles from the project site and is equipped with a paramedic engine company, water tender, and research engine with several personnel. Average response time to the project site is estimated to be approximately six minutes including travel time and turn-out time. Therefore, response times to the project site will not be impacted and the project does not require the construction of new fire protection facilities.

Environmental: Fitness Mania IS/MND
City of Corona 24 Environmental Checklist

b. The City of Corona Police Department will provide patrol and emergency response to the project site. The Corona Police Department presently has over 200 employees, including officers and support staff and is stationed at 730 Corporation Yard Way which is approximately 3.4 miles from the project site. The City’s police patrol officers work assigned zones throughout the city; therefore, officers responding to the project site can come from either the city’s police station or from their assigned zone while on patrol. Therefore, police services are not anticipated to be impacted by the proposed project and the project does not require the construction of new police protection facilities. c. The proposed project will not lead to the generation of additional students at the Corona Norco Unified School District.

However, the project applicant may be subject required to pay statutory school fees at the time of issuance of building permits. Therefore, no additional mitigation beyond the required payment of fees to the school district apply. d. Since new development over time will potentially impact existing city services, such as streets, police and fire services, parks, and library services, project applicants are required to pay the adopted development impact fees that are in effect at the time of issuance of building permits and construct necessary facilities. This is enforced by city ordinance (CMC Chapter 16.23); therefore, no additional mitigation is warranted. e. See discussion under 11.d.

12. UTILITIES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Exceed wastewater treatment requirements
b. Involve construction/expansion of water or wastewater treatment facilities
c. Involve construction/expansion of storm drains
d. Sufficient water supplies/compliance with Urban Water Management Plan.
e. Adequate wastewater treatment capacity
f. Adequate landfill capacity
g. Comply with solid waste regulations
Discussion:
a. As required for all projects by the City’s Utilities Department, the project is required to construct or guarantee the construction of all necessary public water and sewer facilities needed to serve the project. All water and sewer facilities are required to be designed per the standards of the Utilities Department and Riverside County Department of Health Services and will be reviewed by the Utilities Department during the plan check process. Also, Water Reclamation Facility #1 located at 2250 Railroad Street would serve the proposed development and has adequate capacity. The facility currently has a capacity to treat 11.5 mgd (million gallons per day) of sewer. This would reduce the impacts to less than a significant level and therefore, no mitigation would be required.

Environmental: Fitness Mania IS/MND
City of Corona 25 Environmental Checklist

b. See discussion under Section 12.a.
c. A Hydrology Study was prepared by ITF & Associates, Inc. on March 6, 2023, to analyze the project’s drainage patterns. Per the study, the drainage pattern flows in an easterly direction where flow will be collected in a proposed catch basin located at the northeast portion of the site. The flow from the catch basin will then be directed into detention basin with overflow discharging into the adjacent flood control channel. A separate encroachment permit must be obtained by the applicant from the Riverside County Flood Control District prior to construction. As required by the city, both Main Street and Chase Drive will be widened per city standards. Additionally, the city will require that the applicant construct a landscape median within Main Street, in front of the project site. The flow will be directed into proposed curb & gutter and directed northerly. The flow along Chase Dr. will be directed into proposed curb and gutter and directed easterly. Therefore, the proposed flows and capacities generated by the new development do not exceed the capacity of the existing stormwater system and do not increase the potential for onsite or offsite flooding. d. A Preliminary Water Quality Management Plan (WQMP) was prepared for the project by Yefim Tsalyuk (ITF & Associates, Inc.) on March 1, 2023. Per the preliminary WQMP, the site currently drains from the southeast to the northeast portion of the site. The project will construct bio retention and catch basins throughout the site to capture storm water run-off. The run-off will be filtered through onsite infiltration and bio-infiltration systems for pollutants and debris before being discharged into the city’s storm drain system. As part of the project’s grading permit process, the applicant is required to submit a final WQMP and the city’s Development Services Division inspector also inspects the project site for compliance with the final approved WQMP during the on-site grading process and at time of project completion. Therefore, the project would not impact water quality or violate water quality standards and no mitigation is required.
e. See discussion 12.a.
f. Waste Management (WM) is contracted by the City of Corona as the sole hauler of solid waste and provider of recycling services. WM provides refuse collection to residential, commercial, and industrial customers. Solid waste from the project would be transported to the El Sobrante landfill located at 10910 Dawson Canyon in Corona. The El Sobrante landfill accepts a maximum 16,054 tons of waste per day and has a remaining capacity of 143,977,170 tons and an estimated closure date of 2051. Per the General Plan Technical Update EIR, the County of Riverside is required to maintain 15 years’ identified disposal capacity, or have a plan to transform or divert its waste, pursuant to AB 939. Thus, while General Plan buildout could occur after 2051, the County would be required to have 15 years identified disposal capacity after that date. There is adequate landfill capacity in the region for solid waste that would be generated by the 2020-2040 General Plan buildout. Furthermore, new developments approved by the City would be required to contain storage areas for recyclable materials in conformance with California Public Resources Code Sections 42900 et seq., and the City of Corona Municipal Code Chapter 8.20 (Collection of Refuse and Recyclable Materials). Solid waste diversion program would continue operating and would have adequate capacity to accept all future wastes and recyclables to reduce landfilled waste. Therefore, impacts would be less than significant, and no mitigation is required.
g. See discussion under Section 12.f.
13 AESTHETICS:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Scenic vista or highway
b. Degrade visual character of site & surroundings
c. Light or glare
d. Scenic resources (forest land, historic buildings within state scenic highway)
Environmental: Fitness Mania IS/MND
City of Corona 26 Environmental Checklist

Discussion:
a & b.

Main Street is identified as a City Designated Scenic Corridor per Figure CD-1 of the Community Design Element of the city’s General Plan from Third Street down to its southern terminus as it provides views of the Santa Ana Mountains to the west and south, and the low foothills of the San Bernardino Mountains to the east. The portion of Main Street that fronts the project site is part of this scenic highway stretch. Therefore, good design of the proposed development is important in order to prevent degradation to this scenic stretch. The Mountain Gate Specific Plan and the South Corona Community Facilities Plan implement development standards and architectural design guidelines to ensure that the project is designed and constructed to be aesthetically pleasing and attractive to its surrounding areas and to ensure there is no degradation this scenic corridor. Furthermore, the building is set back 93 feet from the property line along Main Street, and the building height, as measured from the roof structure, is proposed at approximately 30 feet in height from the Main Street elevation, which is less than the 40-foot maximum height limit allowed for buildings in the Quasi-Public designation of the Mountain Gate Specific Plan. Therefore, mitigation pertaining to scenic highways or visual character of site and surroundings is not required.

The project is designed approximately 10 feet below street level and will contain ample landscaping. As such the proposed parking along the front and side of the building will not be too visible from both Main Street and Chase Drive. c.

The project will have parking lot poles installed in the parking lot and exterior building light fixtures. As there are no residential land uses that are located immediately adjacent to the project site, the project’s lighting is not expected to be a concern. Also, the area contains existing street light poles along Main and Chase, and lighting from the adjacent medical office development to the north, church to the southwest, and nearby residential developments. Therefore, the project’s lighting is not expected to be a nuisance to the area due to the ambient lighting that already exists in the area.

Furthermore, the project will be conditioned to comply with Section 17.84.070 of the Corona Municipal Code, which states that “all areas of exterior lighting shall be designed to direct light downward with minimal spillover onto adjacent residences, sensitive land uses, and open space.” Therefore, glare effects from the project is not expected to be an issue and no mitigation is warranted.
d.

The project site is not located immediately adjacent to any forest lands. There are no historic buildings located in the vicinity of the project site. No state-designated scenic highway is located within the vicinity of the project site. Therefore, the project would not impact scenic resources and no mitigation is required.

14. CULTURAL RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Historical resource
b. Archaeological resource
c. Paleontological resource or unique geologic feature
d. Disturb human remains
Discussion:
a. & b.

Brian F. Smith and Associates, Inc. (BFSA) prepared a Phase 1 Cultural Resources Assessment Report, updated December 13, 2022, for the project. The purpose of the analysis was to determine whether the project would cause Environmental: Fitness Mania IS/MND
City of Corona 27 Environmental Checklist

substantial adverse changes to any historic or archaeological resources as defined by CEQA, that may exist in or near the project area. In order to identify such resources, BFSA conducted a historical/archaeological resources records search, pursued historical background research, contacted Native American representatives, and carried out a systematic field survey. Through the various avenues of research, the consultant did not encounter any historical resources within or adjacent to the project area. Therefore, no impacts related to historical resources would occur.

According to the report, however, based upon the potential for buried resources, the report recommends monitoring of grading to prevent the inadvertent destruction of any potentially important cultural deposits that were not observed or detected during the current cultural resources study. The monitoring program should include Native American observers only in the event that prehistoric deposits are discovered. The scope of the Native American monitoring will be determined following the discovery of any Native American sites or artifacts. [MM 14-B and MM 17-A] c. BFSA prepared a Paleontological Assessment Report, dated September 6, 2022, for the project. The purpose of the report was to determine whether the proposed project would potentially disrupt or adversely affect any significant, nonrenewable paleontological resources, as mandated by CEQA.

The project lies within the Chino and Elsinore fault zones near the northeastern edge of the Santa Ana Mountains.

The western half of the project is situated on Holocene and upper Pleistocene-aged gravelly young alluvial fan deposits. These deposits are composed of unconsolidated, granule- to cobble-sized gravel, and are restricted to a single alluvial fan that is bisected by younger fans emanating from the Main Street and Eagle Canyons. The east half of the project is similarly mapped as Holocene and upper Pleistoceneaged young gravelly alluvial fan deposits, consisting of gravels that emanate from Main Street and Eagle Canyons, but are slightly younger than deposits identified as Unit 1 of the report.

In order to identify any paleontological resource localities that may exist in or near the project area and to assess the possibility for such resources to be encountered in future excavation and construction activities, BFSA initiated a records search with the the Division of Geological Sciences at the San Bernardino County Museum, the Los Angeles County Museum of Natural History (LACM), and the Western Science Center (WSC),as well as data from published and unpublished paleontological literature (Jefferson 1991, 2009).The resulting locality records search did not identify any previously recorded fossil localities from within the boundaries of the project. Additionally, BFSA conducted a field survey on August 17, 2022 in accordance with the guidelines of the Society of Vertebrate Paleontology. The results of the research procedures indicated that there were no paleontological resources, or evidence indicating the presence of paleontological resources, identified as a result of the survey.

According to the Paleontological report, research has confirmed the existence of Holocene and upper Pleistoceneaged gravelly young alluvial fan deposits at the project that may be potentially fossiliferous at depth. Based on paleontological sensitivity ratings for the geological formations underlying the project, the City of Corona (General Plan: City of Corona 2020; EIR: City of Corona 2019) requires the preparation of a Paleontological Resources Monitoring and Mitigation Plan (PRMMP) for approval by the city of Corona prior to approval of grading plans for the project. The PRMMP shall follow the guidelines outlined in mitigation measures GEO-1, GEO-2, GEO-3, and GEO-6, and shall be approved prior to approval of the project’s grading plans by the city’s Planning & Development Department. However, based on the findings of this assessment, it is recommended that the PRMMP contain the following modifications to the mitigation measures presented in Section V (City of Corona 2019, 2020). These modifications are based primarily on the very coarse character of the deposits observed at the surface during the project survey, and their young age. Deposits such as these typically have a low potential to yield fossils.

With implementation of a mitigation program, impacts to paleontological resources would be reduced to less than significant. [MM 14-C]
Mitigation Measure
MM 14-B:

1. Prior to issuance of a grading permit, the applicant shall provide written verification in the form of a letter from the project archaeologist to the lead agency stating that a certified archaeologist has been retained to implement the monitoring program.

2. The certified archaeologist shall attend the pre-grading meeting with the contractors to explain and coordinate the requirements of the monitoring program.

3. During the cutting of previously undisturbed deposits, the archaeological monitor(s) shall be on-site, as determined by the consulting archaeologist, to perform periodic inspections of the excavations. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and the presence and Environmental: Fitness Mania IS/MND
City of Corona 28 Environmental Checklist

abundance of artifacts and features. The consulting archaeologist shall have the authority to modify the monitoring program if the potential for cultural resources appears to be less than anticipated.

4. Isolates and clearly non-significant deposits will be minimally documented in the field so the monitored grading can proceed.

5. In the event that previously unidentified cultural resources are discovered, the archaeologist shall have the authority to divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources. The archaeologist shall contact the lead agency at the time of discovery. The archaeologist, in consultation with the lead agency, shall determine the significance of the discovered resources. The lead agency must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the lead agency before being carried out using professional archaeological methods. If any human bones are discovered, the county coroner and lead agency shall be contacted. In the event that the remains are determined to be of Native American origin, the Most Likely Descendant (MLD), as identified by the NAHC, shall be contacted in order to determine proper treatment and disposition of the remains.

6. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods. The project archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis.

7. All cultural material collected during the grading monitoring program shall be processed and curated according to the current professional repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent curation.

8. A report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of the lead agency prior to the issuance of any building permits. The report will include DPR Primary and Archaeological Site Forms.

MM 14-C:

Prior to issuance of a grading permit, the applicant shall retain a qualified paleontological consultant to develop a PRMMP in accordance with CEQA and the Society of Vertebrate Paleontology guidelines and submit the mitigation program to the City. The mitigation program should include, but not be limited to, the following:

1. GEO-2: a “high” paleontological sensitivity has been assigned to the alluvial deposits approximately situated across the west half of the project. These deposits shall be monitored by a qualified paleontological monitor on a fulltime basis during the grading of the project. It is recommended here that monitoring begin at a depth of five feet.

2. GEO-3: a “low to high” paleontological sensitivity has been assigned to the alluvial deposits approximately situated across the east half of the project. These deposits shall be monitored by a qualified paleontological monitor during the grading of the project if construction activity exceeds the depth of the low-sensitivity surficial sediments, since the underlying (deeper) sediments may have a high sensitivity. However, the depth of the transition from “low” to “high” sensitivity within the alluvial deposits is not known at the project. It is recommended here that the assessment of low vs. high paleontological resource sensitivity within the deposits begin at a depth of five feet. Thereafter, the qualified paleontological monitor, in consultation with the Qualified Paleontologist, shall determine the necessity and/or duration of paleontological monitoring.

3. GEO-6: If paleontological resources are found, they shall be deposited at the Western Science Center in Hemet, in recognition of their regional importance and scientific integrity for paleontology in Riverside County and southern California.
d. Mitigation Measure 17-A [MM 17-A] under the Tribal Cultural Resource section would address inadvertent discoveries of human remains during project grading and construction. This would reduce impacts to less than significant.

15. AGRICULTURE RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
Environmental: Fitness Mania IS/MND
City of Corona 29 Environmental Checklist

a. Williamson Act contract
b. Conversion of farmland to nonagricultural use
Discussion:
a. The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments which are much lower than normal because they are based upon farming and open space uses as opposed to full market value. The purpose of the Act is to encourage property owners to continue to farm their land, and to prevent the premature conversion of farmland to urban uses. The project site is not located within a Williamson Act contract area. Therefore, no impact to Williamson Act lands will result from the proposed development and no mitigation is required. b. The project site is not a designated farmland per the farmland maps compiled by the California Department of Conservation, Farmland Mapping and Monitoring Program (FMMP). For this reason, development of the project site would not result in the conversion of farmland to nonagricultural uses; therefore, there would be no impacts and no mitigation would be required.

16. GREENHOUSE GAS:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Generate greenhouse gases
b. Conflict with a plan, policy or regulation
Discussion:
a. The City of Corona adopted the City of Corona Climate Action Plan Update (CAP) in 2019, which utilizes the Greenhouse Gas Emissions CEQA Thresholds and Screening Tables to determine whether or not a project would have a significant impact on greenhouse gas emissions. The screening tables are to provide guidance in measuring GHG reductions attributable to certain design and construction measures incorporated into development projects. Projects that garner at least 100 points will be consistent with the reduction quantities anticipated in the Corona CAP and would thus be considered less than significant. Utilizing the screening tables would also allow the City to meet its established GHG emissions targets. Small projects that are expected to emit GHG emissions that are less than 3,000 MtCO2e (metric tons of CO2e equivalent) are not required to utilize the screening tables, as they would be expected to have a less than significant individual and cumulative impact for GHG emissions.

The project’s Air Quality and Greenhouse Gas Impact Study (RK Engineering, December 2022) determined that the project’s annual GHG emissions would be 1,728.37 MTCO2e/year, less than City’s CAP of 3,000 MtCO2e (metric tons of CO2e equivalent). Based on the design and construction measures that RK Engineering selected for the project, the project was capable of garnering a total project score of 136 points, which shows compliance with the Corona CAP. The project has been conditioned to implement the design and construction measures that were selected by RK Engineering for the project. Implementation of these measures would reduce impacts related to greenhouse gas emissions to less than significant.
b. The project proposes to incorporate several energy efficiency design features (i.e., energy efficient lighting and appliances) that would comply with Title 24 requirements as well as the California Green Building Code standards that are consistent with the Corona CAP’s design and construction measures. Therefore, the project would be consistent with the CAP, which is consistent with the state’s GHG reduction.

Environmental: Fitness Mania IS/MND
City of Corona 30 Environmental Checklist

17. TRIBAL CULTURAL RESOURCES
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or
b. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe Discussion:
a. The project is not located on the California Register of Historical Resources or on the City’s register of historic resources and would have no impacts to the state’s or city’s historic resources. b. The project is subject to tribal consultation under AB 52. The purpose of AB 52 is to ensure that local and tribal governments, public agencies, and project components have information available, early in the planning process to identify and address potential adverse impacts to tribal cultural resources. The Planning and Development Department initiated the process by notifying the local Native American tribes of the proposed project through a letter of transmittal dated September 26, 2022. The Planning and Development Department received written response from the Rincon Band of Luiseño Indians on October 18, 2022, requesting to be provided with copies of existing documents pertaining to the project such as the cultural survey, including the archaeological site records, shape files, archaeological record search results, geotechnical report, and the grading plans. On December 20, 2022, after review of the City-provided documents and internal review of their documents, the Rincon Band had no information on specific Tribal Cultural Resources within the project area to share, however they stated that this did not mean that none could exist. While they did not request consultation, they did reserve their right to comment throughout the public review period.

Compliance with the mitigation measures in the Cultural Resources section (MM 14-B and MM 14-C) and the mitigation measure below (MM 17-A) would reduce impacts to tribal cultural resources to less than significant.

Mitigation Measures
MM 17-A Discovery of Human Remains: In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project proponent shall then inform the Riverside County Coroner and the City of Corona Community and Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC to determine the most likely descendant(s). The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The Disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts.

The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the consulting archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC).

According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052) determined in consultation between the project proponent and the MLD. In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply and the median and decision process will occur with the NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).

Environmental: Fitness Mania IS/MND
City of Corona 31 Environmental Checklist

18. MANDATORY FINDING OF SIGNIFICANCE:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Fish/ wildlife population or habitat or important historical sites b. Cumulatively considerable impacts
c. Substantial adverse effects on humans
d. Short-term vs. long-term goals
Discussion:
a., b., c., & d.

Based on the Initial Study, development of the proposed project would have either no impact, or potential effects of the proposal are substantiated at or mitigated to levels below thresholds of significance. Based on the analysis presented in the preceding checklist, the project has the potential to result in significant impacts under the following environmental topics:
 Biological Resources
 Hazards / Hazardous Materials
 Cultural Resources; and
 Tribal Cultural Resources.

However, appropriate mitigation measures have been developed. Mitigation Measures 7-A through 17-A successfully mitigate all identified potential impacts to less than significant levels. Therefore, project impacts to fish/wildlife population or habitat, important historical sites, cumulatively considerable impacts, substantial adverse effects on humans, or short-term vs. long-term goals are considered less than significant.

19. WILDFIRE:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Substantially impair an adopted emergency response plan or emergency evacuation plan
b. Due to slope, prevailing wind, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from wildfire or the uncontrolled spread of a wildfire
c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water resources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability or drainage changes
Environmental: Fitness Mania IS/MND
City of Corona 32 Environmental Checklist

Discussion:
a. & b.

The project site is not located within a high fire hazard severity zone. The project site is also not adjacent to other properties that are within a high fire hazard severity zone. There are no slopes, prevailing winds, or other factors that would exacerbate wildlife risks and expose project occupants to pollutant concentrations from wildlife. Therefore, no impacts are expected as it relates to wildfire.

The properties to the north and beyond have been developed for commercial purposes and the properties to the south and west have also been developed for residential purposes, including paved concrete surfaces, paved access and commercial and residential buildings. The proposed health fitness club will also be constructed in accordance with the California Building Standards Code and California Fire Code which will require adequate fire suppression measures such as fire sprinklers and adequate water pressure for fire hydrants serving the project. Therefore, no impacts are expected. c.

Paved roadway access is provided to the project from two public streets, Main Street and Chase Drive. Therefore, the site has adequate access in the event to an evacuation or fire-related emergency. d.

The project site will be graded and contain a maximum 8.3% slope to accommodate adequate drainage for the site. The site is surrounded by developed parcels to the north, south and west. While there is a water detention basin to the immediate east of the subject site, it is anticipated that this parcel will be developed with commercial or residential land uses in the near future. The site has no significant slopes nor is it located nearby any slopes. The site is also not located in a downstream flood area. Therefore, development of the project would not expose people or structures to risks related to landslides or flooding that could occur post-fire. No impacts are expected.

20. ENERGY:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency
Discussion:

The Fitness Mania Energy Analysis was prepared for the project by RK Engineering, dated December 16, 2022, to evaluate the energy and fuel use impacts associated with the proposed project. The following discussions are based on the findings of the Energy Analysis:
a. The project will implement the mandatory requirements of California’s Building Efficiency Standards (Title 24, Part 6) to reduce energy consumption. California’s building standards are some of the strictest in the nation and the project’s compliance with the Building Code will ensure that wasteful, inefficient or unnecessary consumption of energy is minimized. The California Building Code is designed to reduce the amount of energy needed to heat or cool a building, reduce energy usage for lighting and appliances and promote usage of energy from renewable sources. In particular, the project is expected to comply with Section 110.10 of the building code regarding mandatory requirements for solar readiness and provide a rooftop solar zone. Furthermore, the project proposes to include rooftop solar panels as part of its design. Recent court rulings indicate that when determining if a project would have a potentially significant impact to energy conservation, the analysis should consider whether any renewable energy features could be incorporated into the project. By including rooftop solar panels as part of the project’s design, the proposed project is compatible with recent court rulings and ensures that wasteful, inefficient, or unnecessary consumption of energy is minimized. Therefore, the project impact is considered less than significant. b. In 2002, the Legislature passed SB 1389, which required the CEC to develop an integrated energy plan every 2 years for electricity, natural gas, and transportation fuels, for the California Energy Policy Report. The plan calls for the State to assist in the transformation of the transportation system to improve air quality, reduce congestion, and increase the Environmental: Fitness Mania IS/MND
City of Corona 33 Environmental Checklist

efficient use of fuel supplies with the least environmental and energy costs. To further this policy, the plan identifies a number of strategies, including assistance to public agencies and fleet operators in implementing incentive programs for zero-emission vehicles and their infrastructure needs, and encouragement of urban designs that reduce VMT and accommodate pedestrian and bicycle access.

The CEC recently adopted the 2019 Integrated Energy Policy Report (CEC 2019). The 2019 Integrated Energy Policy Report provides the results of the CEC’s assessments of a variety of energy issues facing California. Many of these issues will require action if the State is to meet its climate, energy, air quality, and other environmental goals while maintaining energy reliability and controlling costs. The 2019 Integrated Energy Policy Report covers a broad range of topics, including implementation of SB 100, integrated resource planning, distributed energy resources, transportation electrification, solutions to increase resiliency in the electricity sector, energy efficiency, transportation electrification, barriers faced by disadvantaged communities, demand response, transmission, and landscape-scale planning, the California Energy Demand Preliminary Forecast, the preliminary transportation energy demand forecast, renewable gas (in response to SB 1383), updates on Southern California’s electricity reliability, natural gas outlook, and climate adaptation and resiliency.

As indicated above, energy usage on the project site during construction would be temporary in nature. In addition, onsite renewable energy generation combined with all electric homes significantly reduces the energy usage associated with operation of the proposed project and would be relatively small in comparison to the State’s and County’s available energy sources and energy impacts would be negligible at the regional level. Because California’s energy conservation planning actions are conducted at a regional level, and because the project’s per capita energy consumption is less than the regional (State or County) level, the proposed project would not conflict with California’s energy conservation plans as described in the CEC’s 2019 Integrated Energy Policy Report. Therefore, the proposed project would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency, and no mitigation measures would be necessary.

21. PREVIOUS ENVIRONMENTAL ANALYSIS:

Earlier analysis may be used when one or more of the environmental effects have been adequately analyzed in an earlier EIR or Negative Declaration (Section 15063).

DOCUMENTS INCORPORATED BY REFERENCE:

1. City of Corona General Plan 2020-2040

2. City of Corona Technical Background Update EIR, 2019

3. Mountain Gate Specific Plan 89-01, June 7, 1989

4. South Corona Community Facilities Plan (SCCFP), July 6, 1988

5. Air, GHG, Energy Report, prepared by RK Engineering Group, dated December 16, 2022

6. Biological Assessment Report, prepared by BLUE Consulting Group, dated December 21, 2022

7. Hydrology Study, prepared by ITF & Associates, Inc., dated March 6, 2023

8. Noise Impact Study, prepared by RK Engineering Group, dated February 1, 2023

9. Paleontological Assessment, prepared by Brian F. Smith and Associates, Inc., dated September 6, 2022

10. Phase I Cultural Resources Assessment, prepared by Brian F. Smith and Associates, Inc., revised December 13, 2022

11. Phase 1 Environmental Site Assessment Report, prepared by Priority One Environmental, dated September 22, 2022

12. Preliminary Soil Investigation Report, prepared by GEO-ETKA, INC., dated December 20, 2022

13. Soil Sample Test Results for Organochlorine Pesticide, PCBs, and Chlorinated Herbicides, prepared by GEO-ETKA, INC., updated December 20, 2022

14. Soil Sample Test Results for Total Petroleum Hydrocarbons (gasoline and diesel range) and Lead, prepared by GEO-ETKA, INC., updated December 20, 2022

15. Traffic Impact Analysis, prepared by RK Engineering Group, dated September 12, 2022

16. Preliminary Project Specific Water Quality Management Plan (WQMP), prepared by Yefim Tsalyuk (ITF & Associates, Inc.), updated March 1, 2023
34 City of Corona Environmental Checklist

MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF CORONA

CALIFORNIA DEPARTMENT OF FISH AND GAME
No
Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date

BIOLOGICAL RESOURCES
MM 7-A Within thirty (30) days prior to issuance of a grading permit, the applicant shall have a qualified biologist prepare and submit a pre-construction clearance survey for the burrowing owl to the Planning and Development Department for review. Such survey shall be in conformance with the Riverside Conservation Authority’s MSHCP’s 7.3 Criteria, including Section 6.3.2. If burrowing owls are found onsite prior to ground disturbance, the applicant shall immediately inform the City, RCA, and the Wildlife Agencies (i.e. CDFW and USFWS), and coordinate further with the City, RCA, and the Wildlife Agencies, including the possibility of preparing a Burrowing Owl Protection and Relocation Plan, prior to initiating ground disturbance.

Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department - Planning Division

HAZARDS AND HAZARDOUS MATERIALS
MM 9-B & 9-D
The grading plans shall demonstrate that the existing surficial soils, upper 12 inches, will be placed at the bottom of deeper fill areas during grading.

Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department – Planning Division and Development Services Division

CULTURAL RESOURCES
MM14-B Prior to issuance of a grading permit, the applicant shall:

1. Prior to issuance of a grading permit, the applicant shall provide written verification in the form of a letter from the project archaeologist to the lead agency stating that a certified archaeologist has been retained to implement the monitoring program.

Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department – Planning Division 35 City of Corona Environmental Checklist
No
Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date
MM14-B Cont’ 2. The certified archaeologist shall attend the pre-grading meeting with the contractors to explain and coordinate the requirements of the monitoring program.

3. During the cutting of previously undisturbed
deposits, the archaeological monitor(s) shall be on-site, as determined by the consulting archaeologist, to perform periodic inspections of the excavations. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The consulting archaeologist shall have the authority to modify the monitoringprogram if the potential for cultural resources appears to be less than anticipated.

4. Isolates and clearly non-significant
deposits will be minimally documented in the field so the monitored grading can proceed.

5. In the event that previously unidentified
cultural resources are discovered, the archaeologist shall have the authority to divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department – Planning Division 36 City of Corona Environmental Checklist
No
Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date
MM14-B Cont’ potentially significant cultural resources. The archaeologist shall contact the lead agency at the time of discovery. The archaeologist, in consultation with the lead agency, shall determine the significance of the discovered resources. The lead agency must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the lead agency before being carried out using professional archaeological methods. If any human bones are discovered, the county coroner and lead agency shall be contacted. In the event that the remains are determined to be of Native American origin, the Most Likely Descendant (MLD), as identified by the NAHC, shall be contacted in order to determine proper treatment and disposition of the remains.

Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department – Planning Division 37 City of Corona Environmental Checklist No
Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date
MM14-B Cont’ 6. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods. The project archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis.

7. All cultural material collected during the
grading monitoring program shall be processed and curated according to the current professional repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent curation.

8. A report documenting the field and analysis
results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of the lead agency prior to the issuance of any building permits. The report will include DPR Primary and Archaeological Site Forms.

Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department – Planning Division 38 City of Corona Environmental Checklist
No Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date
MM 14-C Prior to issuance of a grading permit, the applicant shall retain a qualified paleontological consultant to develop a PRMMP in accordance with CEQA and the Society of Vertebrate Paleontology guidelines and submit the mitigation program to the City. The mitigation program should include, but not be limited to, the following: 1. GEO-2: a “high” paleontological sensitivity has been assigned to the alluvial deposits approximately situated across the west half of the project. These deposits shall be monitored by a qualified paleontological monitor on a fulltime basis during the grading of the project. It is recommended here that monitoring begin at a depth of five feet. 2. GEO-3: a “low to high” paleontological sensitivity has been assigned to the alluvial deposits approximately situated across the east half of the project. These deposits shall be monitored by a qualified paleontological monitor during the grading of the project if construction activity exceeds the depth of the low-sensitivity surficial sediments, since the underlying (deeper) sediments may have a high sensitivity. However, the depth of the transition from “low” to “high” sensitivity within the alluvial deposits is not known at the project. It is recommended here that the assessment of low vs. high paleontological resource sensitivity within the deposits begin at a depth of five feet. Thereafter, the qualified paleontological monitor, in consultation with the Qualified Paleontologist, shall determine the necessity and/or duration of paleontological monitoring.3. GEO-6: If paleontological resources are found, they shall be deposited at the Western Science Center in Hemet, in recognition of their regional importance and scientific integrity for paleontology in Riverside County and southern California.

Condition of approval
Submittal of documentation
Prior to issuance of a grading permit
Planning and Development Department – Planning Division 39 City of Corona Environmental Checklist
No Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date

TRIBAL CULTURAL RESOURCES
MM 17-A Discovery of Human Remains: In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving, the construction contractors, project archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project proponent shall then inform the Riverside County Coroner and the City of Corona Community and Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). The coroner shall contact the NAHC to determine the most likely descendant(s). The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The Disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts.

Condition of approval
Submittal of documentation
During grading and/or construction
Planning and Development Department – Planning Division 40 City of Corona Environmental Checklist
No Mitigation Measures Implementation
Action
Method of Verification
Timing of Verification
Responsible Person
Verification Date
MM 17-A Cont’
The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the consulting archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC). According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052) determined in consultation between the project proponent and the MLD. In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply and the median and decision process will occur with the NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).

Condition of approval
Submittal of documentation
During grading and/or construction
Planning and Development Department – Planning Division 41 City of Corona Environmental Checklist
This page is left intentionally blank and may be removed.