Exhibit 3 - Planning and Housing Commission staff report — Corona City Council, August 7, 2024

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 24-0514

PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 7/8/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

PP2023-0010: Precise Plan to review the site plan, architecture, landscaping and other features associated with a 115-unit multiple family affordable housing development project on 3.46 acres in the MP (Mobile Home Park) and R-3 (Multiple Family Residential) zones, located at the southwest corner of 2nd Street and Buena Vista Avenue (APNs: 118-270-051, 118-270-053 and 118-270-055). (Applicant: Second Street Housing LP, 14211 Yorba Street, Suite 200, Tustin, CA 92780) RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2638 GRANTING PP2023- 0010 based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 3.46 acres
Existing Zoning: MP (Mobile Home Park) and R-3 (Multiple Family Residential) Existing General Plan: High Density Residential (HDR), 15-36 du/ac Existing Land Use: Vacant Land
Proposed Land Use: Multiple Family, Affordable Housing Development Surrounding Zoning/Land Uses:

N: MP (Mobile Home Park) / Vacant
E: R-3 (Multiple Family Residential) / Apartments
S: S (School) / School
W: C-3 (General Commercial) / Commercial Center

BACKGROUND
Project History
The project site was formerly occupied by a mobile home park prior to its removal in 2016 to accommodate the widening of State Route (SR) 91. The Riverside County Transportation Commission (RCTC) was the agency responsible for the widening of the SR-91 and purchased the subject property to accommodate the right-of-way needed for the extension of 2nd Street to Lincoln Street City of Corona Page 1 of 14 Printed on 7/3/2024
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property to accommodate the right-of-way needed for the extension of 2nd Street to Lincoln Street which bifurcated the property into two areas. The property is located on the south side of 2nd Street and west of Buena Vista Avenue.

In 2019, the Corona Housing Authority purchased the property and two smaller contiguous parcels totaling 4.18 acres from RCTC. The intent of the purchase was for the City to partner with an affordable housing developer for the development of affordable housing. In 2021, the Corona Housing Authority selected the applicant, 2nd Street Housing (C&C Development) through a Request for Qualifications and Proposal process to develop the site.

On October 12, 2023, the applicant submitted two Development Plan Review applications to the city for preliminary review. The applications were for the development of two housing projects on the combined 4.18-acre site consisting of: 1) 25 permanent supportive housing units, and 2) 115 multifamily residential units. Both projects are proposed as 100% affordable units, except for the manager’s units. The permanent supportive housing units are proposed on the western 0.72 acres of the site. The remainder 3.46 acres on the eastern portion of the site will be developed with the multi -family residential development. The projects were reviewed by the Development Plan Review Committee on November 2, 2023, where the applicant received preliminary feedback on the project’s design.

On December 28, 2023, the applicant formally submitted two Precise Plan applications and two Affordable Housing and Density Bonus applications to the city. The applications were reviewed by the Project and Environmental Review Committee on January 18, 2024. The Committee commented on the incompleteness of the applications. The applicant addressed the Committee’s comments, and the projects were subsequently scheduled for the July 8, 2024 Planning and Housing Commission meeting.

On June 10, 2024, the Planning and Housing Commission reviewed and approved a General Plan Consistency Determination for the sale of the parcels to the applicant. The applicant intends to close on the properties in early 2025.

Both projects are proposed as 100% affordable units, with the exception of the manager’s units. The permanent supportive housing development will be developed on the western 0.72 acres of the site.

The remainder 3.46 acres on the eastern portion of the site will be developed with the multi-family residential development. The applicant will convert the three parcels into two parcels via a lot line adjustment process.

This staff report for Precise Plan 2023-0010 (PP2023-0010) is for the 115-unit multi-family residential housing development, which is referred to herein as the “Project”. The 25-unit permanent supportive housing development is proposed under a separate precise plan application, PP2023-011.

State Density Bonus Law & California Housing Accountability Act The multi-family residential development is a project under the State Density Bonus Law [Government Code § 65915], which is a state mandated law that allows developers of eligible housing projects to receive increased density and/or other benefits by right to help the developer build the housing project at the density that the developer is seeking. The project qualifies as a City of Corona Page 2 of 14 Printed on 7/3/2024
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build the housing project at the density that the developer is seeking. The project qualifies as a project under the State Density Bonus Law because the project has agreed to rent 114 of the units on the property to qualifying households at an affordable rent. Qualifying households are considered households that do not exceed the maximum allowable income limits for the Very Low Income, Low Income and Moderate Income categories published by the California Department of Housing and Community Development. For this project, 91 units will be restricted to Low Income households, and 23 units will be restricted to Moderate Income households. The units will be restricted to their level of affordability for a minimum term of 55 years.

The project site is comprised of three parcels with the following zoning and General Plan designation:

Assessor’s Parcel
Number
Acreage Zoning General Plan
118-270-055 4.01 ac Mobile Home Park (MP) High Density Residential 118-270-053 0.16 ac Multiple Family Residential (R-3) High Density Residential 118-270-051 0.01 ac Multiple Family Residential (R-3) High Density Residential The project site is zoned Mobile Home Park (MP), which allows a maximum density of eight (8) mobile homes per acre. The site has a General Plan designation of High Density Residential (HDR) which allows a density range of 15-36 du/ac. Under the State Density Bonus Law, the project is allowed to be developed at the highest density allowed for the property, which is 36 du/ac under the General Plan. The project’s density on the 3.46-acre site is 33.2 du/ac which is within the HDR’s density limit of 36 du/ac.

According to the Housing Accountability Act [Government Code § 65589.5] if a proposed housing development is consistent with the property’s General Plan but the zoning of the property is inconsistent with the General Plan because the resulting density would be less than allowed by the General Plan, the city can allow the project to comply with the objective standards and criteria of the zoning which is consistent with the General Plan. In the case of the proposed project, the project is allowed to be developed per the objective standards and criteria established for the R-3 zone, because the R-3 zone is a multiple family residential zone that permits the density allowed by the HDR designation. As such, the project is being reviewed according to the development standards of the R-3 zone.

The applicant is applying for several waivers to reduce or modify certain development standards established by the Corona Municipal Code (CMC) to build the project at the density proposed. This is one of the benefits allowed by the State Density Bonus Law. The waivers are discussed under the Waiver of Development Standards section of this report.

The applicant is required to enter into a density bonus agreement with the city which is the mechanism that ensures the housing units remains affordable according to the density and waivers that are being granted by the city. The density bonus agreement requested by the applicant, AHDB2023-0002, is a separate application and outlines the requested waivers, identifies the affordable units, addresses covenant terms, annual reporting, and the terms of the agreement.

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

Site Plan
The applicant proposes to develop a multiple family residential development consisting of 115 affordable units totaling 153,205 square feet. The project proposes the following:
· Four detached, 3-story buildings consisting of the following: Building 1 (15-plex), Building 2 (45-plex), Building 3 (26-plex); and Building 4 (29-plex) · Community and Mail Rooms
· Laundry Facilities
· Leasing Office
· Pool Building
· Community Pool
· Children’s play area
· 34% Lot Coverage; 17.7% common area; 6.4% private outdoor living space; and 21% landscaped area
Table 1 depicts the building types, sizes and unit mix, and Table 2 depicts the combined unit totals:

Table 1: Unit Summary
Unit
Type
Bedrooms Bathrooms Required Unit
Size (Sq.ft.) of
R3 Zone
Unit Square
Footage
Meet R3
Zone
Standard
Total Unit
Types
Total Bldg.

Sq.ft.

Building 1 (15-Plex) 23,407.5
Unit 2 2 1 600 939 Yes 5
Unit 3 3 2 600 1,115 Yes 10
Building 2 (45-Plex) 53,263.6
Unit 1 1 1 600 764 Yes 3
Unit 2 2 1 600 939 Yes 15
Unit 3 3 2 600 1,115 Yes 21
Unit 4 Studio 1 600 588 No* 6
Building 3 (26-Plex) 32,586.2
Unit 1 1 1 600 764 Yes 15
Unit 2 2 1 600 939 Yes 5
Unit 3 3 2 600 1,115 Yes 6
Building 4 (29-Plex) 43,947.9
Unit 2 2 1 600 939 Yes 21
Unit 3 3 2 600 1,115 Yes 8
TOTAL: 115 153,205.2
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*Waiver requested by Density Bonus Agreement
Table 2: Combined Unit Totals
Unit Type Total Units
Unit 1 (1 Bed) 18
Unit 2 (2 Bed) 46
Unit 3 (3 Bed) 45
Unit 4 (Studio) 6
Total 115
The buildings are oriented towards 2nd Street and Buena Vista Avenue which provides for consistent massing and street presence across the entire site. Three of the buildings (Bldg. 1, 2 and 4) are situated around a central courtyard which includes open space and a pool. Parking is situated along the southern boundary of the property providing for a buffer between the residential units and Corona-Norco School District yard. The site layout is based on reduced front and reduced street side yards to maximize the development of the elongated 3.46-acre site. As a result, Building 2 is set back approximately 4.5 to 8.5 feet from 2nd Street, and Building 3 is set back approximately 4.5 to 10 feet from Buena Vista Avenue.

The perimeter yard setbacks from the project site’s property lines are shown in the following table.

Table 3
Yard Setbacks Required by the R-3 Zone
Yard Location Required Yard
Setback
Proposed Yard
Setback
Meet R-3 Zone
Standard
Waiver Requested
by Density Bonus
Agreement
Front 25 feet 4 feet, 6 inches No Yes
Side (2nd St.) 15 feet 4 feet, 6 inches No Yes
Side (South) 10 feet 1 foot, 8.25 inches No Yes
Rear 10 feet 3 feet No Yes
The waivers, according to the project’s density bonus agreement, are discussed under the Waivers of Development Standards section of this report.

Common and Private Open Space / Amenities
Per the R-3 development standards, the project is required to provide private and common open space to serve the residents of the development at a rate of 200 square feet of common open space per unit. As such, the project is required to provide at least 23,000 square feet of common open space and at least 5,750 square feet of combined private open space. The Project provides approximately 26,695 square feet of common outdoor recreational space and provides approximately 9,786.7 square feet of combined private open space.

The property will have a number of site amenities including an on-site manager with an onsite City of Corona Page 5 of 14 Printed on 7/3/2024
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The property will have a number of site amenities including an on-site manager with an onsite leasing office, tot lot, BBQ pavilion, pool, drought tolerant landscaping, and a multi room community room with kitchen. Site amenities have been designed to complement what has previously been provided at the Citrus Circle community directly across the street, which is a property also owned and operated by the Applicant. Residents of both communities will be able to access the site amenities whether it's programming provided through the YMCA, swimming in the pool, or dropping in for a parenting or English as a Second Language (ESL) class that is offered in partnership with the YMCA/Corona Norco Unified School District (CNUSD). The expectation is that residents will be able to walk between the projects to access the different activities and programs.

Exhibit 10 provides detailed information on the Project including project description, services offered to future residents, information on the Applicant, a non-profit 501(c)(3) developer, and information on extensive property management experience.

Architecture
The Project’s overall architecture features a contemporary architectural design theme. The proposed buildings have varying s-tile roof lines with pitched roofs and flat roofing behind parapet walls which support solar panels, decorative awnings, attractive balconies, window trimming, accent tiles, plank siding accents that resemble wood siding, smooth plaster walls and overall wall reveals and trim.

Accent colors include white colored walls, dark orange, green and brown accent hues, dark tan trimming around windows, and white trimming along the roof parapet.

Conceptual colored elevations and elevation details are provided in Exhibit 6. The buildings will blend in and be consistent with the Citrus Circle three-story apartment buildings located across Buena Vista Avenue to the east and will complement both Orange Grove High School located to the south and the commercial center to the west of the Project site.

The three-story buildings average a height of 36’-6” as measured from the finished grade to the roof structure, excluding the non-occupied tower elements and parapet walls. The development’s building heights therefore comply with the maximum 40-foot height limit established for the R-3 zone.

Trash Enclosure
The project is required to provide trash enclosures to serve the residents of the development. The CMC requires trash enclosures to be provided at a ratio of six square feet per dwelling unit, which results in at least 690 square feet of combined trash enclosure area for the project. The plan currently shows three separate trash enclosure units totaling 696.6 square feet located within the parking area of the property. The trash enclosure units have been architecturally designed to match the overall project design and to meet code requirements with solid metal gates and a decorative wood trellis cover.

Landscaping
The Conceptual Landscape Plan includes a variety of 24-inch box evergreen shade trees, with a mix of Coast Live Oak, Olive, Brisbane Box and a variety of other decorative trees located throughout the perimeter project site, within the interior of the common open areas and within the parking areas.

Per the City’s Landscape Design Guidelines, staff has conditioned that a minimum of thirty-six-inch box accent trees (Single or Multi-trunk specimens) or 12-foot (brown trunk) palms are planted within City of Corona Page 6 of 14 Printed on 7/3/2024
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box accent trees (Single or Multi-trunk specimens) or 12-foot (brown trunk) palms are planted within corner planters, including all vehicular entries and major corner intersections of project areas.

All new landscape materials proposed for the project are required to be California-friendly, and irrigation is required to be water efficient to meet the city’s landscape design guidelines for commercial projects. Formal landscape and irrigation plans will be subject to final review and approval by city staff. The Conceptual Landscape Plan is provided in Exhibit 7.

Lighting
Outdoor lighting would consist of wall-mounted lighting, pole-mounted lighting, and low-level path lights along the proposed internal driveways and common outdoor areas. All outdoor lighting would be directed downward and shielded to minimize off-site spillover. The location of all exterior lighting would comply with lighting and glare standards established in CMC § 17.84.070.

Perimeter Walls and Fencing
The Project includes an 8-foot-high splitface masonry wall along the southern property line, 8-foothigh tubular steel fencing with decorative splitface pilasters along the western property line, and a low combination wall consisting of 36-inch high splitface masonry wall and 24-inch-high tubular steel fencing along the project’s northern and eastern property lines. Additionally, 42-inch-high wrought iron fencing is proposed around the children’s play area and 6-foot-high wrought iron fencing is proposed around the pool area. The Wall and Fence Plan is provided in Exhibit 8.

Parking
The city’s Parking Ordinance requires the multi-family residential parking ratio. Table 4 shows the parking requirement for the project and the waiver being applied to the parking according to the state density bonus law.

Table 4: Parking
Unit Type Number of
Units
Parking Ratio, Per
Parking Ordinance
Required Parking
Studio 6 2 covered spaces/unit 12 covered spaces
1 BR 18 2 covered spaces/unit 36 covered spaces
2 BR 46 2 covered spaces/unit 92 covered spaces
3 BR 45 2 covered spaces/unit, plus
1 uncovered space/unit
90 covered spaces,
plus 45 uncovered
spaces
Guest 115 1 uncovered space/unit 23
Total Parking Required 298 Spaces Total
Total Parking Provided 154 Spaces
The applicant is electing to utilize the state density bonus parking requirement in Government Code § 65915(p)(1), which allows the project to provide 161 parking spaces. The applicant is also requesting a waiver to reduce the state’s requirement of 161 parking spaces to 154 spaces, which is allowed by Government Code § 65915(p)(5), which states that “an applicant may request parking City of Corona Page 7 of 14 Printed on 7/3/2024
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allowed by Government Code § 65915(p)(5), which states that “an applicant may request parking incentives or concessions beyond those provided in this subdivision.” The waiver requested by the applicant included in the Waiver of Development Standards section of this report.

Public Right-of-Way Improvements
Per the City of Corona’s General Plan Circulation Element, the segments of 2nd Street and Buena Vista Avenue adjacent to the project site are designated as collector streets. A collector street is required to have an overall roadway width of 44 feet with a five-foot wide sidewalk and seven feet of parkway landscaping for an overall right-of-way width of 68 feet. However, both segments of the streets adjacent to the project site are currently improved as modified collector streets having modified roadway widths and sidewalks.

Specifically, the south half of 2nd Street from the street centerline to the project site is currently improved with 20 feet of roadway width and 5.6 feet of sidewalk. The applicant is required to dedicate four (4) feet of the property’s frontage to the right-of-way for 2nd Street and install the missing landscaping within a 6.4-foot-wide parkway. The west half of Buena Vista Avenue from the street centerline to the project site is currently improved with 22 feet of roadway width and eight feet of sidewalk. The applicant is required to dedicate four (4) feet of the property’s frontage to the right-of-way for Buena Vista Avenue and install the missing landscaping within a four-foot-wide parkway. The required improvements within the public right-of-way would serve to facilitate vehicular, pedestrian, bicycle and bus travel
Vehicle Trip Generation
The project is expected to generate approximately 554 daily trips including 58 trips during the AM peak hour and 53 trips during the PM peak hour per the trip generation analysis prepared for the project by a licensed engineering consultant (Traffic Impact Analysis, prepared by Urban Crossroads, dated April 2024). The project trips are expected to have minimal impacts to the surrounding roadways. The trip generation analysis was reviewed and approved by the City Traffic Engineer.

WAIVER OF DEVELOPMENT STANDARDS
The applicant is requesting the City’s approval of several waivers to reduce or modify the development standards of the CMC. This is allowed under the State Density Bonus Law, which allows a developer of an eligible housing project to request an unlimited number of waivers or modifications of development standards if those development standards would physically preclude the developer from constructing the project at the density that is permitted on the property. The following itemizes the waivers which the applicant is seeking for this project:

1. Reduction in the Front Yard Setback [CMC § 17.24.100(A)]. a. The project is requesting a waiver from the R-3 zone’s 25-foot front yard setback requirement. The project proposes a front yard setback ranging from 4.5 feet to 11 feet along the front yard adjacent to Buena Vista Avenue.

2. Reduction in the Street Side Yard Setback [CMC § 17.24.100(B)]. a. The project is requesting a waiver from the R-3 zone’s 15-foot street side yard setback requirement. The project proposes side yard setback ranging from 4.5 feet to 10 feet City of Corona Page 8 of 14 Printed on 7/3/2024
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requirement. The project proposes side yard setback ranging from 4.5 feet to 10 feet along the side yard adjacent to 2nd Street.

3. Reduction in the Interior Side Yard Setback [CMC § 17.24.100(B)]. a. The project is requesting a waiver from the R-3 zone’s 10-foot interior side yard setback requirement, which is required for three-story buildings. The project proposes a side yard setback ranging from 1 foot and 8-¼ inch to 3 feet along the project’s interior side yard, which is the south perimeter.

4. Reduction in the Rear Yard Setback [CMC § 17.24.100(B)]. a. The project is requesting a waiver from the R-3 zone’s required 10-foot rear yard setback. The project proposes a 3-foot rear yard setback along the project’s west perimeter.

5. Modification of the parking design standards [CMC § 17.76.080 and § 17.70.070(C)(1)(c)]. a. The project is requesting a waiver from the CMC’s Parking Ordinance to reduce the required paved 20-foot parking stall depth. The project proposes parking spaces that have a paved depth ranging from 17 feet to 18 feet. Some of the parking spaces will allow vehicles to overhang into a landscape planner by up to 3 feet, which exceeds the maximum car overhang of 2.5 feet allowed by § 17.70.070(C)(1)(c).

6. Reduction in the Required Parking Standards [CMC § 17.76.030(A)(5)]. a. Based on the CMC’s Parking Ordinance, the project requires 298 parking spaces including covered parking and guest parking. The applicant is electing to utilize the State Density Bonus parking requirements set forth in Government Code § 65915(p)(1) which requires 161 spaces. The applicant is seeking to reduce the state’s requirement to 154 spaces, which is allowed per Government Code § 65915(p)(5). Specifically, the project proposes 133 covered garage spaces, and 121 uncovered spaces.

Table 4 summarizes the project’s required and provided parking.

Table 4: Project Parking Requirement Per Parking Ordinance Unit Type Number of
Units
Parking Ratio, Per
Parking Ordinance
Required Parking
Studio 6 2 covered spaces/unit 12 covered spaces
1 BR 18 2 covered spaces/unit 36 covered spaces
2 BR 46 2 covered spaces/unit 92 covered spaces
3 BR 45 2 covered spaces/unit, plus
1 uncovered space/unit
90 covered spaces,
plus 45 uncovered
spaces
Guest 115 1 uncovered space/unit 23
Total Parking Required 298 Spaces
Total
Total Parking Provided 154 Spaces City of Corona Page 9 of 14 Printed on 7/3/2024 powered by Legistar™
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2 BR 46 2 covered spaces/unit 92 covered spaces
3 BR 45 2 covered spaces/unit, plus
1 uncovered space/unit
90 covered spaces,
plus 45 uncovered
spaces
Guest 115 1 uncovered space/unit 23
Total Parking Required 298 Spaces
Total
Total Parking Provided 154 Spaces

7. Reduction in the courtyard distances between buildings [CMC § 17.24.100(C)(1)(c)]. a. The applicant is requesting to reduce the R-3 zone’s courtyard separation requirement between Buildings 2 and 4 from 40 feet to 15 feet; between Buildings 1 and 4 from 30 feet to 20 feet, and between Buildings 2 and 3 from 30 feet to 20 feet.

8. Deviation from maximum wall height [CMC § 17.70.060(C)]. a. The property shares its south property line with Orange Grove High School. The area of the school to the south is a maintenance/storage yard and the school district has installed razor wire atop the chain link fence. For the safety of the future residents within the project and for aesthetics reasons, the project would like to construct an 8- foot-high block wall along the south property line next to the school’s fence. The CMC currently allows block walls up behind the front yard setback to be constructed up to 7 feet high. Multi-family residential developments may increase the height of a perimeter fence up to 8 feet high only if the fence is all wrought iron which the applicant does not wish to construct.

9. Reduction in the minimum unit area requirement [CMC § 17.24.150]. a. The R-3 zone standards require each unit to have a minimum floor area of 600 square feet, exclusive of porches and garages. The project has six studio units which have a floor area of 588 square feet.

Justification for Waivers
The developer is required to provide written documentation to justify why the waivers are needed to construct the project. The applicant’s written justification is attached as Exhibit 11. The applicant provides the following reasons for the waivers:

1. The R-3 zoning development standards would prevent the physical development of 114 affordable housing units on the project site at the proposed density. The 114 units are necessary to balance the construction cost of the project. The project is also dependent on state funding offered by the Tax Credit Allocation Committee and housing vouchers. If the project had to adhere to the development standards required by the R-3 zone, the number of units for the project would need to be reduced, which would make the cost of the project unaffordable.

2. The parking requirement according to the City’s Parking Ordinance for multi-family residential would require more surface area on the site and would thereby reduce the size of the building, or require the building to have an additional floor, which would increase the construction cost of the building. Also, the cost of a parking structure for 154 spaces is not City of Corona Page 10 of 14 Printed on 7/3/2024
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financially reasonable for the housing development containing 100% affordable units.

Waivers can be denied by the city if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code §65915(d)(1) and §65915(e)(1)]. However, the city is responsible for providing the preponderance of the evidence that would support the findings denying the requested waivers. The applicable city departments have reviewed the reduced or modified development standards that have been requested for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment.

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’s mitigation measures and mitigation monitoring and reporting program 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 with application AHDB2023-0002 (Exhibit 12).

FISCAL IMPACT:

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

PUBLIC NOTICE AND COMMENTS
A 20-day bilingual (English and Spanish) public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. Additionally, the MND was electronically sent to the State Clearinghouse (SCH#2024060904). As of the preparation of this report, staff received one comment from a local resident requesting to be placed on the Project’s waiting list for future rental opportunities. No other comments on the project have been received in response to the public notice.

STAFF ANALYSIS
The project is consistent with the intent of the R-3 zone which is intended for high density, multiple family residential. The project has been reviewed against state law that allows affordable housing to receive waivers of certain development standards that would support the construction of this type of housing. The applicable city departments have reviewed the waivers for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment because the project is entirely contained onsite and provides architectural qualities and landscaping consistent with other multifamily projects in the city. Circulation to the project site is provided from Buena Vista Avenue and egress is provided from 2nd Street. The applicant is also providing the required street right-of-way dedications to the City.

The project’s density of 33.2 du/ac is consistent with the General Plan’s High Density Residential land use designation which accommodates multi-family residential development up to a maximum density of 36 du/ac. The project is also consistent with several goals and policies of the General Plan City of Corona Page 11 of 14 Printed on 7/3/2024
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of 36 du/ac. The project is also consistent with several goals and policies of the General Plan including, but not limited to, the following:
· Promoting and maintaining a balance of housing types and corresponding affordability levels to provide for the community's demands for housing within all economic segments of the city (Goal H-1).
· Supporting public and private sector nonprofit and for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households (Policy H-1.1).
· Promote the conservation of existing residential neighborhoods, permitting the infill of housing that is compatible in density and scale with existing uses, except where densities may be increased as depicted on the land use plan or as permitted by law (LU-8.1) Additionally, the project site has been identified in the City’s Housing Element site inventory as an appropriate site for lower income units.

Therefore, the Planning and Development Department recommends approval of PP2023-0010 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 4.

FINDINGS OF APPROVAL FOR PP2023-0010

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 Mitigation and Monitoring Program within the Mitigated Negative Declaration and within the Conditions of Approval attached as Exhibits 12 and 4, respectively.
b. There is no substantial evidence before the City that the project may have a significant effect.

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 PP2023-0010 for the following reasons:
a. The project is consistent with the Corona General Plan’s High Density Residential (HDR) land use designation because the proposed use is multi-family residential at a density of 33.2 du/ac, which is consistent with the HDR density range of 15-36 du/ac. b. The project complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards City of Corona Page 12 of 14 Printed on 7/3/2024
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bonus agreement, certain waivers have been applied to certain development standards to support the development of the affordable housing units entirely on the project site. c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment. As justified in Finding # 1, a Mitigated Negative Declaration is recommended for adoption in compliance with CEQA as the initial study identifies potentially significant effects on the environment, however, 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. d. The project’s design is contained entirely on the project site making the project site suitable for the proposed development in conjunction with the waiver of certain developed standards being applied to the project.
e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines and consists of contemporary architectural elements that feature stile pitched roofing, awnings, balconies, window trimming, accent tiles, plank siding accents, smooth plaster walls and overall wall reveals and trim. The architectural design is compatible with the character of the surrounding neighborhood.

3. The proposal is consistent with the General Plan for the following reasons:
a. PP2023-0010 is consistent with Goal LU-7 to have residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents and that are designed to enhance livability and a high quality of life because the architectural style uses materials to enhance the visual appearance of the building along with varied rooflines and wall planes.
b. PP2023-0010 is consistent with Policy 7.8 requiring that new multi-family residential projects be designed to convey a high level of visual and physical quality and distinctive neighborhood character because the architectural design of the building provides articulated facades that break up the massing of the building and incorporates outdoor living space for each unit along the building facades.
c. PP2023-0010 is consistent with Policy 7.10 requiring that fencing and walls in residential neighborhoods achieve high aesthetic and safety standards because the project proposed a combination of tubular steel fencing and solid block walls that complement the architectural design of the building.
d. PP2023-0010 is consistent with Policy H-1.1 supporting public and private sector nonprofit and for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households because the project has been designed to support affordable housing units City of Corona Page 13 of 14 Printed on 7/3/2024
powered by Legistar™
File #: 24-0514
within four three-story buildings that includes outdoor amenities in a protected setting. e. PP2023-0010 fulfils Policy LU-8.1 by conserving the existing residential neighborhoods with an infill housing development that is compatible in density and scale with the surrounding existing uses.

4. The proposal is consistent with the R-3 Zone because multiple family apartments are a permitted land use, and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of the affordable housing units entirely on the project site.

PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Resolution No. 2638

2. Locational and Zoning Map

3. Site Plan

4. Conditions of Approval

5. Floor Plans

6. Colored Elevations

7. Conceptual Landscape Plans

8. Wall and Fence Plans

9. Conceptual Grading & Drainage Plans

10.Applicant’s Project Description (dated February 26, 2024)

11.Applicant’s Waiver Request Letter (dated July 1, 2024)

12.Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293
City of Corona Page 14 of 14 Printed on 7/3/2024
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RESOLUTION NO. 2638
APPLICATION NUMBER: PP2023-0010

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 OTHER FEATURES ASSOCIATED
WITH A 115-UNIT MULTIPLE FAMILY AFFORDABLE
HOUSING DEVELOPMENT PROJECT ON 3.46 ACRES IN
THE MP (MOBILE HOME PARK) AND R-3 (MULTIPLE

FAMILY RESIDENTIAL) ZONES, LOCATED AT THE
SOUTHWEST CORNER OF 2ND STREET AND BUENA
VISTA AVENUE (APNS: 118-270-051, 118-270-053 AND 118-
270-055). (APPLICANT: SECOND STREET HOUSING LP
(APPLICANT NAME HERE)
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 to review the site plan, architecture, landscaping and other features associated with a 115-unit multiple family affordable housing development project on 3.46 acres in the MP (Mobile Home Park) and R-3 (Multiple Family Residential) zones, located at the southwest corner of 2nd Street and Buena Vista Avenue (APNs: 118-270-051, 118-270-053 and 118-270-055); and
WHEREAS, Precise Plan 2023-0010 (PP2023-0010) was submitted in conjunction with an Affordable Housing Density Bonus Agreement (AHDB2023-0002); and WHEREAS, the Planning and Housing Commission held a noticed public hearing for PP2023-0010 and AHDB2023-0002 (“Proposed Project”) on July 8, 2024, as required by law; and
WHEREAS, on July 8, 2024, as the first action on the Proposed Project, the Planning and Housing Commission recommended to the City Council the approval of AHDB2023-0002 and the Mitigated Negative Declaration (MND) prepared pursuant to CEQA Guidelines Section 15070 for the Proposed Project, because the information contained in the RESOLUTION NO. 2638
APPLICATION NO. PP2023-0010
PAGE | 2
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.

WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2023-010 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the PP2023-0010 on certain conditions of approval and the findings set forth below and adoption of the MND.

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 PP2023- 0010, 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 there is no substantial evidence, in light of the whole record before the City, that PP2023-0010 may have a significant or potentially significant effect on the environment.

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:

RESOLUTION NO. 2638
APPLICATION NO. PP2023-0010
PAGE | 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 PP2023-0010 for the following reasons:
a. The project is consistent with the Corona General Plan’s High Density Residential (HDR) land use designation because the proposed use is multi-family residential at a density of 33.2 du/ac, which is consistent with the HDR density range of 15-36 du/ac.
b. The project complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of the affordable housing units entirely on the project site.
c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment. As justified in Finding # 1, a Mitigated Negative Declaration is recommended for adoption in compliance with CEQA as the initial study identifies potentially significant effects on the environment, however, 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.
d. The project’s design is contained entirely on the project site making the project site suitable for the proposed development in conjunction with the waiver of certain developed standards being applied to the project. e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines and consists of contemporary architectural elements that feature s-tile pitched roofing, awnings, balconies, window trimming, accent tiles, plank siding accents, smooth plaster walls and overall wall reveals and trim. The architectural design is compatible with the character of the surrounding neighborhood.

3. The proposal is consistent with the General Plan for the following reasons:
a. PP2023-0010 is consistent with Goal LU-7 to have residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents and that are designed to enhance livability and a high quality of life because the architectural style uses materials to enhance the visual appearance of the building along with varied rooflines and wall planes. b. PP2023-0010 is consistent with Policy 7.8 requiring that new multi-family residential projects be designed to convey a high level of visual and physical quality and distinctive neighborhood character because the architectural design RESOLUTION NO. 2638
APPLICATION NO. PP2023-0010
PAGE | 4
of the building provides articulated facades that break up the massing of the building and incorporates outdoor living space for each unit along the building facades.
c. PP2023-0010 is consistent with Policy 7.10 requiring that fencing and walls in residential neighborhoods achieve high aesthetic and safety standards because the project proposed a combination of tubular steel fencing and solid block walls that complement the architectural design of the building. d. PP2023-0010 is consistent with Policy H-1.1 supporting public and private sector nonprofit and for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderateincome households because the project has been designed to support affordable housing units within four three-story buildings that includes outdoor amenities in a protected setting.
e. PP2023-0010 fulfils Policy LU-8.1 by conserving the existing residential neighborhoods with an infill housing development that is compatible in density and scale with the surrounding existing uses.

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.

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33
LANDSCAPE DESIGN PACKAGE JUNE 13, 2024

VICINITY MAP
W. 2ND STREET
BLDG 1
BLDG 2
BLDG 4 BLDG 3

S BUENA VISTA AVE

WEST SECOND FAMILYAPARTMENTS

CORONA, CA

PAGE INDEX
Cover SheetLandscape Site PlanLandscape Site PlanLandscape SectionsWall and Fence PlanWall and Fence PlanWall and Fence ConditionsPlanting PlanPlanting PlanPlanting Palette, General Notes & MWELO Calculations L-1L-2L-3L-4L-5L-6L-7L-8L-9L-10SUBMITTALS10/11/202312/20/202303/06/202404/15/202406/04/2024 1st Site Development Plan Submittal2nd Site Development Plan Submittal3rd Site Development Plan Submittal4th Site Development Plan Submittal5th Site Development Plan Submittal LEGEND
SidewalkEnahnced PavingGated Entry [6’ tall Tubular Steel]Monumentation SignPool 1000 sfRestrooms and ShowersTrash EnclosuresPlayground SurfacingPlay Area with FencingBench SeatingChase LoungesStreet TreesLawn Area with Flat Top BouldersMultipurpose BuildingLeasing ParkingTransformer [To Be Screened with Planting]Bike Racks [4]Pedestrian Gate [5’-6” Tubular Steel]SetbackFire Hose Access Gate 12345678
1114
9 121516171819101320
KEYMAP
BLDG 1 BLDG 4
BLDG 2
W. 2ND STREET
AA
SEE SHEET L-3

LIMIT OF WORK
1 12 19
3 16 8
9 10
1 7
13 13
2 D D
CC
20 CORONA, CALIFORNIA 06.13.24
L-2

W E S T S E C O N D F A M I L Y A P A R T M E N T S - LANDSCAPE SITE PLAN 0 10’ 20’ 40’
Scale: 1”= 20’-0”
LEGEND
SidewalkEnahnced PavingGated Entry [6’ tall Tubular Steel]Monumentation SignPool 1000 sfRestrooms and ShowersTrash EnclosuresPlayground SurfacingPlay Area with FencingBench SeatingChase LoungesStreet TreesLawn Area with Flat Top BouldersMultipurpose BuildingLeasing ParkingTransformer [To Be Screened with Planting]Bike Racks [4]Pedestrian Gate [5’-6” Tubular Steel]SetbackFire Hose Access Gate 12345678
1114
9 121516171819101320
KEYMAP
SEE SHEET L-2

S BUENA VISTA AVE
W. 2ND STREET
2 14
11 7
6 3
1619
2 18
1 12 19 20
4 15
5 17
B B
CORONA, CALIFORNIA 06.13.24
L-3

W E S T S E C O N D F A M I L Y A P A R T M E N T S
0 10’ 20’ 40’
- LANDSCAPE SITE PLAN Scale: 1”= 20’-0”
9 3
1 3 4
1 2
3 12
9 5 10 7
4 5 6
7 CORONA, CALIFORNIA 06.13.24
L-4

W E S T S E C O N D F A M I L Y A P A R T M E N T S - LANDSCAPE SECTIONS SECTION ASCALE: 1/4”=1’-0”
SECTION BSCALE: 1/4”=1’-0”
SECTION DSCALE: 1/4”=1’-0”
SECTION CSCALE: 1/4”=1’-0”
LEGEND
Parking lot tree6’ tall tubular steel fenceParkingArchitecture5’ tall combo wall with fencingStreet treeCurb adjacent sidewalk8’ tall wllTall screen treeTall hedge 123456789
10 VAN
VAN
VAN
EV EV

EV EVEV EV

LINEN SHELVES
DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
80 30
24 68
30 80
30 80
SC
30 80
30 80
COATS
S
H
ELV
E
S
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
26 80
26 80
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
2680
26 80
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
8'-0 3/4" CLG

STORAGE
OGD 8070 OGD 8070 OGD 8070 OGD 8070 OGD 8070 OGD 8070
OGD 8070 OGD 8070
30 80
OGD 8070
80 30
OGD 8070 OGD 9070
30 80 30 80
30 80
30 80
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
2-30 80
2-30 80
2-
16 80
30 80
30 80
COATS

SHELVES
308
0 30
8 0
308
0 30 80
4068 SGD
26 80
308
0 80 30
40 S C
S C
30 80 15'-1"X6'-0"
DECK
8'-0
3 /4"
C
L
G

STORAGE
COATS

SHELVES
30 80
30 80
30 80
30 80
30 80
4068 SGD
DW
REF
2680
26 80
30 80
80 30
4068 SGD
S C
S C
30 80 30 80 15'-1"X6'-0"
DECK
8'-0 3/4
" CLG

STORAGE
ATS CO

SHELVES
30 80
30 80
30 80
30 80
308
0 SGD 68 40
DW
REF
2680
26 80
30 8
0 30 80
SGD 68 40
C S
C S
80 30
80 30
0" 6'- X" 1'- 51
DECK
8'-0 3
/4"
CLG

STORAGE
COATS

ES LV SHE
30 80
30 80
3080
30 80
30 80
SGD 68 40
D
W
REF
2680
26 80
3 0 80
30 80
SGD 68 40
C S
C S
80 30
80 30
6'-0" X 15'-1"
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 80
30 80
30 80
30 80
4068 SGD
DW
REF
26 80
2680
30 80
80 30
4068 SGD
S C
S C
30 80
30 80 15'-1"X6'-0"
DECK
8'-
0 3/4
" CLG

STORAGE
COATS

SEV SHEL
30 80
30 80
30 80
30 80
30 80
SGD 68 40
D
W
REF
26 80
2680
30 80
30 80
SGD 68 40
C S
C S
80 30 80 30 6' 15'-1" " 0- X
DECK
8'
-0 3/4"
CLG

STORAGE

SHELVES LINEN DW
REF
PAN
T
RY
5068 SGD
30 80
308
0 2480
30 8
0 24 68
80 30 80 30
S C
80 30
30 80
NENI L

SEV SHEL DW
REF
PANTRY
SGD 68 50
30 80
308
0 24 80
3 0 80
68 24
30 80
30 80
C S
30 80 30 80

SHELVES LINEN
RE
P
A
N
T
RY
5068 SGD
30 8
0 30
8 0
24 80
308
0 24 68
80 30
S C
80 30
3 0 80
80 30 2-
80 30 2-
80 30
80 16
80 30
30 68
30 68
D
W
REF
6068 SG
D
S C
30 80
8'-0 3/4" CLG

STORAGE
6'-1"X7'-3"
DECK
30 80
30 68
68 30
D
W
REF
6068
SGD
C S
30 80
0 3/4" CLG - 8'

STORAGE
7'-3" X '-1" 6
DECK

SHELVES LINEN DW
REF
PANTRY
5068 SGD
30 80
3 0 80
24 80
30 80
24 68
80 30 80 30
S C
80 30
30 80
NEN LI
PANTRY
30 80
26 80
30 68
68 30
68 24
8068
S
G
D
DW
EF R
30 68

FAMILY ROOM
13'-8" X" 8'- 31
CLG 9'-1"
11' 12'-6" 1" - X
CLG 9'-1"

DROOM BE
DINING
8" '- 6X '-8" 31
G CL 1" 9'-

KITCHEN
7'-9" X 13'-8"
CLG 9'-1"
8'-0 3/4" CLG
BATH
C S
80 30
80 30
1" 6'- X" 7'- 21
DECK
8'-0 3/4"
CLG

STORAGE

CORRIDOR
STAIRS
STAIRS

CORRIDOR
STAIRS

CORRIDOR

METER ROOM METER ROOM MPOE FIRE
30 80
30 80
30 80
2-30 80
30 80
30 80
LAU
28'-7" 23'-0" X
8'-0 3/4" CLG
7'-1" 6'-11" X
8'-0 3/4" CLG

JANITORIAL
7'-9" 7'-7" X
8'-0 3/4" CLG

MECHANICAL

LINEN SHELVES DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
24 68
30 80
30 80
SC
30 80 30 80
8070 OGD 8070 OGD 8070 OGD 8070 OGD 8070 OGD 8070 OGD 8070 OGD 8070 OGD 30 80
8070 OGD
30 80
8070 OGD 8070 OGD
30 80 30 80

LINEN SHELVES DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
24 68
30 80
30 80
SC
30 80 30 80
LINEN

SHELVES
DW
REF
PANTRY
SGD 5068
30 80
30 80
24 80
30 80
24 68
30 80
30 80
SC
3080 30 80
LINEN

SHELVES
DW
REF
PANTRY
SGD 5068
30 80
30 80
24 80
30 80
24 68
30 80
30 80
C S
30 80 30 80

LINEN SHELVES DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
24 68
30 80
30 80
SC
30 80 30 80
OGD OGD 8070 OGD 8070 OGD 8070 OGD OGD 8070 OGD 8070 OGD 8070 8070 70 80 30 80
OGD 8070
30 80
OGD 8070 OGD 70 90
30 80 30 80
30 80
30 80
30 80
30 80
30 80
EV
EV
EV EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EVEV
EV
EV
EV
EV
EV
KB
KB
30 8030 80
MW
KEYMAP

LIMIT OF WORK
LEGEND
BLDG 1 BLDG 4
BLDG 2
SEE SHEET L-8
W. 2ND STREET Quercus virginiana (Southern Live Oak)
Pistacia chinensis(Chinese Pistache)Podocarpus gracilior (African Fern Pine) Tristania conferta (Brisbane Box)Ulmus parvifolia (Chinese Elm) Shrubs
Turf
Quercus agrifolia (Coast live oak)Rhus lancea (African Sumac)Washingtonia filifera (Mexican Fan Palm) CORONA, CALIFORNIA 06.13.24
L-8

W E S T S E C O N D F A M I L Y A P A R T M E N T S - PLANTING PLAN 0 10’ 20’ 40’
Scale: 1”= 20’-0”
VAN
VAN
EV EV
EV
COATS

S SHELVE
30 80
30 80
30 80
30 80
30 80
DGS 68 40
DW
REF
26 80
26 80
30 80
30 80
SGD 68 40
C S
C S
80 30
80 30
'-0" 6X" 1- 5' 1
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 80
30 80
30 80
30 80
4068 SGD
DW
REF
26 80
26 80
30 80
80 30
4068 SGD
S C
S C
30 80 30 80 15'-1"X6'-0"
DECK

STORAGE
8'-0 3/4" CLG
COATS

SHELVES
30 80
30 80
30 80
3080
SGD 68 40
REF
2680
26 80
30 80
30 80
DGS 68 40
C S
C S
80 30
80 30
0" 6'- X" 1'- 51
DECK
8'-0 3/4" CLG

STORAGE

N NE I L

SEVL SHE
D
W
REF
PANTRY
SGD 68 50
30 80
30 80
24 80
30 80
68 24
30 80
C S
30 80 30 80

SHELVES LINEN DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
24 68
80 30 80 30
S C
80 30 30 80
NEN LI

SE LV HE S DW
REF
PANTRY
SGD 68 50
30 80
30 80
2480
30 80
68 24
30 80
30 80
C S
30 80
30 80

CORRIDOR
STAIRS

LINEN SHELVES
DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
2468
30 80
30 80
SC
30 80
30 80
LINEN
PANTRY
30 80
26 80
30 68
30 68
24 68
SGD 8068
DW
REF
30 68
SC
30 80
30 80
12'-3" 6'-1" X
DECK
8'-0 3/4" CLG

STORAGE
30 80
DW
GD
30 80
30 80
30 80
30 80 2-
2-30 80
30 80
30 80
30 8030 80
2-26 80 17'-2" 16'-2" X
9'-1" CLG

MAIL ROOM
5'-0" 6'-8" X
8'-0 3/4" CLG
BOILER
11'-4" 10'-6" X
9'-1" CLG
OFFICE 8'-0 3/4" CLG

STORAGE
10'-1" 7'-8"

KITCHEN X
8'-0 3
/4" CLG 8'-0 3/4" CLG
BATH
12'-10" 22'-4" X
9'-1" CLG
LOBBY 15'-8" 14'-0" X
9'-1" CLG
LEASING 1
15'-8" 14'-0" X
9'-1" CLG
LEASING 2
14'-10" 7'-9" X
8'-0 3/4" CLG
METER
8'-3" 8'-3"

ENTRY X
9'-1" CLG

SHELVES

SHELVES
REF
30 80
DW
DG
OPT
M +72" AFF
30 80 2-
30 80
30 80
30 80 30 80 30 80
30 80
LINEN
PANTRY
30 80
26 80
30 68
30 68
24 68
8068 SGD
DW
REF
30 68
SC
30 80
30 80
12'-3" 6'-1" X
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
2680
26 80
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
GL 8'-0 3/4" C

STORAGE
LINEN
PANTRY
3080
26 80
30 68
30 68
24 68
8068 SGD
DW
REF
30 68
SC
30 80
30 80
12'-3" 6'-1" X
DECK
8'-0 3/4" CLG

GE STORA
COATS

SHELVES
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
2680
2680
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
8'-0 3/4" CLG

STORAGE
30 80
30 80
2-30 80
30 80
30 80
LAU
28'-7" 23'-0" X
8'-0 3/4" CLG
7'-1" 6'-11" X
8'-0 3/4" CLG

JANITORIAL
7'-9" 7'-7" X
8'-0 3/4" CLG

MECHANICAL
OGD 8070 OGD 8070 OGD 8070
30 80
EV
EV
EV
KB
KB
KB
KB
EV
2-30 80
30 8030 80
MW
25'-7" 39'-0" X
9'-1" CLG

MULTI PURPOSE RM
STOP
MWS 8-12 KEYMAP
LEGEND
SEE SHEET L-7
W. 2ND STREET

S BUENA VISTA AVE
Quercus virginiana (Southern Live Oak)Pinus halepensis (Aleppo Pine)Podocarpus gracilior (African Fern Pine) Tristania conferta (Brush Box)Ulmus parvifolia (Chinese Elm) Shrubs
Turf
Quercus agrifolia (Coast live oak)Rhus lancea (African Sumac Willow)Washingtonia filifera (Desert Fan Palm) CORONA, CALIFORNIA 06.13.24
L-9

W E S T S E C O N D F A M I L Y A P A R T M E N T S - PLANTING PLAN 0 10’ 20’ 40’
Scale: 1”= 20’-0”
dŚĞ^ĞƋƵŽŝĂƐWůĂŶƚŝŶŐ
ŽƚĂŶŝĐĂů ŽŵŵŽŶ ^ŝǌĞ ^ƉĂĐŝŶŐ thK>^dƌĞĞƐƌďƵƚƵƐΖDĂƌŝŶĂΖ DĂƌŝŶĂ^ƚƌĂǁďĞƌƌǇdƌĞĞ ϮϰΗŽǆ WĞƌWůĂŶ >Žǁ >ĂŐĞƌƐƚƌŽĞŵŝĂŝŶĚŝĐĂƐƉƉ͘ ƌĂƉĞDǇƌƚůĞ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞKůĞĂĞƵƌŽƉĂĞĂ ŽŵŵŽŶKůŝǀĞ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞWŝŶƵƐŚĂůĞƉĞŶƐŝƐ ůĞƉƉŽWŝŶĞ ϮϰΗŽǆ WĞƌWůĂŶ >ŽǁWůĂŶƚƵƐƌĂĐĞŵŽƐĂ tĞƐƚĞƌŶ^ǇĐĂŵŽƌĞ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞWŽĚŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ &ĞƌŶWŽĚŽĐĂƌƉƵƐ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞYƵĞƌĐƵƐĂŐƌŝĨŽůŝĂ ŽĂƐƚůŝǀĞŽĂŬ ϮϰΗŽǆ WĞƌWůĂŶ >ŽǁYƵĞƌĐƵƐǀŝƌŐŝŶŝĂŶĂ ^ŽƵƚŚĞƌŶ>ŝǀĞKĂŬ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞZŚƵƐůĂŶĐĞĂ ĨƌŝĐĂŶ^ƵŵĂĐtŝůůŽǁ ϮϰΗŽǆ WĞƌWůĂŶ >ŽǁZŚƵƐƚǇƉŚŝŶĂ ^ƚĂŐŚŽƌŶ^ƵŵĂĐ ϮϰΗŽǆ WĞƌWůĂŶ >ŽǁdƌŝƐƚĂŶŝĂĐŽŶĨĞƌƚĂ ƌŝƐďĂŶĞŽǆ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞhůŵƵƐƉĂƌǀŝĨŽůŝĂ ŚŝŶĞƐĞ ůŵ ϮϰΗŽǆ WĞƌWůĂŶ >ŽǁtĂƐŚŝŶŐƚŽŶŝĂĨŝůŝĨĞƌĂ ĞƐĞƌƚ&ĂŶWĂůŵ ϮϰΗŽǆ WĞƌWůĂŶ DŽĚĞƌĂƚĞ^ŚƌƵďƐŐĂǀĞƐƉƉ͘ ŐĂǀĞ ϭŐĂů͘ sĂƌŝĞƐ >ŽǁůŽĞƐƉƉ͘ ůŽĞ ϭŐĂů͘ sĂƌŝĞƐ >ŽǁŶŝŐŽǌĂŶƚŚŽƐƐƉƉ͘ ǁĂƌĨzĞůůŽǁ<ĂŶŐĂƌŽŽWĂǁ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ DŽĚĞƌĂƚĞĂŝůĞǇĂŵƵůƚŝƌĂĚŝĂƚĂ ĞƐĞƌƚDĂƌŝŐŽůĚ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >ŽǁĂĐĐŚĂƌŝƐƉŝůƵůĂƌŝƐΖWŝŐĞŽŶWŽŝŶƚΖ ǁĂƌĨŽǇŽƚĞƌƵƐŚ ϭŐĂů͘ sĂƌŝĞƐ sĞƌǇ>ŽǁŽƵŐĂŝŶǀŝůůĞĂƐƉƉ͘ ŽƵŐĂŝŶǀŝůůĞĂ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >ŽǁŽƵƚŝŶĞůĂΖůŽŶĚŵďŝƚŝŽŶΖ ůƵĞ'ƌĂŵĂ'ƌĂƐƐ ϱŐĂů͘ sĂƌŝĞƐ >ŽǁƵǆƵƐŵ͘:ĂƉŽŶŝĐĂ :ĂƉĂŶĞƐĞŽǆǁŽŽĚ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ DŽĚĞƌĂƚĞĂƌĞǆƐƉƉ͘ ^ĞĚŐĞ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >ŽǁĂƌŝƐƐĂŵĂĐƌŽĐĂƌƉĂƐƉƉ͘ EE ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >ŽǁƌĂƐƐƵůĂƐƉƉ͘ ƌĂƐƐƵůĂ ϱŐĂů sĂƌŝĞƐ ůŽǁĂƐǇůŝƌŝŽŶƐƉƉ͘ ^ŽƚŽů ϭŐĂů͘ ϯϬΗŽ͘Đ͘ >ŽǁŝĂŶĞůůĂƐƉƉ͘ &ůĂǆ>ŝůǇ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ >Žǁ&ĞƐƚƵĐĂƐƉƉ͘ &ĞƐĐƵĞ ϭŐĂů͘ sĂƌŝĞƐ >Žǁ&ŝĐƵƐŵŝĐƌŽĐĂƌƉĂ /ŶĚŝĂŶ>ĂƵƌĞů&ŝŐ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ DŽĚĞƌĂƚĞ,ĞůŝĐƚŽƚƌŝĐŚŽŶƐĞŵƉĞƌǀŝƌĞŶƐ ůƵĞKĂƚ'ƌĂƐƐ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >Žǁ,ĞŵĞƌŽĐĂůůŝƐƐƉƉ͘ ĂǇůŝůǇ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ DŽĚĞƌĂƚĞ,ĞƚĞƌŽŵĞůĞƐĂƌďƵůƚŝĨŽůŝĂ dŽǇŽŶ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ sĞƌǇ>Žǁ,ĞƐƉĞƌĂůŽĞƐƉƉ͘ ZĞĚzƵĐĐĂ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >Žǁ/ůĞǆǀŽŵŝƚŽƌŝĂ zĂƵƉŽŶzĂƵƉŽŶ,ŽůůǇ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >Žǁ:ƵŶĐƵƐƉĂƚĞŶƐ ĂůŝĨŽƌŶŝĂ'ƌĂǇZƵƐŚ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >Žǁ>ĂŶƚĂŶĂƐƉƉ͘ >ĂŶƚĂŶĂƐƉĞĐŝĞƐ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >Žǁ>ĂǀĂŶĚƵůĂƐƉƉ͘ >ĂǀĞŶĚĞƌ ϱŐĂů͘ ϯϲΗŽ͘Đ͘ >Žǁ>ŝŐƵƐƚƌƵŵũ͘dĞǆĂŶƵŵ tĂǆůĞĂĨWƌŝǀĞƚ ϱŐĂů͘ ϯϲΗŽ͘Đ͘ DŽĚĞƌĂƚĞ>ŝƌŝŽƉĞŵ͚͘'ŝŐĂŶƚĞĂ͛ ŝŐůƵĞ>ŝůǇdƵƌĨ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ DŽĚĞƌĂƚĞ>ŽŵĂŶĚƌĂů͘ƐƉƉ͘ ǁĂƌĨDĂƚZƵƐŚ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ >Žǁ>ŽŶŝĐĞƌĂũΖ,ĂůůŝĂŶĂΖ ,ĂůůΖƐ,ŽŶĞǇƐƵĐŬůĞ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ >ŽǁDĂƌĂƚŚŽŶĨĞƐĐƵĞ// dƵƌĨ ^ŽĚ sĂƌŝĞƐ DŽĚĞƌĂƚĞ DŝŵƵůƵƐĂƵƌĂŶƚŝĂĐƵƐ DŽŶŬĞǇ&ůŽǁĞƌ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ sĞƌǇ>ŽǁDŝƐĐĂŶƚŚƵƐƐƉƉ͘ ^ŝůǀĞƌŐƌĂƐƐ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ DŽĚĞƌĂƚĞDƵŚůĞŶďĞƌŐŝĂƐƉƉ͘ ĞĞƌŐƌĂƐƐ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ >ŽǁKůĞĂĞƵƌŽƉĂĞĂ͚DŽŶƚƌĂ͛ >ŝƚƚůĞKůŝǀĞ ϱŐĂů͘ ϮϰΗŽ͘Đ͘ >ŽǁWŚŽƌŵŝƵŵƐƉƉ͘ &ůĂǆ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ sĂƌŝĞƐWŝƚƚŽƐƉŽƌƵŵƚŽďŝƌĂ DŽĐŬKƌĂŶŐĞ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ DŽĚĞƌĂƚĞWŽĚŽĐĂƌƉƵƐŐƌĂĐŝůŝŽƌ &ĞƌŶWŝŶĞ ϱŐĂů͘ WĞƌWůĂŶ DŽĚĞƌĂƚĞZŚĂƉŚŝŽůĞƉŝƐƐƉƉ͘ ,ĂǁƚŚƌŽŶƐƉĞĐŝĞƐ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >ŽǁZŽƐĂƐƉƉ͘ ZŽƐĞ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ DŽĚĞƌĂƚĞZŽƐŵĂƌŝŶƵƐƐƉƉ͘ ZŽƐĞŵĂƌǇ ϱŐĂů͘ ϭϴΗŽ͘Đ͘ sĞƌǇ>Žǁ^ĂůǀŝĂƐƉƉ͘ ^ĂůǀŝĂ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >Žǁ^ĞŶĞĐŝŽƐƉƉ͘ sĂƌŝĞƐ ϭŐĂů͘ sĂƌŝĞƐ >Žǁ^ƚƌĞůŝƚǌŝĂƐƉƉ͘ ŝƌĚŽĨWĂƌĂĚŝƐĞ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ DŽĚĞƌĂƚĞdĞƵĐƌŝƵŵĐŚĂŵĂĞĚƌǇƐ 'ĞƌŵĂŶĚĞƌ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ >ŽǁdƌĂĐŚĞůŽƐƉĞƌŵƵŵũĂƐŵŝŶŽŝĚĞƐ ^ƚĂƌ:ĂƐŵŝŶĞ ϭŐĂů͘ ϮϰΗŽ͘Đ͘ DŽĚĞƌĂƚĞtĞƐƚƌŝŶŐŝĂƐƉƉ͘ ZŽƐĞŵĂƌǇ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >ŽǁzƵĐĐĂƐƉƉ͘ zƵĐĐĂ ϱŐĂů͘ ϯϬΗŽ͘Đ͘ >Žǁ

PLANT PALETTE WELO CALCULATIONS
WƌŽũĞĐƚEĂŵĞ͗ tĞƐƚ^ĞĐŽŶĚƉĂƌƚŵĞŶƚƐWƌŽũĞĐƚ>ŽĐĂƚŝŽŶ͗ ŽƌŽŶĂ͕ĂůŝĨŽƌŶŝĂ/ƐƚŚŝƐĂZĞƐŝĚĞŶƚŝĂůWƌŽũĞĐƚ͍ zĞƐWůĂŶƚĞĚ>ĂŶĚƐĐĂƉĞƌĞĂ;>Θ^>Ϳ͗ ϯϬ͕ϴϱϬ ^Ƌ͘&ƚ͘ ZĞĐǇĐůĞĚtĂƚĞƌ͍ EŽ^ǁŝŵŵŝŶŐWŽŽůŽƌ^ƉĂƌĞĂ͗ ϭ͕ϮϬϬ ^Ƌ͘&ƚ͘tĂƚĞƌ&ĞĂƚƵƌĞƌĞĂ͗ Ϭ ^Ƌ͘&ƚ͘ ZĞĐǇĐůĞĚtĂƚĞƌ͍ EŽ WůĞĂƐĞĚĞƐĐƌŝďĞǇŽƵƌƉƌŽũĞĐƚΖƐůĂŶĚƐĐĂƉĞďĞůŽǁ͗ůů>ĂŶĚƐĐĂƉĞƌĞĂƐ ƌĞĂ;^Ƌ͘&ƚ͘Ϳ йŽĨ> WůĂŶƚ&ĂĐƚŽƌ /ƌƌŝŐ͘dǇƉĞsĞƌǇ>ŽǁtĂƚĞƌhƐĞWůĂŶƚŝŶŐƐ͗ Ϭ Ϭ͘Ϭй Ϭ͘ϭϬ ĚƌŝƉ>ŽǁtĂƚĞƌhƐĞWůĂŶƚŝŶŐƐ͗ Ϭ Ϭ͘Ϭй Ϭ͘ϮϬ ƌŝƉ>ŽǁƚŽDŽĚĞƌĂƚĞtĂƚĞƌhƐĞWůĂŶƚŝŶŐƐ͗ ϭϱ͕ϬϬϬ ϰϲ͘ϴй Ϭ͘ϯϬ ƌŝƉDŽĚĞƌĂƚĞtĂƚĞƌhƐĞWůĂŶƚŝŶŐƐ͗ Ϭ Ϭ͘Ϭй Ϭ͘ϰϬ ƌŝƉDŽĚĞƌĂƚĞƚŽ,ŝŐŚtĂƚĞƌhƐĞWůĂŶƚŝŶŐƐ͗ ϭϱ͕ϬϬϬ ϰϲ͘ϴй Ϭ͘ϱϬ ƌŝƉ,ŝŐŚtĂƚĞƌhƐĞWůĂŶƚŝŶŐƐ͗ Ϭ Ϭ͘Ϭй Ϭ͘ϲϬ ƌŝƉDŽĚĞƌĂƚĞtĂƚĞƌhƐĞdƵƌĨ͗ Ϭ Ϭ͘Ϭй Ϭ͘ϳϬ ^ƉƌĂǇ,ŝŐŚtĂƚĞƌhƐĞdƵƌĨ͗ ϴϱϬ Ϯ͘ϳй Ϭ͘ϴϬ ^ƉƌĂǇ^ǁŝŵŵŝŶŐWŽŽůŽƌ^ƉĂƌĞĂ͗ ϭ͕ϮϬϬ ϯ͘ϳй Ϭ͘ϴϬ ŝƌĞĐƚ&ŝůůtĂƚĞƌ&ĞĂƚƵƌĞƌĞĂ͗ Ϭ Ϭ͘Ϭй Ϭ͘ϴϬ ŝƌĞĐƚ&ŝůů ^>ͲĐƚŝǀĞWůĂǇdƵƌĨƌĞĂ͗ Ϭ Ϭ͘Ϭй Eͬ Eͬ^>ͲWŝĐŶŝĐŽƌŵƉŚŝƚŚĞĂƚĞƌƌĞĂ͗ Ϭ Ϭ͘Ϭй Eͬ Eͬ^>ͲsĞŐĞƚĂďůĞ'ĂƌĚĞŶƌĞĂ͗ Ϭ Ϭ͘Ϭй Eͬ Eͬ dŽƚĂůŽĨůů>ĂŶĚƐĐĂƉĞƌĞĂƐ;^Ƌ͘&ƚ͘Ϳ͗ ϯϮ͕ϬϱϬ ϭϬϬ͘ϬйdŽƚĂůŽĨZĞŐƵůĂƌ>ĂŶĚƐĐĂƉĞƌĞĂƐ;^Ƌ͘&ƚ͘Ϳ͗ ϯϮ͕ϬϱϬdŽƚĂůŽĨ^ƉĞĐŝĂů>ĂŶĚƐĐĂƉĞƌĞĂƐ;^Ƌ͘&ƚ͘Ϳ͗ Ϭ dŚŝƐWƌŽũĞĐƚŽŵƉůŝĞƐǁŝƚŚƚŚĞDt
>KǁŝƚŚĂŶ
d&ŽĨ͗ Ϭ͘ϱϮϲ
ĂůŝĨŽƌŶŝĂDt
>KΗYƵŝĐŬdĞƐƚ^ŚĞĞƚΗ 1. The landscape design and irrigation system design will comply with the City’s Water Efficient landscape Ordinance. Required calculations to demonstrate the system’s efficiency will be provided within the construction document package.

2. Planting areas adjacent to the foundation pads must meet CBC 1804.4 and 8” below finished floor, 5% graded to the sidewalk; and sidewalk grades must be 2% and drain to a common area drain system.

3. Trees planted adjacent to building foundations, roofs, utilities and hardsacpe should follow dripline recommendations and provide root barriers when planted within 5 feet.

4. Additional landscaping to be installed along the retaining walls to soften the appearance.

5. All landscaping and perimeter walls/fencing shall be installed prior to issuance of a Certificate of Occupancy.

6. All trees located at corner planter areas, including vehicular entries, and major corner instersections of project area to be minimum 36” box size or 12’ BTH.

GENERAL NOTES
CORONA, CALIFORNIA 06.13.24
L-10

W E S T S E C O N D F A M I L Y A P A R T M E N T S - PLANT PALETTE & GENERAL NOTES VAN
VAN
VAN
EV EV

EV EVEV EV

STORAGE
COATS

SHELVES
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
2680
26 80
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
8'-0 3/4" CLG

SHELVES
30 80
30 8
0 30 80
308
0 4068 SGD
26 80
30 80
80 30
40 S C
S C
30 80 15'-1"X6'-0"
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 80
30 80
30 80
30 80
4068 SGD
DW
REF
2680
26 80
30 80
80 30
4068 SGD
S C
S C
30 80 30 80 15'-1"X6'-0"
DECK
8'-
0 3/4
" CLG

STORAGE
ATS CO

SHELVES
30 80
30 80
30 80
3 0 80
3080
SGD 68 40
DW
REF
2680
26 80
3 0 80
30 80
SGD 68 40
C S
C S
80 30
80 30
0" 6'- X" 1'- 51
DECK
8'-0
3 /4"
C
L
G

STORAGE
COATS

ES LV SHE
30 80
30 80
308
0 30 80
30 80
SGD 68 40
D
W
REF
2680
26 80
3 0 80
30 80
SGD 68 40
C S
C S
80 30
80 30
6'-0" X 15'-1"
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 80
30 80
30 80
30 80
4068 SGD
DW
REF
26 80
2680
30 80
80 30
4068 SGD
S C
S C
30 80
30 80 15'-1"X6'-0"
DECK
8'-0 3/4
" CLG

STORAGE
TS COA

ES V SHEL
30 80
30 80
30 80
30 80
30 80
SGD 68 40
D
W
REF
26 80
2680
30 80
30 80
SGD 68 40
C S
C S
80 30 80 30 6' 15'-1" " 0- X
DECK
8 -' 0 3/4"
CLG

STORAGE

SHELVES LINEN DW
REF
P
A
N
T
RY
5068 SGD
30 80
308
0 2480
30 8
0 24 68
80 30 80 30
S C
80 30
30 80

N NE I L

SEV SHEL
D
W
REF
PANTRY
SGD 68 50
308
0 308
0 24 80
3 0 80
68 24
30 80
30 80
C S
30 80
3 0
8 0

SHELVES LINEN
RE
P
A
N
T
RY
5068 SGD
3 0 80
30 8
0 24 80
30 80
24 68
80 30
S C
80 30
3 0 80
80 30 2-
80 30 2-
80 30
80 16
80 30
30 68
30 68
D
W
REF
6068 SG
D
S C
30 80
8'-0 3/4" CLG

STORAGE
6'-1"X7'-3"
DECK
30 80
30 68
68 30
D
W
REF
6068
SGD
C S
30 80
0 3/4" CLG - 8'

STORAGE
7'-3" X '-1" 6
DECK

SHELVE LINEN S DW
REF
PA
N
TRY
5068 SGD
30 80
3 0 80
24 80
30 80
24 68
80 30 80 30
S C
80 30
30 80
NEN LI
PAN
TRY
30 80
26 80
30 68
68 30
68 24
8068 SG
D
DW
EF R
30 68

FAMILY ROOM
13'-8" X" 8'- 31
CLG 9'-1"
11' 12'-6" 1" - X
CLG 9'-1"

DROOM BE
DINING
8" '- 6X '-8" 31
G CL 1" 9'-

KITCHEN
7'-9" X 13'-8"
CLG 9'-1"
8'-0 3/4" CLG
BATH
C S
80 30
80 30
1" 6'- X" 7'- 21
DECK
8'-0 3/4"
C
L
G

STORAGE

CORRIDOR
STAIRS
STAIRS

CORRIDOR
STAIRS

CORRIDOR

METER ROOM METER ROOM MPOE FIRE
30 80
30 80
30 80
2-30 80
30 80
30 80
LAU
28'-7" 23'-0" X
8'-0 3/4" CLG
7'-1" 6'-11" X
8'-0 3/4" CLG

JANITORIAL
7'-9" 7'-7" X
8'-0 3/4" CLG

MECHANICAL

LINEN SHELVES DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
24 68
30 80
30 80
SC
30 80 30 80
LINEN

SHELVES
DW
REF
PANTRY
SGD 5068
30 80
30 80
24 80
30 80
24 68
30 80
30 80
SC
3080 30 80
LINEN

SHELVES
DW
REF
PANTRY
SGD 5068
30 80
30 80
24 80
30 80
24 68
30 80
30 80
C S
30 80 30 80

LIMIT OF WORK
Low Wall with Tubular Steel Fence (Wall 36” max; Fence height 24”)Tubular Steel Fence (8’ max)Proposed Decorative Wall (8’ max)Tubular Steel Fence (3-6”max)Pool Fence (6’ max)Fence at Entry (6’ Tubular Steel)Pedestrian/ Fire Hose Access GatePilaster (8’-6” max) *
*
*
CORONA, CALIFORNIA 06.13.24
L-5

W E S T S E C O N D F A M I L Y A P A R T M E N T S - WALL AND FENCE PLAN 0 10’ 20’ 40’
Scale: 1”= 20’-0”
VAN
VAN
EV EV
EV
COATS

S SHELVE
30 80
30 80
30 80
30 80
30 80
DGS 68 40
DW
REF
26 80
26 80
30 80
30 80
SGD 68 40
C S
C S
80 30
80 30
'-0" 6X" 1- 5' 1
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 80
30 80
30 80
30 80
4068 SGD
DW
REF
26 80
26 80
30 80
80 30
4068 SGD
S C
S C
30 80 30 80 15'-1"X6'-0"
DECK

STORAGE
8'-0 3/4" CLG
COATS

SHELVES
30 80
30 80
30 80
3080
SGD 68 40
REF
2680
26 80
30 80
30 80
DGS 68 40
C S
C S
80 30
80 30
0" 6'- X" 1'- 51
DECK
8'-0 3/4" CLG

STORAGE

N NE I L

SEVL SHE
D
W
REF
PANTRY
SGD 68 50
30 80
30 80
24 80
30 80
68 24
30 80
C S
30 80 30 80

SHELVES LINEN DW
REF
PANTRY
5068 SGD
30 80
30 80
24 80
30 80
24 68
80 30 80 30
S C
80 30 30 80
NEN LI

SE LV HE S DW
REF
PANTRY
SGD 68 50
30 80
30 80
2480
30 80
68 24
30 80
30 80
C S
30 80
30 80

CORRIDOR
STAIRS

STORAGE
30 80
DW
GD
30 80
30 80
30 80
30 80 2-
2-30 80
30 80
30 80
30 8030 80
2-26 80 17'-2" 16'-2" X
9'-1" CLG

MAIL ROOM
5'-0" 6'-8" X
8'-0 3/4" CLG
BOILER
11'-4" 10'-6" X
9'-1" CLG
OFFICE 8'-0 3/4" CLG

STORAGE
10'-1" 7'-8"

KITCHEN X
8'-0 3
/4" CLG 8'-0 3/4" CLG
BATH
12'-10" 22'-4" X
9'-1" CLG
LOBBY 15'-8" 14'-0" X
9'-1" CLG
LEASING 1
15'-8" 14'-0" X
9'-1" CLG
LEASING 2
14'-10" 7'-9" X
8'-0 3/4" CLG
METER
8'-3" 8'-3"

ENTRY X
9'-1" CLG

SHELVES

SHELVES
REF
30 80
DW
DG
OPT
M +72" AFF
30 80 2-
30 80
30 80
30 80 30 80 30 80
30 80
LINEN
PANTRY
30 80
26 80
30 68
30 68
24 68
8068 SGD
DW
REF
30 68
SC
30 80
30 80
12'-3" 6'-1" X
DECK
8'-0 3/4" CLG

STORAGE
COATS

SHELVES
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
2680
26 80
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
GL 8'-0 3/4" C

STORAGE
LINEN
PANTRY
3080
26 80
30 68
30 68
24 68
8068 SGD
DW
REF
30 68
SC
30 80
30 80
12'-3" 6'-1" X
DECK
8'-0 3/4" CLG

GE STORA
COATS

SHELVES
30 80
30 8030 80
30 80
30 80
4068 SGD
DW
REF
2680
2680
30 80
30 80
4068 SGD
SC
SC
30 80
30 80 15'-1" 6'-0" X
DECK
8'-0 3/4" CLG

STORAGE
30 80
30 80
2-30 80
30 80
30 80
LAU
28'-7" 23'-0" X
8'-0 3/4" CLG
7'-1" 6'-11" X
8'-0 3/4" CLG

JANITORIAL
7'-9" 7'-7" X
8'-0 3/4" CLG

MECHANICAL
OGD 8070 OGD 8070 OGD 8070
30 80
EV
EV
EV
KB
KB
KB
KB
EV
2-30 80
30 8030 80
MW
25'-7" 39'-0" X
9'-1" CLG

MULTI PURPOSE RM
STOP
MWS 8-12 KEYMAP
SEE SHEET L-4
W. 2ND STREET
S BUENA VISTA AVE * *
*
LEGEND
Low Wall with Tubular Steel Fence (Wall 36” max; Fence height 24”)Tubular Steel Fence (8’ max)Proposed Decorative Wall (8’ max)Tubular Steel Fence (3-6”max)Pool Fence (6’ max)Fence at Entry (6’ Tubular Steel)Pedestrian/ Fire Hose Access GatePilaster (8’-6” max) *
CORONA, CALIFORNIA 06.13.24
L-6

W E S T S E C O N D F A M I L Y A P A R T M E N T S - WALL AND FENCE PLAN 0 10’ 20’ 40’
Scale: 1”= 20’-0”

LOW WALL W/ TUBULAR STEEL FENCE
WALL MATERIAL: PRECISION BLOCK W/ SPLIT-FACE FINISHCOLOR: TBDHEIGHT: 5’ MAXIMUM 3’-6” Max.

TUBULAR STEEL FENCECOLOR: TBDHEIGHT: 8’ MAXIMUM
TUBULAR STEEL FENCE AT PLAYGROUNDCOLOR: TBDHEIGHT: 3’-6” MAXIMUMPROPOSED WALL AT SCHOOL PROPERTYMATERIAL: PRECISION BLOCK W/ SPLIT-FACE FINISHCOLOR: TBDHEIGHT: 8’ MAXIMUM PILASTERMATERIAL: PRECISION BLOCK W/ SPLIT-FACE FINISHCOLOR: TBDHEIGHT: 8’-6” MAXIMUM 8’ Max.

CORONA, CALIFORNIA 06.13.24
L-7

W E S T S E C O N D F A M I L Y A P A R T M E N T S - WALL AND FENCE CONDITIONS B5
D5

EX R/W
/ EX RW /

FAMILY APARTMENT F

3.46 AC 3 46 AC 3 46 AC
PL

PSH SITE SH S TE I H
(NOT A PART) N T AP A
C5
E
5 EX R W
R/W EX
PL
PDE OS P O R P OPO D R OP EDS O O R PS P E O D P P E ORB 1 GN I D IL U BD N L UI

PROPOSE PROPOSED PR O
BUILDING 2 BUILDING 2 UILDING 2

PROPOSED PR POSED
BUILDING BUILDING 3 UILDING 3 ILDING 3
PROPOSED BUILDING 4 PROPOSED BUILDING 4 POSED BUILDING 4 LDING 4

GARAGE GARAGE

G GE RA A G GE RA GA
FF=640.5
FF=642.0 FF=642. FF= 42.0
FF=640.5
FF=639.6
FF=636.6
FF=643.5
FF=644.5
FF=642.5
FF=638.0
FF=639.0
FF=641.5
FF=638.1

S BUENA VISTA AV VIS A N EU AVENEVNUEA BUENAVISTA AVENUE BUENAVISTA AVENUE BUENAVISTA AVENU UE E (PUBLIC) ( 2ND STREET
(PUBLIC) (PUBLIC)
E
A
5 E
A
R/W
/ RW

PROP R/W PROP R/W PROPR/W

O/ PRP RWO / R PP R/WRO PR PRO

SECOND STREET FAMILY HOUSING
JOB NO.

DRAWN BY:

SHEET
of 8
600 Wilshire Blvd 213.988.8802Los Angeles, Ca 90017 fuscoe.com R

F U L L C I R C L E T H I N K I N G
F

E NGINEERI NG
U
G
SCOE
G
Suite 1470
DPR2023-0027 / PP2023-0010

CONCEPTUAL GRADING
(FAMILY APARTMENT)
3 LEGEND NOTES ABBREVIATIONS

LINE TABLE CURVE TABLE

ESTIMATED GRADING QUANTITIES
06/03/2024

SECOND STREET FAMILY HOUSING
JOB NO.

DRAWN BY:

SHEET
of 8
600 Wilshire Blvd 213.988.8802Los Angeles, Ca 90017 fuscoe.com R

F U L L C I R C L E T H I N K I N G
F

E NGINEERI NG
UG
SCOEG
Suite 1470
DPR2023-0027 / PP2023-0010
06/03/2024
Project Description and Services
The Second Street Family Apartments site is well located in the heart of Corona, at the corner of Buena Vista and Second Street and is within walking distance to a grocery store, public transit, community serving retail, Corona City Hall, and the Corona-Norco Adult education center. The 115-unit affordable family project will be situated on 3.9 acres of the overall site and will be developed by the Developer. It consists of 115 units with 6 studio, 18 one-bedroom, 46 twobedroom, and 45 three-bedroom units in four residential buildings. The total building size is 156,205 sf. Large family units are provided to serve the needs of Corona families and to assist in the financing structure. In addition to serving traditional families, to achieve the City's goal of serving homeless families, the development includes a preference for 20 families that are either currently homeless or at risk of homelessness.

The buildings are oriented towards Second Street and Buena Vista Avenue which provides for consistent massing and street presence across the entire site. Three of the buildings are situated around a central courtyard which includes open space and a pool. Parking has been placed along the southern boundary of the property providing for a buffer between the residential units and Corona-Norco School District yard.

The community has been designed to accommodate large families. In addition to large family sized units, unit amenities will include energy efficient appliances and HVAC systems to decrease residents' utility costs, the use of low VOC and other sustainable building products to improve resident's indoor environmental air quality, recessed lighting, durable plank vinyl flooring, large windows for natural lighting, and shaded balconies.

The property will have a number of site amenities including an on-site manager with an onsite leasing office, tot lot, BBQ pavilion, pool, drought tolerant landscaping, and a multi room community room with kitchen. Site amenities have been designed to complement what has previously been provided at the Citrus Circle community directly across the street. Residents of both communities will be able to access the site amenities whether it's programming provided through the YMCA, swimming in the pool, or dropping in for a parenting or ESL class that is offered in partnership with the YMCA/Corona Norco USD. The expectation is that residents will be able to walk between the projects to access the different activities and programs.

Social services will be provided by the Corona Norco YMCA. The YMCA currently provides social services at the adjacent Citrus Circle Apartments. The services at Citrus Circle generally focus on a younger demographic within the community. In an effort to focus on an older demographic of youth and to not provide for duplicate services between the two properties, social services will focus on engaging with teens and young adults within the development and wider community. Within the community space, the YMCA will create an innovation space where teens can use technology to learn and play. There would be a dedicated space for teens to use technology, participate in online technology instructional classes, as well as dedicated space with cameras and microphones for zoom/online interactive learning opportunities. Lastly, guided eSports learning and competitions will be offered to engage and bring teens together.

In addition to specifically engaging teens and young adults, the YMCA will also focus on providing Healthy Lifestyles programs such as community group Exercise classes (Zumba, yoga, Pilates, karate), adult education classes, Blood Pressure Monitoring Program, and Volunteerism programs. The YMCA also plans on utilizing the outdoor multipurpose areas for coordinating sports with the teens, children, and residents.

The property also includes a Recreation Parcel across Buena Vista Avenue and adjacent to the Citrus Circle community. The Recreation Parcel will offer passive and active outdoor amenities such as shaded seating and a sports court.

Project Affordability
The specific affordability levels are still being negotiated with the City. For reference purposes the proposed affordability mix is:

Unit Type 30% AMI 50% AMI 60% AMI 70% AMI Manager Total Studio 1 1 3 1 - 6
One Bedroom 1 1 15 1 - 18
Two Bedroom 5 5 30 5 1 46
Three Bedroom 5 5 29 5 1 45
Total 12 12 77 12 2 115
Projected Rents
These rents are for reference purposes:

Unit Type 30% AMI 50% AMI 60% AMI 70% AMI
Studio $489 $816 $979 $1,142
One Bedroom $524 $874 $1,049 $1,224
Two Bedroom $629 $1,048 $1,258 $1,468
Three Bedroom $727 $1,211 $1,454 $1,696
Ownership Experience
C&C Development Co., LLC (C&C) is a full-service real estate development company established in 2003. C&C specializes in the construction, acquisition, rehabilitation and management of affordable housing for seniors, large families and the special needs populations.

This experience has taught us to approach every project with the long-term in mind. Through quality design and construction, we’re not only developing projects to be successful today, we’re developing projects that will remain successful 10, 20 and 30 years into the future.

C&C has worked on a variety of projects since its inception, with a focus on family, senior and special needs affordable rental housing developments in Southern California. However, most importantly, C&C strives to construct and/or rehabilitate properties with the residents’ health and well-being in mind. A place to call “home,” with amenities that create an environment where families and seniors can progress, thrive and be healthy. Amenities often include active playgrounds with child-tested equipment, a community learning center with computers, afterschool programs and adult education. The community learning centers serve the youth with programs that help create a foundation for achieving educational goals and to stimulate young minds. Community space is also provided for adult programs that foster healthier and productive lifestyles for families and seniors.

C&C has experience financing suburban, urban infill, inclusionary, new construction, redevelopment and acquisition-rehabilitation projects. As C&C has developed, managed, and maintained ownership of more than 2,200 units, we have achieved a level of experience necessary to develop and manage affordable rental housing in today’s complex and challenging entitlement and financing environment.

Our mission is to develop safe, healthy and aesthetically pleasing affordable housing communities in order to strengthen individuals, families, seniors, neighborhoods and cities.

Through our business acumen, strong sense of social advocacy, and interest in innovation, we are able to sustain strong relationships with public and private partners and to develop awardwinning properties.

Orange Housing Development Corporation (OHDC) is a non-profit 501(c)(3) organization with a commitment to develop secure, comfortable and attractive housing for people of low and moderate incomes. OHDC was founded in 1990 to increase the number of affordable housing units in California and to fill the void that cannot be filled by the private sector alone. OHDC has developed more than 2,400 affordable units in California and qualifies as a Community Housing Development Organization (CHDO).

OHDC and C&C have worked closely together to provide affordable communities throughout Southern California. Designing, developing and managing affordable housing for more than 20 years has provided OHDC with the experience to create projects in uniquely different neighborhoods, to use multiple funding sources, and to meet the needs of local jurisdictions and communities. The goal in all cases is to develop distinctive housing products that blend with and enhance the neighborhoods in which they are located.

OHDC’s asset portfolio includes a variety of properties that the company owns solely, as well as projects that it operates in partnership with other for-profit entities, which have earned OHDC a reputation of excellence in design, development and management. OHDC is committed to providing families and individuals with low-to-moderate priced housing in desirable locations while creating enjoyable and healthy living environments supported by professional management services. OHDC is further committed to the enhancement of communities in which it builds and operates properties through the aesthetic value and economic vitality of its developments, and by its leadership and active participation in community service and affairs.

Property Management Experience
Advanced Property Services Management, Inc. (APS) is a wholly owned subsidiary of C&C and has been in the property management business since 1974. APS is a full-service property management company specializing in the day-to-day management of multifamily residential apartments with an expertise in affordable housing. APS’ experience and expertise in property management qualifies them to personally serve the unique needs of property owners and residents. APS handles the property management, tenant screening, qualification and annual income verification of all tenants. APS is committed to providing high quality affordable living environments and is a fair but strict management company that manages properties to the highest standards possible. APS’ staff is tax credit certified and experienced in handling all aspects associated with the lease-up and management of tax credit units. A complete system of checks and balances is used to maintain financial control. Adherence to tenant qualifications, eligibility and rent collection procedures are strictly enforced and maintained. APS employs a full-time maintenance staff equipped to handle all aspects of property maintenance.

APS understands the importance associated with proper tenant qualification and the ongoing compliance at each of their affordable communities. APS takes a direct, hands-on approach to tenant qualification, leasing and compliance.

Within the tenant qualification process, APS have a number of goals that are achieved through its leasing activities:
 Ensure that the household is income qualified for the project.  Ensure that the household is occupancy qualified.
 Ensure that the household will be a positive impact on the community.  Ensure that the household’s annual income is sufficient to cover its monthly housing costs.

APS employs tax credit certified leasing personnel. Leasing personnel qualify potential residents as they apply for residences and perform annual re-certifications of income and occupancy. APS maintains the following procedures for initial qualification and annual recertification:
 Thorough review of prospective tenant’s income and occupancy.  Third party income verifications.
 References from previous two landlords/management companies.  Criminal Background checks.
 Credit checks
 Certain tenants may be required to complete budgets to demonstrate ability to cover monthly housing costs.

APS currently manages C&C’s entire portfolio. Please see the attached list of developments C&C has completed.

Onsite Management
The property will be staffed by 2 full time employees who live onsite. There will also be a full time porter. The property managers will be responsible for:

Tenant Relations:
• Respond to tenant inquiries, concerns, and requests promptly and professionally. • Oversee the leasing process, including marketing available units, conducting property tours, and processing rental applications.
• Enforce lease agreements and address lease violations in a fair and consistent manner. • Conduct regular communication with tenants to ensure satisfaction and address issues.

Property Maintenance:
• Coordinate and oversee maintenance and repair activities, ensuring timely and costeffective solutions. • Conduct regular property inspections to identify and address maintenance needs. • Collaborate with maintenance staff or contractors to ensure the property is wellmaintained and meets safety standards. • Manage preventative maintenance programs to prolong the life of property assets.

Financial Management:
• Collect and process rent payments, fees, and other charges in a timely manner. • Monitor and control expenses to achieve budgetary goals. • Prepare regular financial reports for property owners or management.

Marketing and Advertising:
• Develop and implement marketing strategies to attract and retain tenants. • Utilize various advertising channels to promote available units. • Conduct market research to stay informed about rental trends and competition. • Legal Compliance:
• Stay up-to-date with local, state, and federal housing laws and regulations. • Ensure the property complies with fair housing laws and other relevant regulations. • Address legal issues such as evictions in accordance with established procedures and regulations.

Administrative Tasks:
• Maintain accurate records of tenant interactions, lease agreements, and property maintenance.
• Prepare and distribute notices, letters, and other communication to tenants. • Work with property management software and tools to streamline administrative tasks.

Security
The property will have an onsite manager and the property will have security cameras.

Second Street Family LP
July 1, 2024
Ms. Rocio Lopez
City of Corona
400 S. Vicentia Avenue
Corona, CA 92882
RE: Second Street Family Density Bonus Request – 115 unit Affordable Housing Development (AHD2023-0002)
Ms. Lopez:

The 115-unit affordable family project, Second Street Family project would like to request a Density Bonus Agreement under the City’s Affordable Housing & Density Bonus Program. The creation of 115 affordable housing units will serve as a cornerstone for the local housing market, offering not only a place to live but a place to thrive for many individuals and families in need.

While the project’s 33.24 du/Acre are below the maximum allowable of 36 du/Acre within the R-3 zoning, the project is still requesting a Density Bonus Agreement. The utilization of a Density Bonus Agreement will allow the development to compete more competitively for various affordable housing financing sources.

Per Government Code Section 65915(e)(1), we are requesting are requesting the following development standard waivers for the project:

1. Reduction in Front Yard Setback (Buena Vista Avenue) a. The project is requesting a waiver from the required 25-foot front yard setback.

The project proposes a minimum 4.5-foot front yard setback. b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the setbacks, the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure.
c. The R-3 zoning standards are infeasible because the setback standard would render the project physically infeasibly as currently designed. To meet the setbacks the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. d. The waiver is needed because the CMC R-3 zoning standard requires a 25’ setback. The project cannot be physically built at the current density without incurring significant increases in costs, if a 25’ setback is required.

2. Reduction in Street Side Yard Setback (2nd Street)
a. The project is requesting a waiver from the required 15’ street side yard setback.

The project proposes a minimum 4.5-foot street side yard setback. b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the setbacks, the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. c. The R-3 zoning standards are infeasible because the setback standard would render the project physically infeasibly as currently designed. To meet the setbacks the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. d. The waiver is needed because the CMC R-3 zoning standard requires a 15’ setback. The project cannot be physically built at the current density without incurring significant increases in costs, if a 15’ setback is required.

3. Reduction in Interior Side Yard Setback
a. The project is requesting a waiver from the required 10-foot interior side yard setback. The project proposes a 1’ 8 ¼” interior side yard setback. b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the setbacks, the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. c. The R-3 zoning standards are infeasible because the setback standard would render the project physically infeasibly as currently designed. To meet the setbacks the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. d. The waiver is needed because the CMC R-3 zoning standard requires a 10’ interior side yard setback. The project cannot be physically built at the current density without incurring significant increases in costs, if a 10’ interior setback is required.

4. Reduction in Rear Yard Setback
a. The project is requesting a waiver from the required 10-foot rear yard setback. The project proposes a minimum 3-foot rear yard setback.
b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the setbacks, the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. c. The R-3 zoning standards are infeasible because the setback standard would render the project physically infeasibly as currently designed. To meet the setbacks the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. d. The waiver is needed because the CMC R-3 zoning standard requires a 10’ rear yard setback. The project cannot be physically built at the current density without incurring significant increases in costs, if a 10’ rear yard setback is required.

5. Reduction in Parking Stall Depth (from 20 feet to 17 feet) a. The project is requesting a waiver from the required 20’ parking stall depth. The project proposes 17’ to 18’ deep stalls with overhangs ranging from 1’-8 ¼” to

2.5’ to.
b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the parking depth, the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. c. The parking stall standards are infeasible because the stall depth would render the project physically infeasibly as currently designed. To meet the parking stall depths, the project would need to either reduce the number of affordable units or incur substantial increases in costs to accommodate a parking structure. d. The waiver is needed because the CMC parking stall standard requires a 20’ stall depth. The project cannot be physically built at the current density without incurring significant increases in costs, if a 20’ stall is required.

6. Reduction in Required CMC Parking Standards
a. The CMC Multiple Family parking standards from Section 17.76.30 (A)5 is as follows:
b. The CMC Multiple Family parking standards from Section 17.76.30 (A)5 require the following parking:

Unit Type Number of Units Parking Requirement
(including covered)
Total Spaces
Studio 6 2 12
1BR 18 2 36
2BR 46 2 92
3BR 45 3 135
Guest 115 .2 23
Total Required 298
c. Per Government Code Section 65915(p)(1), the required parking based upon State Density Bonus is 161:

Unit Type Number of Units Parking Requirement Total Spaces Studio 6 1 6
1BR 18 1 18
2BR 46 1.5 69
3BR 45 1.5 68
Total Required 161

7. Reduction in Required CMC Covered Parking
a. The CMC Multiple Family parking standards from Section 17.76.30 (A)5 require the following covered parking:

Unit Type Number of Units Parking Requirement Total Spaces Studio 6 2 12
1BR 18 2 36
2BR 46 2 92
3BR 45 3 135
Total Required 275
b. The project is requesting a waiver from the required 275 covered parking standard from CMC Section 17.76.30(A)5. The project proposes 33 covered parking spaces.
c. The CMC covered parking standards are infeasible because the project would incur a significant cost increase to provide covered parking. The project is providing 33 garage parking spaces.
d. The waiver is needed because the CMC parking standards require 275 covered spaces. The project cannot be completed within the current budget without incurring significant cost increases and would thus render the project infeasible.

8. Reduction in Required State Density Bonus Law Parking from 161 to 154 spaces. a. The project is requesting a waiver from the required 161 parking spaces to 154 provided spaces Per Government Code Section 65915(p)(1), the required parking based upon State Density Bonus is 161:

Unit Type Number of Units Parking Requirement Total Spaces Studio 6 1 6
1BR 18 1 18
2BR 46 1.5 69
3BR 45 1.5 68
Total Required 161
The project is proposing a parking ratio of 1.34 spaces per unit. Based upon our experience in the City of Corona, this will be adequate. We conducted a parking study of our Citrus Circle affordable family project that is located adjacent to this project. The Citrus Circle Apartments has 109 spaces available for 61 units. We calculated the number of cars that residents are parking onsite. The result is that we have 74 spaces being used for 61 units, a ratio of 1.21 spaces per unit. In addition, a parking demand study will be provided to justify the reduced parking. Per Government Code Section 65915(p)(5), the Applicant is requesting a waiver for reduced parking from 161 to 154 spaces. The project would incur additional costs related to building a parking structure to accommodate the additional spaces and would thus render the project financially infeasible.

9. Reduction in Building Court Distances, Front Yard (Section 17.24.100(C)(c) a. The project is requesting a waiver from required minimum 40-foot courtyard requirements between Buildings 2 and 4, the minimum 30-foot courtyard requirements between Buildings 1 and 4, and the minimum 30-foot courtyard requirement between Buildings 2 and 3. The project proposes a minimum 15-foot courtyard between Buildings 2 and 4, a minimum 20’ courtyard between Buildings 1 and 4, and a minimum 19’ courtyard between Buildings 2 and 3. b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the courtyard requirements, the project would need to either reduce the number of affordable units/buildings or incur substantial increases in costs to accommodate a parking structure.
c. The R-3 zoning standards are infeasible because the courtyard standard would render the project physically infeasibly as currently designed. To meet the setbacks the project would need to either reduce the number of affordable units/buildings or incur substantial increases in costs to accommodate a parking structure. d. The waiver is needed because the CMC R-3 zoning standard requires a 40’ courtyard between Buildings 2 and 4, a 30’ courtyard between Buildings 1 and 4, and a 30’ courtyard between Buildings 2 and 3. The project cannot be physically built at the current density without incurring significant increases in costs, if the 40’ courtyard between Buildings 2 and 4, 30’ courtyard between Buildings 1 and 4, and 30’ courtyard between Buildings 2 and 3 are required..

10. Deviation from maximum wall height (Section 17.70.060 (C) a. The property shares its Southerly property line with the Corona-Norco Unified School District. The property to the South is a maintenance/storage yard and the school district has installed razor wire topped chain link fences. For the safety of the future residents and aesthetics, the project would like to utilize an 8’ solid wall. The CMC currently allows up to an 8-foot high wrought iron fence.

11. Reduction from required Studio unit 600 square foot minimum a. The project is requesting a waiver of the CMC’s requirement for a minimum 600 square foot studio unit size.
b. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. The project proposes 588 square foot studio units.
c. Per Government Code Section 65915(e)(1), a waiver is requested. The waiver will reduce affordable housing costs for the project. To meet the unit size minimum, the project would need to either reduce the number of affordable units/buildings or incur substantial increases in costs to accommodate a parking structure and increase building costs.
d. The R-3 zoning standards are infeasible because the unit size minimum would render the project physically infeasibly as currently designed. To meet the unit size minimum, the project would need to either reduce the number of affordable units/buildings or incur substantial increases in costs to accommodate a parking structure as well as increased building costs.
e. The waiver is needed because the CMC R-3 zoning standard requires studio units to be a minimum of 600 square feet. The project cannot be physically built at the current density without incurring significant increases in costs, if the 600 square foot minimum is required.

Per Chapter 17.87.040 of the Corona Municipal Code, the project will utilize the City’s standard Density Bonus Agreement form. This agreement will ensure that the project will maintain compliance with the State Density Law.

Once again, thank you for your time and the opportunity to contribute to the betterment of the City of Corona.

Sincerely,
Todd Cottle
Sincerely,
T dd C l

CITY OF CORONA

MITIGATED NEGATIVE DECLARATION
NAME AND DESCRIPTION OF PROJECT:

PP2023-0010: Precise Plan to review the site plan, architecture, perimeter walls/fencing and landscaping for a 115-unit multiple family affordable housing development project totaling 153,205 square feet on 3.46 acres in the MP (Mobile Home Park) and R-3 (Multiple Family Residential) zones.

AHDB2023-0002: Affordable Housing & Density Bonus Program application to review 115 affordable housing units proposed as part of a new multiple family affordable housing development on 3.46 acres in the MP (Mobile Home Park) and R-3 (Multiple Family Residential) zones.

PROJECT LOCATION:

South of 2nd Street and west of Buena Vista Avenue (Assessor’s Parcel Numbers: 118-270-051, 118-270- 053, 118-270-055).

ENTITY OR PERSON UNDERTAKING PROJECT:

Second Street Housing LP City of Corona
c/o Scott Bering 400 S. Vicentia Avenue
14211 Yorba Street, Suite 200 Corona, CA 92882
Tustin, CA 92780
The City Council, having reviewed the initial study of this proposed project and the written comments received prior to the public meeting of the City Council, and having heard, at a public meeting of the Council, 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 City Council 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: _______________________
Mayor
City of Corona
Date filed with County Clerk: _______________________
PP2023-0010 and AHDB2023-0002 IS/MND – 115 Unit – 2
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CITY OF CORONA

INITIAL STUDY / ENVIRONMENTAL CHECKLIST
PROJECT TITLE: 115-Unit Second Street Family Project
• Precise Plan (PP2023-0010)
• Affordable Housing Density Bonus (AHDB2023-0002)
PROJECT LOCATION: The project site is located south of 2nd Street and west of Buena Vista Avenue. The

3.46-acre project site consists of three parcels, Assessor’s Parcel Numbers (APNs) 118-270-051, 118-270- 053, 118-270-055. The Project’s location is depicted on Figure 1, Regional Location Map, and Figure 2, Local Vicinity Map.

PROJECT PROPONENT:

Second Street Housing LP City of Corona
c/o Scott Bering 400 S. Vicentia Avenue
14211 Yorba Street, Suite 200 Corona, CA 92882
Tustin, CA 92780
PROJECT DESCRIPTION:

Project Overview
Second Street Housing LP is proposing to develop 3.46 acres into a multiple family residential development consisting of 115 affordable units. The development consists of fourdetached, 3-story buildings: Building 1 (15-plex), Building 2 (45-plex), Building 3 (26-plex) and Building 4 (29-plex). The development also includes associated parking, a laundry facility, community building, children’s play area and pool with a pool building.

Development of the proposed Project requires the review and approval of a Precise Plan application, PP2023-0010.

The Project is proposed as a 100% affordable project and will be developed pursuant to the density bonus requirements in Chapter 17.87 (Density Bonus Housing Agreements and Development Agreement) of the Corona Municipal Code and California Government Code Sections 65915 through 65918, also known as the “State Density Bonus Law”. With the exception of the managers unit, the units within the Project will be restricted to rental income limits at the affordability levels of 30% (extremely low), 50% (very low), and 80% (low) of the Median Family Income, as published by the California Department of Housing and Community Development. The Project includes an Affordable Housing Density Bonus application (AHDB2023-0002), which, compliant with the State Density Bonus Law, allows up to fourincentives or concessions and unlimited number of development standard waivers. Units within the Project, except for the manager’s unit, will be restricted to their level of affordability for the 55-year term in perpetuity by a recorded document and by the executed Density Bonus Agreement between the developer and the City of Corona.

In order to construct the Project, the Developeris seeking funding from various resources including Housing and Urban Development (HUD) grants from the City of Corona’s Community Development Block Grant (CDBG), HOME, and HOME-ARP allocations, and deferred local Development Impact Fees. The Developer is currently in negotiations with the City on the funding.

The Project site is comprised of three contiguous parcels (APNs 118-270-051, 118-270-053 and 118-270- 055) totaling 4.18 acres. Refer to Table 1 below. A lot line adjustment will be processed to convert the three parcels into two separate parcels. One parcel is 3.46 acres which will be developed with the proposed Project. The second 0.72-acre parcel will be developed into 25 permanent supportive housing units, which is a separate project and is being analyzed separately for CEQA purposes.

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Table 1: Existing and Proposed Zoning and General Plan of Project Site APN Acreage Existing Zoning Existing General
Plan Designation Proposed Zoning
118-270-051 0.01 R-3 HDR N/A
118-270-053 0.16 R-3 HDR N/A
118-270-055 4.01 MP HDR R-3
Total 4.18
Two of the parcels (APNs 118-270-051 and 118-270-053) are currently zoned R-3, which is a multiple family residential zone, and has a land use designation of High Density Residential (HDR) per the City’s General Plan land use map. The third parcel (APN 118-270-055) is currently zoned Mobile Home Park (MP) and has an HDR designation per the General Plan land use map.

A change of zone forthe MP zoned parcel is not required in order to facilitate the Project because the Project is being developed per the regulations established by the State Density Bonus Law, which allows qualifying affordable housing developments to be developed at the highest density allowed under the zoning ordinance, specific plan or land use element of the General Plan [Gov. Code § 65915, subd. (o)(6)]. If the density allowed under the zoning ordinance is inconsistent with the density allowed under the Genera Plan, the greater density shall prevail. In the case of the proposed Project site, the City’s Zoning Ordinance currently establishes a maximum allowable density of eight (8) mobile homes per gross acre for the MP zone. The General Plan’s HDR designation establishes a maximum allowable density of 36du/ac. Since the HDRallows a greater density than the MP zone, the 36 du/ac density limit prevails, and thus, the Project is allowed to be developed under the density allowed by the HDR designation regardless of the density restriction under the MP zoning. The Project’s density on the 3.46-acre site is 33.2 du/ac.

Furthermore, per the Housing Accountability Act (aka Senate Bill 330), if aproposed housing development is consistent with the General Plan but the zoning for the project is inconsistent with the General Plan, the local agency (City of Corona), may require the project to comply with the objective standards and criteria of the zoning which is consistent with the General Plan. In the case of the proposed Project, theProject is allowed to be developed perthe objective standards and criteria established forthe R-3 zone, because the R-3 zone isa multiple family residential zone which permits the Project and is consistent with and implements the HDR designation.

The Project will be developed in a single phase, with an anticipated opening year of 2026.

Project Features
Development Summary
The maximum height of the residences would be three (3) stories (35 ½ feet), measured from finish grade to the roof structure, not including tower elements orparapet walls. Project elevations would include a varietyof architectural elements such as articulated massing and finish material palettes and have design characteristics consistent with Spanish Mediterranean architecture. The Project plan is shown in Figure 7, Architectural Site Plan, and conceptual colored elevations of the Project are shown in Figure 8, Elevations.

Table 2 provides a summary of the proposed floor plans.

Table 2: Unit Summary
Unit Type Bedrooms Bathrooms
Unit Square
Footage
Total Unit
Types
1 1 1 764 18
2 2 1 939 46
3 3 2 1,115 45
4 Studio 1 601 6
TOTAL 115
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Recreation and Open Space
The Project would provide approximately 26,695 square feet of common outdoor recreational space.

Recreational amenities proposed include a pool, pool house and children’s play area in the center of the Project site. Access to these facilities would be limited and solely available to the residents of the Project via the surrounding buildings.

Fences and Walls
The Project would include construction of an8-foot-high split face block wall along the southern property line, an 8-foot-high tubular steel fence with split face block pilasters along the western property line and a 60-inchhigh combination wall consisting of 36-inch split face block and 24-inch tubular steel along the northern and eastern property lines.

Lighting
Outdoorlighting would consist of wall-mounted lighting, pole-mounted lighting, and low-level path lights along the proposed internal driveways and common outdoor areas. All outdoorlighting would be directed downward and shielded to minimize off-site spillover. The location of all exterior lighting would comply with lighting and glare standards established in the City of Corona’s Municipal Code §17.84.070.

Access and Circulation
The main access to the Project site would befrom a proposed 28-foot-wide full access driveway from Buena Vista Avenue, a public road along the eastern portion of the Project site. Secondary access is provided from a 28-foot driveway on 2nd Street that will be limited to right-out access only (to be gated for egress traffic only). Regional access to the Project site is available from the SR-91 Freeway via Lincoln Avenue.

Parking
The Project would provide atotal of 154 parking spaces, 33 spaces in private garages and 121 uncovered onsite spaces.

Landscaping
The Project would install approximately 31,643 square feet of new drought-tolerant low water use ornamental landscaping throughout the site (see Figure 9, Landscaping Plan). Landscaping would include a variety of trees, such as: Chinese Pistache, African Fern Pine, Coast and Southern Live Oaks, African Sumac Brisbane Box, Chinese Elm and Mexican Fan Palm.

Infrastructure Improvements
The proposed development would construct on-site infrastructure improvements that would connect to the existing utility infrastructure in Buena Vista Avenue and in Second Street as described below. • Gas and Electric – The Project would install underground electric lines that would connect to existing infrastructure in Buena Vista Avenue. Electricity would be provided to the Project by Southern California Edison (SCE).
• Water and Sewer – The Project will connect to the existing 12-inch water line in 2 nd Street and
Buena Vista Avenue and the 12-inch sewer line in 2
nd Street.
• Stormwater Drainage – The Project would install a 4’x15’, a 8’x12’, and (2) 4’x8’ biofiltration stormwater treatment systems. The proposed system would capture, treat, and slow stormwater runoff for the 85th percentile, 24-hour storm.

Construction
Construction was estimated for a 333 working-day construction schedule, which includes site preparation, grading, building construction, paving, and architectural coating. Construction equipment and staging are to occur on-site, and construction vehicle access is planned along Buena Vista Avenue. Table 3 lists the anticipated construction schedule.

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Table 3: Anticipated Construction Schedule
Construction Phase Working Days
Site Preparation 5
Grading 8
Building Construction 230
Paving 18
Architectural Coatings 18
Total 279
Source: Page 73 of Air Quality/Greenhouse Gas Report
Construction activities would be limited to the hours between 7:00 a.m. and 8:00 p.m. onweekdays (Monday through Saturday) and between the hours of 10:00 a.m. and 6:00 p.m. on Sundays, which would be consistent with the City’s regulations (Municipal Code §17.84.040). Figure 10 shows the Conceptual Grading Plan and Figure 11 shows the Utilities Plan for the Project.

Operation
The proposed Project would operate as a multiple family residential community. Typical operational characteristics would include residents and visitors traveling to and from the site, leisure and maintenance activities occurring on the property and in the on‐site recreational facilities, and general maintenance of common areas. Low levels of noise and a moderate level of artificial exterior lighting typical of a multiple family residential community are expected.

ENVIRONMENTAL SETTING:

CEQA Guidelines §15125 establishes requirements for defining the environmental setting to which the environmental effects of a proposed project must be compared. The environmental setting is defined as “…the physical environmental conditions in the vicinity of the project, as they exist at the time the Notice of Preparation is published, or if no Notice of Preparation is published, at the time the environmental analysis is commenced…” (CEQA Guidelines §15125[a]). Because a Notice of Preparation was not required, the environmental setting for the Project is April 11, 2024, which is the date that the Project’s environmental analysis commenced.

On-site and adjacent land uses, General Plan land use designations, and zoning classifications are shown in Table 4.

Table 4: Land Uses, General Plan Land Use Designations, and Zoning Classifications Location Current Land Use
General Plan Land Use/
Zoning Designations
Project
Site
Vacant land High Density Residential (HDR) / MP (Mobile Home Park) and R-3 (Multiple Family
Residential)
North SR-91 Freeway, with Residential
Development to the north
Medium Density Residential (MDR) / MP
(Mobile Home Park) and R-1-7.2 (Single
Family Residential)
South Orange Grove High School School (S) / School (S)
East Multiple Family Residential Development High Density Residential (HDR) / R-3 (Multiple Family Residential)
West Commercial Development General Commercial (GC) / C-3 (General Commercial)
Source: Field inspection, City of Corona General Plan Land Use & Zoning District Map.

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Site Description
The existing conditions of the Project site and surrounding areas are depicted on Figure 4, Aerial View. The Project site formerly contained a mobile home park and commercial development before structures were removed in 2016 in order to accommodate the SR-91 Widening Project. The site is currently vacant with vegetated weeds, low grasses and scattered native and non-native trees. The site is relatively flat with on-site elevations ranging from 650 feet in the north to 655 feet in the south.

Site Surroundings
The Project site is located within a developed area within the City of Corona as described below:

North: The area north of the Project site is developed with the SR-91. Located beyond SR-91 to the north are properties designated as Medium Density Residential (MDR) on the General Plan land use map and zoned MP (Mobile Home Park). The existing land uses to the north of SR-91 consist of a mobile home park and single family residential land uses.

South: The area south of theProject site is designated as School (S) on the General Plan land usemap, and zoned School (S). Existing land use adjacent to the south of the Project site consists of Orange Grove High School.

East: The area east of theProject site is designated as High Density Residential (HDR) on the General Plan land use map and zoned R-3 (Multiple Family Residential). The area is developed with a multiple family residential development.

West: The area directly west of the Project site is designated as General Commercial (GC) on the General Plan land use map and zoned General Commercial (C-3). This area is developed with a commercial retail center.

GENERAL PLAN \ ZONING:

The Project site is comprised of three parcels that have a General Plan designation of HDR, which allows 15- 36 dwelling units per acre (du/ac). The Project proposes to develop 3.46 acres with 115 units, resulting in a density of 33.24 du/ac, which is consistent with allowable density range of 15-36 du/ac established by the General Plan for the HDR designation.

Two of the three parcels are zoned R-3, and the third parcel is zoned MP. As previously stated, a change of zone is not necessary for the MP zoned parcel in order for the Project to be developed on the project site because, as permitted by the State Density Bonus Law, the Project is being developed per the HDR’s maximum allowable density of 36 du/ac without regard to the more restrictive density limitation under the MP zone. Also, the Project is allowed by the Housing Accountability Act to be developed using the objective standards and criteria of a similar zoning that is consistent with the General Plan. In this case, the zoning would be the R-3 zone which permits the Project’s proposed multiple family residential use and is consistent with and implements the HDR designation under the General Plan.

OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED
Issuance of building permits and completion of structures to the current building code are required by the City prior to the establishment of the Project. Additionally, approvals from the following agencies are required:
• Santa Ana Regional Water Quality Control Board (National Pollutant Discharge Elimination System Permit and Report of Waste Discharge)
• South Coast Air Quality Management District (Authority to Construct)

NATIVE AMERICAN CONSULTATION
Pursuant to AB 52, the City sent letters to several Native American tribes on January 4, 2024, that could have knowledge regarding tribal cultural resources in the Project area. The 30-day AB 52 consultation consideration period ended on February 5, 2024. As discussed in Section 17, Tribal Cultural Resources, the following two tribes indicated a desire to consult with the City on this project.

PP2023-0010 and AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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• Rincon Band of Luiseno Indians – Shuuluk Linton via letter dated January 15, 20204 • Soboba Band of Luiseno Indians – Joseph Ontiveros via letter dated February 1, 2024 The tribes indicated their concern over tribal resources in this region, their desire to see detailed documents on potential impacts of the Project, and suggested mitigation measures (for more details, see Section 17, Tribal Cultural Resources).

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 .

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: June 1, 2024 Prepared By: Rocio Lopez, Consulting Planner Contact Person: Rocio Lopez Phone: (951) 736-2293 / Email: [email protected] City of Corona 8 Environmental Checklist

AGENCY DISTRIBUTION UTILITY DISTRIBUTION
(check all that apply)
Responsible Agencies Southern California Edison
Trustee Agencies (CDFG, SLC, CDPR, UC)
X State Clearinghouse
(CDFG, USFWS, Redev. Projects)
(local 20-day circulation)
X AQMD
X Pechanga
X Soboba
WQCB
X Other: Rincon tribal representatives
This page left intentionally blank.

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
Figure 1: Regional Location
Project
Site
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
City of Corona 10 Environmental Checklist

Figure 2: Local Vicinity
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Figure 3: Aerial view

PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Figure 4a. Existing Site Photos
View Looking West from NE corner of Property
View Looking West along North Side of Property
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Figure 4b: Existing Site Photos
View Looking Southeast from NWC of Property
View Looking North from South of Property
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Figure 5: Existing General Plan Land Use Designations
HDR (High Density Residential)
MDR (Medium Density Residential)
S (School)
OP (Office Professional)
GC (General Commercial)

MDR HDR
HDR
HDR
HDR
GC
GC
S
MDR
OP
W. 2nd Street
Buena Vista Ave.

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nd Street Housing
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Figure 6: Existing Zoning
MP (Mobile Home Park) R-3 (Multiple Family Residential) R-1-7.2 (Single Family Residential)
C-3 (Commercial) S (School) CS (Community Service)
R-3
R-3
R-3
MP
MP
C-3
C-3
S
W. 2nd Street
Buena Vista Ave.

CS
R-1-7.2
MP
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Figure 7: Architectural Site Plan
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Figure 8: Elevations

PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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Figure 9: Landscape Plan
Figure 10: Conceptual Grading
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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Figure 11: Utilities Plan
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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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. fjhh

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. Conflict with any land use plan/policy, or agency regulation (general plan, specific plan, zoning) No Impact. The Project site is located at the southwest intersection of 2nd Street and Buena Vista Avenue and has a General Plan land use map designation of High Density Residential (HDR) which allows a density range of 15-36 dwelling units per acre (du/ac). The Project site acreage is 3.46, which allows a maximum of 124 dwelling units. The Project proposes 115 units, resulting in a density of 33.2 du/ac, which is consistent with the HDR density range of 15-36 du/ac.

The Project site is comprised of three parcels, of which two parcels totaling 0.17 acres are currently zoned R-3 (Multiple Family Residential) with an HDR general plan designation, and one 4.01-acre parcel is zoned MP (Mobile Home Park) with an HDR general plan designation. A change of zone is not required for the MP zoned parcel in order to facilitate the Project because the Project is being developed per the regulations established by the State Density Bonus Law, which allows qualifying affordable housing developments to be developed at the highest density allowed under the zoning ordinance, specific plan or land use element of the General Plan [Gov. Code § 65915, subd. (o)(6)]. If the density allowed under the zoning ordinance is inconsistent with the density allowed under the Genera Plan, the greater density shall prevail. In the case of the proposed Project site, the City’s Zoning Ordinance currently establishes a maximum allowable density of eight (8) mobile homes per gross acre for the MP zone. The General Plan’s HDR designation establishes a maximum allowable density of 36 du/ac.

Since the HDR allows a greater density than the MP zone, the 36 du/ac density limit prevails, and thus, the Project is allowed to be developed under the density allowed by the HDR designation regardless of the density restriction under the MP zoning.

In the case of the proposed Project, the Project is allowed to be developed per the objective standards and criteria established for the R-3 zone, because the R-3 zone is a multiple family residential zone which permits the Project and is consistent with and implements the HDR designation. The R-3 zone permits multiple family residential development with an approved Precise Plan, which will be processed in connection with this development project. Therefore, development of the Project will not conflict with the city’s land use plan or policy, and no mitigation is required.

The Project includes 100% affordable dwelling units which are being reviewed under an Affordable Housing Density Bonus application. Compliant with the State Density Bonus Law (SDBL), the Project is allowed up to four incentives or concessions and unlimited number of development standard waivers. Units within the Project, except for the manager’s unit, will be restricted to their level of affordability for 55 years in perpetuity by a recorded document and by the executed Density Bonus Agreement between the developer and the City. Since the HDR designation allows for this type of land use, the development does not conflict with the city's Land Use Policies, and no mitigation is required. b. Conflict with surrounding land uses.

No Impact. The project site is located in an area that is predominantly residential. It is bordered on the north by 2nd Street, with SR-91 located across the street to the north. To the west of the site is a commercial center, to the south is the Orange Grove High School and to the east is Buena Visa Avenue, with an affordable multiple family residential development located across the street to the east. To the southeast is the Corona City Hall complex. The proposed Project is a multiple family residential development which is compatible with the surrounding commercial, multiple family residential and public facility land uses. Furthermore, the project site is within the appropriate General Plan land use designation of HDR. Therefore, PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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development of the Project will not conflict with surrounding land uses. c. Physically divide an established community
No Impact. The proposed multiple family residential use is considered to be generally passive and therefore, can be established next to or nearby existing commercial and residential neighborhoods. 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. Induce substantial growth
Less Than Significant Impact. As mentioned previously, the Project would construct four detached three-story buildings consisting of 115 residential units. The California Department of Finance (CDF) data (Table 2: E-5 City/County Population and Housing Estimates, 1/1/2023) details that the City of Corona has a residential population of 157,005 and 50,604 housing units as of January 2023. In addition, it is estimated that the City has an average of 3.19 persons per household with a vacancy rate of 3.1%. Considering that the previous use on the Project site was a mobile home park consisting of approximately 50 single family units, the net gain in residential units would be 65. Further, the Project is subject to the General Plan land use designation of High Density Residential (HDR) allowing up to 36 dwelling units per acre. The Project site acreage is 3.46, which allows a maximum of 124 dwelling units. The Project proposes 115 units which yields a density of 33.2 du/ac, which does not exceed the maximum allowable density of 36 dwelling units per acre under the HDR designation.

The 2020-2045 SCAG Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) assumed the population within the City of Corona to grow from 165,800 in 2016 to 185,100 in 2045 (approximately 11 percent). The addition of 207 new “net” residents (65 new “net” units x 3.19 persons per household) would represent a population increase of 0.10percent of SCAG’s anticipated growth and the new housing units would result in a 0.12 percent increase in residential units within the City. The Project site is a vacant lot within an entirely urban, developed area. Thus, while the Project itself would result in population growth, it would not induce any unplanned population growth. As the Project consists of development that would generate less than one percent growth, potential impacts related to substantial unplanned population growth would be less than significant.

Additionally, the proposed Project is located in an urbanized area of the City that is already served by existing roadways and infrastructure systems. No infrastructure would need to be extended to serve areas beyond the Project site, and indirect impacts related to growth would not occur from implementation of the proposed Project. Therefore, potential impacts related to inducement of unplanned population growth, either directly or indirectly, would be less than significant. b. Displace substantial numbers of existing housing or people No Impact. The Project site is currently vacant and does not support any people or housing. No people or housing would be displaced by implementation of the proposed Project. Conversely, housing would be developed by the Project. Therefore, the Project would result in no impact related to displacement and replacement housing .

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 PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
City of Corona 23 Environmental Checklist

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:

The following section is based on the Preliminary Geotechnical and Infiltration Feasibility Investigation Report prepared by LOR Geotechnical on April 17, 2024 (Appendix A).
a. Fault/seismic failures (Alquist-Priolo zone) /Landslide/Liquefaction Less Than Significant Impact.

Fault/seismic failures (Alquist-Priolo zone)
The Project site is not located within a designated Alquist-Priolo Earthquake Fault Zone, does not lie within a current State of California Earthquake Fault Zone nor does the site lie within a County of Riverside fault zone (LOR Geotechnical Group, Inc. 2023). The closest known active fault to the site is the Chino-Central Avenue Fault, located approximately 0.5 miles to the northeast of the site. Other faults in the region include the Whittier-Elsinore fault zone located approximately 3.2 kilometers (2.0 miles) to the southwest, the Cucamonga fault located approximately 30.5 kilometers (19 miles) to the north, the San Jacinto fault located approximately 32.5 kilometers (20 miles) to the northeast, and the San Andreas fault located approximately 43.5 kilometers (27 miles) to the northeast.

The historical seismicity of the site entails numerous small to medium magnitude earthquake events occurring in the region around the subject site. Any future developments at the subject site should anticipate that moderate to large seismic events could occur very near the site.

Structures built in the City of Corona are required to be built in compliance with the California Building Code (CBC), which regulates all building and construction projects within the City and implements a minimum standard for building design and construction that includes specific requirements for seismic safety, excavation, foundations, retaining walls, and site demolition. Compliance with the CBC would include the incorporation of 1) seismic safety features to minimize the potential f or significant effects as a result of earthquakes; 2) proper building footings and foundations; and 3) construction of the building structures so that it would withstand the effects of strong ground shaking. Moreover, consistent with the CBC, the Project is required to implemental recommendations from the Preliminary Geotechnical and Infiltration Feasibility Investigation Report, which includes recommendations related to earthwork and the design and construction of foundations, floor slabs, pavements, and infiltration systems. Because the proposed Project would be constructed in compliance with the CBC, the proposed Project would result in a less than significant impact related to strong seismic ground shaking.

Landslides
Landslides and other slope failures are secondary seismic effects that occur during or soon after earthquakes. Areas that are most susceptible to earthquakes induced landslides are steep slopes underlain by loose, weak soils, and areas on or adjacent to existing landslide deposits.

The project site is relatively flat. Furthermore, according to the City of Corona General Plan EIR Deep-seated Landslide Hazard Map, the Project area is not identified as a highly susceptible landslide hazard area. Additionally, the Preliminary Geotechnical and Infiltration Feasibility Investigation Report determined that hazards from slippage or landslide from proposed construction of the Project is unlikely (LOR Geotechnical Group, Inc. 2023). Therefore, the Project would not cause potential substantial adverse effects related to slope instability or seismically induced landslides and impacts would be less than significant.

PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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Liquefaction
Soil liquefaction is a phenomenon in which saturated, cohesionless soils layers, located within approximately 50 feet of the ground surface, lose strength due to cyclic pore water pressure generation from seismic shaking or other large cyclic loading.

During the loss of stress, the soil acquires “mobility” sufficient to permit both horizontal and vertical movements. Soil properties and soil conditions such as type, age, texture, color, and consistency, along with historical depths to ground water are used to identify, characterize, and correlate liquefaction susceptible soils.

The Project site is located in an area of low liquefaction susceptibility on Riverside County liquefaction hazard maps and, per the Preliminary Geotechnical and Infiltration Feasibility Investigation Report, the liquefaction potential at the site is considered low due to the anticipated depth to groundwater and density of the on-site soils (LOR Geotechnical Group, Inc. 2023).). No groundwater was encountered in the borings while drilling, or for the short duration in which they remained open, to the maximum depth of 51.5 feet. In addition, the proposed Project would be required to be constructed in compliance with the CBC and the City’s Municipal Code, which would be verified through the City’s plan check and permitting process. With compliance with existing regulations and the Project location, impacts related to seismically related ground failure and liquefaction wo uld be less than significant.
b. Grading of more than 100 cubic yards
Less Than Significant Impact. Construction of the proposed Project would consist of a cut volume of 7,100 cubic yards (CY) and a fill volume of 9,460 CY, thus resulting in a net fill volume of 2,360 CY. As such, the Project would result in grading of more than 100 CY. However, the Project would be required to be built in compliance with the California Building Code (CBC), which regulates all building and construction projects within the City and implements a minimum standard for building design and construction that includes specific requirements for seismic safety, excavation, foundations, retaining walls, and site demolition. Further, impacts associated with grading have been analyzed throughout this Mitigated Negative Declaration (MND) in Section 5, Air Quality, and Section 16, Greenhouse Gases, both of which were determined to have less than significant impacts. As such, impacts related to grading would be less than significant. c. Grading in areas over 10% slope
No Impact. Based on its topography, the proposed Project would not include grading of any areas with slopes over 10 percent. Project grading would be required to comply with the California Building Code (CBC), which regulates all building and construction projects within the City and implements a minimum standard for building design and construction that includes specific requirements for seismic safety, excavation, foundations, and retaining walls. Additionally, the Project would incorporate construction best management practices (BMPs) through adherence to CBC grading and site preparation recommendations included in the Geotechnical Investigation such as removal of undesirable and/or unstable soils to be recompacted to decrease the likelihood of settlement after construction. Further, impacts associated with grading have been analyzed throughout this MND in Section 5, Air Quality, and Section 16, Greenhouse Gases, both of which would result in less than significant impacts. As such, impacts related to grading would be less than significant. d. Substantial erosion or loss of topsoil
Less Than Significant Impact. Construction of the proposed Project has the potential to contribute to soil erosion and the loss of topsoil. Excavations and grading activities that would be required for the Project would expose and loosen topsoil, which could be eroded by wind or water.

Chapter 15.36.290 of the City’s Municipal Code implements the requirements of the Santa Ana Regional Water Quality Control Board (RWQCB) National Pollutant Discharge Elimination System (NPDES) Storm Water Permit Regional Board Order No.

R8-2010-0033, as amended, (MS4 Permit) and establishes minimum stormwater management requirements and controls that are required to be implemented for construction and grading activities for the Project.

To reduce the potential for soil erosion and the loss of topsoil, a Stormwater Pollution Prevention Plan (SWPPP) is required by City and RWQCB regulations to be developed by a QSD (Qualified SWPPP Developer), which would be implemented as listed within Section 4, Hydrology and Water Quality, of this report. The SWPPP is required to address site-specific conditions related to specific grading and construction activities that could cause erosion and the loss of topsoil and provide erosion control BMPs to reduce or eliminate the erosion and loss of topsoil. Erosion control BMPs include use of silt fencing, fiber rolls, or gravel bags, stabilized construction entrance/exit, hydroseeding, etc. With compliance with the City’s Municipal Code stormwater management requirements, RWQCB SWPPP requirements, and installation of BMPs, which would be implemented by the City’s Project review by the City of Corona’s Planning and Development Department, Development Services Division, construction impacts related to erosion and loss of topsoil would be less than significant. e. Unstable soil conditions from grading
Less Than Significant Impact. Unstable soil conditions have the potential to result in hazards such as landslides, lateral spreading, subsidence, and liquefaction or collapse. Landslides are the downhill movement of masses of earth and rock and PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
City of Corona 25 Environmental Checklist

are often associated with earthquakes; but other factors, such as the slope, moisture content of the soil, composition of the subsurface geology, heavy rains, and improper grading can influence the occurrence of landslides. As discussed previously, implementation of the Project and associated grading are unlikely to result in hazards such as landslides. Additionally, the Project site and surrounding area are fully developed and do not have natural or manufactured slopes. Accordingly, the Project would not be located on a geologic unit or soil that is unstable and that would result in on- or off-site landslides, therefore no significant impacts would occur.

Lateral spreading is a phenomenon in which large blocks of intact, non-liquefied soil move downslope on aliquefied soil layer.

Lateral spreading is a regional event. For lateral spreading to occur, the liquefiable soil zone must be laterally continuous, unconstrained laterally, and free to move along the sloping ground. The Project site’s potential for lateral spreading is considered low due to the site’s relatively flat topography, distance from slopes, and “very low” potential forliquefaction. Thus, the Project would not be located on a geologic unit or soil that would result in lateral spreading, and no significant impacts would occur.

Subsidence is a general lowering of the ground surface over a large area that is generally attributed to lowering of the ground water levels within a groundwater basin. Localized or focal subsidence or settlement of the ground can occur as a result of an earthquake motion in an area where groundwater in basin is lowered. Groundwater was not detected at the maximum depth explored of 51.5 feet below existing grade (LOR Geotechnical Group, Inc. 2023). The Project would not pump water from the Project area; however, slight subsidence is anticipated as a result of soil excavation and compaction. However, recommendations of thePreliminary Geotechnical and Infiltration Feasibility Investigation Report would be implemented during grading and construction and the Project would be required to comply with the CBC and the City’s Municipal Code, which would be verified through the City’s plan check and permitting process.

Thus, with compliance with existing regulations and implementation of best management practices (BMPs) impacts related to unstable soil conditions from grading, including landslides, lateral spreading, subsidence, liquefaction or collapse would be less than significant.
f. Expansive soils
Less Than Significant Impact. Expansive soils contain certain types of clay minerals that shrink or swell as the moisture content changes; the shrinking or swelling can shift, crack, or break structures built on such soils. Arid or semiarid areas with seasonal changes of soil moisture experience, such as southern California, have a higher potential of expansive soils than areas with higher rainfall and more constant soil moisture.

The Geotechnical Engineering Report determined that near site soil, which consists of medium dense to dense silty clayey sand with varying amounts of gravel, resulted in an expansion index of 36 indicating a “low” potential for expansion (Terraco 2022). Therefore, the Project site has low potential for expansive soil. Additionally , the Project would require compliance with the CBC requirements, as implemented by the Corona Municipal Code and verified through the City’s plan check and permitting process. Thus, impacts related to expansive soils would be less than significant.

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
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
City of Corona 26 Environmental Checklist

g. Increase exposure to flooding
h. Exceed capacity of storm water drainage system
Discussion:

The following section is based on the Project Specific Water Quality Management Plan (WQMP), prepared by Fuscoe Engineering, Inc., April 2024 (Appendix B); the Preliminary Drainage Analysis, prepared by Fuscoe Engineering, Inc. dated April 2024 (Appendix C); and the Sewer and Water Study Report, prepared by Fuscoe Engineering, Inc. dated May 2024 (Appendix D).
a. Violate water quality standards/waste discharge requirements Less than Significant Impact.

Temporary Construction-Related Activities
Construction of the Project would require grading and excavation of soils, which would loosen sediment and then have the potential to mix with surface water runoff and degrade water quality. Additionally, construction would involve paving, utility installation, building construction, and landscaping activities. Construction activities would result in the generation of p otential water quality pollution such as silt, debris, chemicals, paints, solvents, and other chemicals with the potential to adversel y affect water quality. As such, short-term water quality impacts have the potential to occur during construction of the Project in the absence of any protective or avoidance measures.

These types of water quality impacts during construction of the Project would be prevented through implementation of a SWPPP. Construction of the Project would disturb more than one acre of soil; therefore, the proposed Project would be required to obtain coverage under the NPDES General Permit for Discharges of Storm Water Associated with Construction activity. Construction activity subject to this permit includes clearing, grading, and ground disturbances such as trenching, stockpiling, or excavation. The Construction General Permit requires implementation of a SWPPP that is required to identify all potential sources of pollution that are reasonably expected to affect the quality of storm water discharges from the construction site. The SWPPP would generally contain a site map showing the construction perimeter, proposed buildings, stormwater collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways. The SWPPP would also include construction BMPs which would reduce erosion or siltation. Typical BMPs for erosion or siltation, include use of silt fencing, fiber rolls, gravel bags, stabilized construction driveway, and stockpile management.

Adherence to the existing requirements and implementation of the appropriate BMPs, as ensured through the City’s plan check and permitting process, would ensure that the Project would not violate any water quality standards or waste discharge requirements, potential water quality degradation associated with construction activities would be minimized, and impacts would be less than significant.

Operation
The proposed Project would include the development of a 115-unit multiple family residential development consisting of four detached, three-story buildings totaling 153,205 square feet, with associated parking, laundry facility, community building, children’s play area and pool with pool building. Potential pollutants associated with the proposed uses include various chemicals from cleaners, pathogens from pet wastes, nutrients from fertilizer, pesticides and sediment from landscaping, trash and debris, and oil and grease from vehicles. If these pollutants discharge into surface waters, it could result in degradation of water quality. However, the proposed Project would be required to incorporate a WQMP with post-construction (or permanent) Low Impact Development (LID) site design, source control, and treatment control BMPs. The LID site design would minimize impervious surfaces and provide infiltration of runoff into landscaped areas.

Section 13.27.120 of the City’s Municipal Code requires implementation of Water Quality Management Plan (WQMP) based on the anticipated pollutants that could result from new development and redevelopment projects. The Project’s WQMP was created to comply with the requirements of the City of Corona, the Riverside County Water Quality Management Plan, and the NPDES Areawide Stormwater Program. The BMPs would include pollutant source control features and pollutant treatment control features. The source control BMPs would minimize the introduction of pollutants that may result in water quality impacts; and treatment control BMPs that would treat stormwater runoff. For the purposes of stormwater quality, an underground bioretention/biofiltration system is proposed. The Project site is split into several drainage management areas.

All existing onsite runoff joins Buena Vista and 2nd Street runoff and is conveyed northerly via and curb and gutter before PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
City of Corona 27 Environmental Checklist

being captured by a catch basin at the northwest corner of Buena Vista Avenue and 2nd Street intersection. The proposed development will maintain the historic discharge point. Proposed onsite stormwater runoff will be captured by localized catch basins and drain inlets, and flows will be diverted into high and low flows. The low flows will be routed first to treatment points with Modular Wetlands Systems (MWS) to treat the proposed runoff, while 25-Yr (high) flows will be directed to the site’s drainage outfall. Once the runoff is treated by the MWS, it will either join the 25-Yr (high) flow runoff in the private system or discharge into 2nd Street and Buena Vista through a proposed curb outlet. The private system will be connected to an existing 54” RCP storm drain system in Buena Vista Avenue.

With implementation of NPDES requirements and the WQMP, pursuant to the City Municipal Cod e, which would be verified during the plan check and permitting process for the proposed Project, the proposed Project would not violate any water quality standards or waste discharge requirements, and impacts would be less than significant. b. Deplete groundwater supplies
Less Than Significant Impact. No potable groundwater wells are proposed as part of the Project. The Project would be served with potable water by the City of Corona Department of Water and Power (DWP). The City has a diverse water supply portfolio including imported water from Western Municipal Water District (WMWD), groundwater from two local groundwater basins (Temescal Basin and Bedford-Coldwater Basin), and reclaimed water for landscape irrigation and other non-potable uses (City of Corona, Urban Water Management Plan, 2021, p. ES-2). The City’s Urban Water Management Plan (UWMP) demonstrates that it has sufficient available water resources to adequately serve projected water demands within the City’s service area through 2045. The water demand factors used to project future water demand within the City’s service area are based in part on the land uses planned by the City of Corona General Plan. Thus, because the Project is fully consistent wit h the site’s General Plan land use plan designation, it can be concluded that the City would have adequate water supplies, including groundwater supplies, to serve the Project in addition to past, present, and future commitments to supply water (City of Corona, Urban Water Management Plan, 2021, Chapter 7). Therefore, implementation of the Project would not substantially deplete groundwater supplies and the Project’s impacts to groundwater supplies would be less than significant. c. Alter existing drainage pattern
Less Than Significant Impact. Under existing conditions, the Project site is currently vacant and does not contain a stream or river; therefore, the Project does not have the potential to alter the course of a stream or river. The Project is designed to maintain the existing drainage flow pattern across proposed impervious surfaces and would not result in significant erosion or siltation on- or off-site. All storm water runoff would be carried via curbs, gutters, catch basins, and drain inlets, and flows will be diverted into high and low flows where it will be treated with Modular Westland Systems (MWS) before discharging into the storm drain in 2nd Street and Buena Vista Avenue. Since the site runoff under the proposed Project would be conveyed to the existing storm drain pipes, it can be concluded that the Project would not substantially alter the site’s existing drainage pattern.

As such, it can be concluded that the Project would not increase the rate or amount of surface runoff in a manner which would result in flooding; create or contribute to runoff water which would exceed the capacity of existing or proposed stormwater drainage systems; or impede or redirect flood flows. Therefore, Project impacts to the site’s existing drainage pattern would be less than significant.

Additionally, according to FEMA’s FIRM Map #06065C0689G, the Project site is zoned as Flood Zone X, area with minimal flood hazard. The City would review the Project permit applications to ensure the proposed development would not be subject to significant flood hazard and structures would be floodproofed and would not impede or redirect flood flows. As such, the Project would result in a less than significant impact on the existing drainage pattern. d. Increase flooding hazard
Less Than Significant Impact. According to the Federal Emergency Management Agency (FEMA), the Project site is not located within a flood hazard zone. According to the California Department of Conservation, California Official Tsunami Inundation Maps, the site is not located within a tsunami inundation zone. In addition, the Project would not be at risk from seiche because there is no water body around the Project site capable of producing a seiche.

As discussed previously, the Project site is classified as Flood Zone X, areas of minimal flood hazard. In addition, the Proj ect site does not include, and is not adjacent to, a body of water such as a natural stream or river that would increase the potential for flooding. Further, the Project site is located approximately 25 miles northeast of the Pacific Ocean. Therefore, the Project is not located within a tsunami zone. Similarly, a seiche is the sloshing of a closed body of water from earthquake shaking.

Seiches are of concern relative to water storage facilities because inundation from a seiche can occur if the wave overflows a containment wall, such as the wall of a reservoir, water storage tank, dam, or other artificial body of water. The nearest body of water is Lake Matthews, approximately 6.5 miles to the west. The Project site is not within the vicinity of any impounded bodies of water; therefore, the Project is not at risk of a seiche.

Also, as discussed previously, the Project would introduce approximately123,283 square feet of impervious surfaces to the site, which would increase stormwater runoff from the Project site. However, the proposed Project would install an on-site PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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storm drain system that would convey runoff to biofilter units that would capture and filter runoff, then to the existing storm drain systems in 2
nd Street and Buena Vista Avenue. In addition, the Project includes 31,643 square feet of landscaping that would infiltrate stormwater on-site. The Project would comply with City and NPDES requirements as identified in the WQMP.

Adherence to the existing requirements and implementation of the post-construction stormwater requirements would be confirmed during Project plan check prior to Project approval. Therefore, the Project would result in a less than significant impact on flooding hazards on-site or off-site.
e. Degrade surface or ground water quality
Less Than Significant Impact. As discussed under the analysis of threshold a., above, with mandatory compliance with the City’s NPDES permit and with implementation of a SWPPP during construction and a WQMP during long -term operations, the Project would not degrade surface or ground water quality during either construction or long -term operation, and impacts would therefore be less than significant.
f. Within 100-year flood hazard area
Less Than Significant Impact. As discussed under the analysis of threshold d., the Project site is within Zone X (Shaded), which encompasses areas with a 0.2% annual chance of flood, areas of 1% annual chance flood with average depths of less than one foot or with drainage areas less than one square mile, and areas protected by levees from the 1% annual chance flood (FEMA 2018). As such, the Project site is not subject to inundation during 100-year flood events, and no impact would occur.
g. Increase exposure to flooding
Less Than Significant Impact. As mentioned previously, the Project site does not include, and is not adjacent to, a natural stream or river. Thus, the Project would not increase exposure to flooding from proximity to a stream or river. In addition, a SWPPP would be implemented during construction to control drainage and maintain drainage patterns across the proposed Project. As discussed in the WQMP, existing drainage patterns would remain unchanged, which would result in a decrease in time of concentration due to increase in imperviousness. As discussed previously, the Project would introduce approximately 139,535 square feet of impervious surfaces to the site, which would increase stormwater runoff from the Project site. However, the proposed Project would install an onsite storm drain system that would convey runoff to a biofilter unit that would capture and filter runoff, then to the existing storm drain system in Buena Vista Avenue. In addition, the Project includes 31,643 square feet of landscaping that would infiltrate stormwater onsite. The Project would comply with City and NPDES requirements as identified in the WQMP (Appendix I). Adherence to the existing requirements and implementation of the post construction stormwater requirements would be confirmed during Project plan check prior to Project approval. Therefore, the Project would result in a less than significant impact on flooding on- or offsite. h. Exceed capacity of the storm water drainage system
Less Than Significant Impact. As described in the previous responses, the proposed Project would be required to implement a SWPPP during construction that would implement BMPs, such as the use of silt fencing, fiber rolls, and gravel bags, that would ensure that runoff would not substantially increase during construction, and that pollutants would not discharge from the Project site, which would reduce potential impacts to stormwater drainage systems and water quality to a less than significant level.

The proposed Project would introduce approximately 123,283 square feet of impervious surfaces to the Project site. Proposed bioretention facilities would mitigate the 85th percentile 24-hour storm event. This system would filter coarse sediment, trash, and pollutants (i.e., sediments, nutrients, heavy metals, oxygen demanding substances, oil and grease, bacteria, and pesticides). Also, although the Project is anticipated to increase runoff, low impact development (LID) design features would provide more treated flows than the increased runoff (system has 26% more flowrate treatment capacity than the design flowrate). Therefore, development of the proposed Project would not create or contribute runoff water that would exceed the capacity of existing or planned stormwater drainage systems and impacts would be less than significant.

According to the Federal Emergency Management Agency (FEMA), the Project site is not located within a flood hazard zone.

According to the California Department of Conservation, California Official Tsunami Inundation Maps, the site is not located within a tsunami inundation zone. In addition, the Project would not be at risk from seiche because there is no water body around the Project site capable of producing as seiche.

5. AIR QUALITY:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
City of Corona 29 Environmental Checklist

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:

The following section is based on the Air Quality, Greenhouse Gas and Energy Assessment prepared by Urban Crossroads, December 2023 (Appendix E) and the Air Toxic and Criteria Pollutant Health Risk Assessment prepared by Urban Crossroads, January 2024 (Appendix F).
a. Conflict with air quality plan
Less than Significant Impact. The Project site is located within the South Coast Air Basin (SCAB), which is characterized by relatively poor air quality. The South Coast Air Quality Management District (SCAQMD) has jurisdiction over an approximately 10,743 square-mile area consisting of the four-county Basin and the Los Angeles County and Riverside County portions of what use to be referred to as the Southeast Desert Air Basin. In these areas, the SCAQMD is principally responsible for air pollution control, and works directly with the Southern California Association of Governments (SCAG), county transportation commissions, local governments, as well as state and federal agencies to reduce emissions from stationary, mobile, and indirect sources to meet state and federal ambient air quality standards.

Currently, these state and federal air quality standards are exceeded in most parts of the SCAB. In response, the SCAQMD has adopted a series of Air Quality Management Plans (AQMPs) to meet the state and federal ambient air quality standards.

AQMPs are updated regularly in order to more effectively reduce emissions, accommodate growth, and to minimize any negative fiscal impacts of air pollution control on the economy.

In December 2022, the SCAQMD released the Final 2022 AQMP (2022 AQMP). The 2022 AQMP continues to evaluate current integrated strategies and control measures to meet the CAAQS, as well as explore new and innovative methods to reach its goals. Some of these approaches include utilizing incentive programs, recognizing existing co -benefit programs from other sectors, and developing a strategy with fair-share reductions at the federal, state, and local levels (18). Similar to the 2016 AQMP, the 2022 AQMP incorporates scientific and technological information and planning assumptions, including the 2020-2045 RTP/SCS, a planning document that supports the integration of land use and transportation to help the region meet the federal CAA requirements.

As described in Chapter 12, Section 12.2 and Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook (1993), for purposes of analyzing consistency with the AQMP, if a proposed Project would result in growth that is substantially greater than what was anticipated, then the proposed Project would conflict with the AQMP. On the other hand, if a Project’s density is within the anticipated growth of a jurisdiction, its emissions would be consistent with the assumptions in the AQMP, and the Project would not conflict with SCAQMD’s attainment plans. In addition, the SCAQMD considers projects consistent with the 2022 AQMP if the project would not result in an increase in the frequency or severity of existing air quality violations or c ause a new violation.

As shown in Tables 5-B and 5-C in Section 5.b below, the Project would not exceed SCAQMD significance thresholds for any criteria pollutant during short term construction or during long-term operation. The construction contractors are required to comply with rules, regulations, and control measures to control fugitive dust from grading (Rule 403) and the application of architectural coatings during building construction (Rule 1113). Accordingly, the Project’s air quality emissions are less than significant.

The Project site is designated as HDR on the General Plan map and zoned R-3 and MP on the Zoning Map. The HDR designation is intended for the development of multiple-family residential at a density of up to 36 units per acre. Development PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
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at this density requires full urban levels of service and public improvements. The HDR land use designation was the land use designation that was used by the SCAQMD to generate the growth forecasts for the air quality plan referenced above.

Finally, emissions generated by construction and operation of the proposed Project would not exceed daily emissions thresholds established by the SCAQMD. As described in the analysis below and detailed in Appendix C, the Project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation. Therefore, im pacts related to conflict with the AQMP from the proposed Project would be less than significant. b. Violate air quality standard
Less than Significant Impact. The South Coast Air Basin (SCAB) is in a non-attainment status for federal and State ozone standards and particulate matter standards. Any development in the SCAB, including the proposed Project, could cumulatively contribute to these pollutant violations. The methodologies from the SCAQMD CEQA Air Quality Handbook are used in evaluating Project impacts. SCAQMD has established daily mass thresholds for regional pollutant emissions, which are shown in Table 5-A. Should construction or operation of the proposed Project exceed these thresholds, a significant impact could occur; however, if estimated emissions are less than the thresholds, impacts would be considered less than significant.

TABLE 5-A: MAXIMUM DAILY REGIONAL EMISSIONS THRESHOLDS
Construction
Construction activities associated with the proposed Project would generate pollutant emissions from the following construction activities: site preparation, grading, building construction, paving, architectural coating/striping. The amount of emissions generated on a daily basis would vary, depending on the intensity and types of construction activities occurring.

Construction activities would generate emissions from construction equipment and construction worker vehicle trips to and from the Project site during the estimated 18 months of construction.

It is mandatory for all construction projects to comply with several SCAQMD Rules, including Rule 403 for controlling fugitive dust, PM10, and PM2.5 emissions from construction activities. Rule 403 requirements include, but are not limited to, applying water in sufficient quantities to prevent the generation of visible dust plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the proposed Project site, covering all trucks hauling soil with a fabric cover and maintaining a freeboard height of 12-inches, and maintaining effective cover over exposed areas. Compliance with Rule 403 was accounted for in the construction emissions modeling.

In addition, implementation of SCAQMD Rule 1113 that governs the VOC content in architectural coating, paint, thinners, and solvents, would be required. As shown in Table 5-B, construction emissions generated by the proposed Project would not exceed SCAQMD regional thresholds. Therefore, regional construction related air quality emissions would result in a less than significant impact.

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TABLE 5-B: REGIONAL CONSTRUCTION EMISSIONS SUMMARY
Operation
The Project would be operated as a multiple family residential development. Operational related emissions are expected from the following primary sources: area source, energy source and mobile source emissions. Typical operational characteristics include residents and visitors traveling to and from the site, delivery of goods and services to the residents, and maintenance activities. Table 5-C shows the SCAQMD thresholds for operational emissions compared to the Project’s maximum daily emissions.

TABLE 5-C: TOTAL PROJECT REGIONAL OPERATIONAL EMISSIONS As shown in Table 5-C above, operational-related emissions would not exceed South Coast Air Quality Management District thresholds. Accordingly, theProject would not emit substantial concentrations of these pollutants during operation and would not contribute to an existing or projected air quality violation on a direct or cumulative basis. As such, impacts are less than significant, and no mitigation measures are required.
c. Net increase of any criteria pollutant
Less than Significant Impact. As mentioned previously, the South Coast Air Basin (SCAB) is in a non-attainment status for federal and State ozone standards and particulate matter standards. Any development in the SCAB, including the proposed Project, could cumulatively contribute to these pollutant violations. The method ologies from the SCAQMD CEQA Air Quality Handbook are used in evaluating Project impacts. SCAQMD has established daily mass thresholds for regional pollutant emissions, which are shown above in Table 5-A.

Therefore, this analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD’s recommended daily thresholds for project specific impacts would also not cause a cumulatively PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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considerable increase in emissions for those pollutants for which SCAB is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality impact. Alternatively, individual project-related construction and operational emissions that exceed SCAQMD thresholds for project-specific impacts would be considered cumulatively considerable.

Construction Impacts
The Project‐specific evaluation of emissions presented in the preceding analysis demonstrates that proposed Project construction-source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, the proposed Project construction-source emissions would be considered less than significant on a project-specific and cumulative basis.

Operational Impacts
The Project‐specific evaluation of emissions presented in the preceding analysis demonstrates that proposed Project operational-source air pollutant emissions would not result in exceedances of regional thresholds. Therefore, the proposed Project operational-source emissions would be considered less than significant on a project-specific and cumulative basis. d. Expose sensitive receptors to pollutants
Less than Significant Impact. The SCAQMD has developed Localized Significance Thresholds (LSTs) that represent the maximum emissions from a Project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards, and thus would not cause or contribute to localized air quality impacts. LSTs are developed based on the ambient concentrations of NOX, CO, PM10, and PM2.5 pollutants for each of the 38 source receptor areas (SRAs) in the SCAB. The Project site is located in SRA 22, Norco/Corona.

The SCAQMD recommends that the nearest sensitive receptor be considered when determining the Project’s potential to cause an individual or cumulatively significant impact. The nearest land use where an individual could remain for 24 hours to the Project site has been used to determine localized construction and operational air quality impacts for emissions of PM10 and PM2.5 (since PM10 and PM2.5 thresholds are based on a 24-hour averaging time). The nearest receptor used for evaluation of localized impacts of PM10 and PM2.5 is location R1 represented by the existing residence at 307 S Buena Vista Ave, approximately 67 feet (20 meters) east of the Project site. If the calculated emissions for the proposed construction or operational activities are below the LST emission thresholds, the proposed construction or operation activity is not signific ant for air quality (SCAQMD).

Localized Construction Emissions
Using the CalEEMod Mitigated Construction Emissions, which incorporates Rule 403 dust control measures, Table 5-D calculates that localized construction emissions would not exceed the applicable SCAQMD LSTs for emissions for construction activities with Rule 403 measures applied to the Project, including watering the site, reducing speed on site, and street sweeping. Thus, a less than significant impact would occur for Project-related construction-source localized emissions, and no mitigation is required.

TABLE 5-D: PROJECT LOCALIZED CONSTRUCTION IMPACTS
Localized Operational Emissions
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The proposed Project is located on approximately 3.46 acres, and the total development is proposed to consist of a 115-unit dwelling affordable housing development. According to the SCAQMD LST methodology, LSTs would apply to the operational phase of a proposed project, if the project includes stationary sources, or attracts mobile sources that may spend long periods queuing and idling at the site (e.g., transfer facilities and warehouse buildings). The proposed project does not include such uses, and thus, due to the lack of significant stationary source emissions, no LST analysis is needed for operations.

CO Hotspots
As discussed below, the Project would not result in potentially adverse CO concentrations or “hot spots.” An adverse CO concentration, known as a “hot spot”, would occur if an exceedance of the state one-hour standard of 20 ppm or the eight-hour standard of 9 ppm were to occur. It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when idling at congested intersections. In response, vehicle emissions standards have become increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of increasingly sophisticated and efficient emissions control technologies, CO concentration in the SCAB is now designated as attainment.

The proposed Project considered herein would generate 529 trips and would not produce the volume of traffic required to generate a CO “hot spot” either in the context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO threshold considerations. Therefore, CO “hot spots” are not an environmental impact of concern for the proposed Project.

Localized air quality impacts related to mobile-source emissions would therefore be less than significant.

Air Toxic and Criteria Pollutant Health Risk Assessment In 2005, the California Air Resources Board (ARB) promulgated an advisory recommendation to avoid setting sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day. The ARB indicates that due to traffic generated pollutants, there is an estimated increased cancer risk incidence of 300 to 1,700 per million within this domain. At some point however, the increased cancer risk incidence due the effects of freeway/roadway corridor pollutants become indistinguishable from the ambient air quality condition. In this regard, the effects of freeway/roadway-source pollutants that may impact the Project site are already acknowledged and accounted for within the ambient air quality discussions presented within this Section. More specifically, the MATES-V Study data for the Project site comprehensively reflects increased TAC-source cancer risks affecting the City and Project site, inclusive of increased cancer risks due to freeway sources.

For carcinogenic exposures resulting from exposure to toxics from the freeway, the summation of risk for the maximum exposed residential receptor totaled 1.38 in one million and will not exceed the SCAQMD significance threshold of 10 in one million. For chronic noncarcinogenic effects, the hazard index identified for each toxicological endpoint totaled less than one.

For acute exposures, the hazard indices for the identified averaging times did not exceed unity. Therefore, noncarcinogenic hazards are calculated to be within acceptable limits and a less than significant impact would occur.

For the maximum exposed residential receptor, results of the analysis predicted freeway emissions will produce PM10 concentrations of 0.20 g/m3 and 0.11 g/m3 for the 24-hour and annual averaging times. These values will not exceed the SCAQMD significance thresholds of 2.5 g/m3 and 1.0 g/m3, respectively. For PM2.5, a maximum 24-hour average concentration of 0.26 g/m3 was predicted. This value also will not exceed the identified significance threshold of 2.5 g/m3.

The maximum modeled 1-hour average concentration for CO of 0.03 parts per million (ppm), when added to an existing background concentration of 3.3 ppm, would equal a total Project concentration of 3.33 ppm. This would not cause an exceedance of the California Ambient Air Quality Standards (CAAQS) of 20 ppm. For the 8-hour averaging time, the maximum predicted concentration of 0.02 ppm, when added to an existing background level of 1.2 ppm, would equal a total Project concentration of 1.22 ppm. This would not cause an exceedance of the CAAQS of 9 ppm.

For NO2, a maximum one-hour concentration of 0.01 ppm was predicted. This concentration, when added to a background concentration of 0.066 ppm, would equal a total Project concentration of 0.09 ppm. This would not cause an exceedance of the CAAQS of 0.18 ppm.

As noted, short duration (i.e., 1 and 8-hour) exposures associated with both toxic and criteria pollutants are within acceptable limits. As such, less than significant impacts are anticipated to residents who would access and utilize outdoor amenities. e. Create objectionable odors
Less Than Significant Impact. The potential for the Project to generate objectionable odors has also been considered. Land uses generally associated with odor complaints include:
• Agricultural uses (livestock and farming)
• Wastewater treatment plants
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• Food processing plants
• Chemical plants
• Composting operations
• Refineries
• Landfills
• Dairies
• Fiberglass molding facilities
The Project does not contain land uses typically associated with emitting objectionable odors. Potential odor sources associated with the proposed Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities and the temporary storage of typical solid waste (refuse) associated wi th the proposed Project’s (long-term operational) uses. Standard construction requirements would minimize odor impacts from construction. The construction odor emissions would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phase of construction and is thus considered less than significant. It is expected that Project-generated refuse would be stored in covered containers and removed at regular intervals in compliance with the solid waste regulations. The proposed Project would also be required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances. Therefore, odors associated with the proposed Project construction and operations would be less than significant and no mitigation is 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 of 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
Discussion:

The following section is based on the Traffic Analysis prepared by Urban Crossroads, dated April 2024 (Appendix G). a. Conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system
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Less than Significant Impact. A significant impact would occur if the development of the Project would conflict with programs, plans, or ordinances that support transit services, bicycle lanes, sidewalks, and trails. Future street improvement s that are programmed to implement the updated circulation network plan will be designed in accordance with all applicable engineering standards relating to vehicle traffic, bicycles, pedestrian safety, line of site, and other design criteria. Impacts will be less than significant.

Additionally, the proposed Project would develop the Project site with 115 multiple family affordable residential units. The trip generation for the Project was calculated using trip rates from the Institute of Transportation Engineers (ITE), Trip Generat ion 11th Edition, 2021. As shown in Table 6-A, the Project would generate approximately 554 daily trips including 58 trips during the AM peak hour and 53 trips during the PM peak hour.

Roadway Facilities
For CEQA purposes, roadway facilities are viewed in the context of howthey reduce the amount of vehicle miles traveled and promote the use of other non-motorized modes of travel such as transit, bicycle, and pedestrian. Per the City of Corona’s General Plan Circulation Element, the segments of 2
nd Street and Buena Vista Avenue adjacent to the project site are designated as collector streets. A collector street is required to have an overall roadway width of 44 feet with a five-foot wide sidewalk and seven feet of parkway landscaping for an overall right-of-way width of 68 feet. However, both segments of the streets adjacent to the project site are currently improved as modified collector streets having modified roadway widths and sidewalks. Specifically, the south half of 2
nd Street from the street centerline to the project site is currently improved with 20 feet of roadway width and 5.6 feet of sidewalk. The applicant is required to dedicate four(4) feet of the property’s frontage to the right-of-way for2
nd Street and install the missing landscaping within a 6.4-foot-wide parkway. The west half of BuenaVista Avenue from the street centerline to the project site is currently improved with 22 feet of roadway width and eight feet of sidewalk. The applicant is required to dedicate four (4) feet of the property’s frontage to the right-of-way for Buena Vista Avenue and install the missing landscaping within a four-foot-wide parkway. The required improvements within the public rightof-way would serve to facilitate vehicular, pedestrian, bicycle and bus travel. .

Bicycle and Pedestrian Facilities
The City of Corona existing and proposed bike trails are shown in Exhibit 3-4 of the Traffic Study. Buena Vista Avenue is an existing Class III bike facility within the study area. Class III bike lanes are signed but not striped on street bike lanes (shared with vehicular traffic). Exhibit 3-5 of the Traffic Study illustrates the existing pedestrian facilities, including sidewalks and crosswalks. As shown in Exhibit 3-5, there are pedestrian and bicycle facilities within the vicinity of the Project site. The intersection of Buena Vista Avenue and 2nd Street is striped with school-zone crosswalks on all approaches due to the proximity to Orange Grove High School. In addition, Buena Vista Avenue to the south of 2nd Street includes a reduced schoolzone speed limit of 25 miles per hour. Pedestrian and bicycle activity have been captured as part of the existing data collection and are incorporated into the operations analysis.

Public Transit Service
Public transportation services within the City and near the proposed Project are provided by the Riverside Transit Authority (RTA). The City also operates the Corona Red and Blue Cruiser Lines, but there are no routes within the study area. There do not appear to be existing transit routes that could potentially serve the Project. The closest public transit facility stop is 0.25 miles south on 6
th Street and Buena Vista Avenue fortheCorona Cruiser Red Line. Transit service is reviewed andupdated by RTA and the City of Corona periodically to address ridership, budget, and community demand needs. Changes in land usecan affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate.

The Project is not proposing any improvements that would conflict with the existing public transit service lines in the immediate vicinity or any future transit route in the area. The preceding information demonstrates the Project would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities.

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TABLE 6-A: PROJECT TRIP GENERATION SUMMARY
AM Peak Hour PM Peak Hour
Land Use Units Daily In Out Total In Out Total
Trip Rates
Affordable Housing1 DU 4.81 0.15 0.36 0.50 0.27 0.19 0.46 Project Trip Generation
Affordable Multi-Family Housing Units 115 DU 554 17 41 58 31 22 53 DU = Dwelling Unit
1 Trip rates from the Institute of Transportation Engineers, Trip Generation, 11th Edition (2021) Land Use Code 223: Affordable Housing.
b. Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b) Less than Significant Impact. Senate Bill (SB) 743 was signed by Governor Brown in 2013 and required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines to provide an alternative to LOS for evaluating transportation impacts. SB 743 specified that the new criteria should promote the reduction of GHG emissions, the development of multimodal transportation networks and a diversity of land uses. In response, Section 15064.3 was added to the CEQA Guidelines that became effective on July 1, 2020, and requires that Vehicle Miles Traveled (VMT) be evaluated for impacts and provides lead agencies with the discretion to choose the most appropriate methodology and thresholds for its evaluation.

VMT Screening Thresholds
The City of Corona Vehicle Miles Traveled (VMT) Analysis Guidelines lists screening thresholds to determine if land use projects would require a VMT assessment. The City’s Guidelines also provide criteria for projects that could screen out of further analysis and would be considered to have a less-than significant impact on VMT. If a Project meets one of the criteria below, it is considered to have a less than significant impact on VMT and does not require further analysis.

1. The Project serves the local community.

2.The Project is located within a Transit Priority Area (TPA).

3. The Project is located in a low VMT generating TAZ.

The City’s VMT Analysis Guidelines were used in the evaluation of the Project VMT analysis. The VMT analysis determined , and the City of Corona’s Traffic Engineer confirmed, that the Project would meet Screening Criteria 2 and 3. According to the City’s guidelines, projects that are located within a TPA and located within a low VMT generating TAZ would not be required to complete a VMT assessment. Therefore, the Project would result in a less than significant impact on VMT impacts per CEQA Guidelines section 15064.3, subdivision (b).
c. Increase the total daily VMT per service population (population plus employment) (VMT/SP) above the baseline level for the jurisdiction
Less than Significant Impact. As described previously, the City of Corona Vehicle Miles Traveled (VMT) Analysis Guidelines lists screening thresholds to determine if land use projects would require a VMT assessment. The City’s Guidelines also provide criteria for projects that could screen out of further analysis and would be considered to have a less -than significant impact on VMT. The VMT analysis determined that the Project is located within a TPA and located within a low VMT generating TAZ, thus the Project does not require further VMT analysis. As such, impacts related to VMT, including total daily VMT per service population would be less than significant. d. Cause total daily VMT within the study area to be higher than the No Project alternative under cumulative conditions (General Plan Condition)
Less than Significant Impact. As mentioned previously, the VMT analysis determined that the Project meets Screening Criteria 2 and 3 and therefore does not require further VMT analysis. As such, impacts related to VMT would be less than significant.
e. Change in air traffic patterns
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No Impact. The closest airport is Corona Municipal Airport which is approximately 2.5 miles northwest of the Project site. As illustrated in the Riverside County Airport Land Use Compatibility Plan for Corona Municipal Airport, the Project site is not located within any land use compatibility zones. As such, the Project would not obstruct or change air traffic patterns. f. Traffic hazards from design features
Less than Significant Impact. The Project would develop and operate 115 new affordable multiple family residential units on the site. None of the proposed structures would include incompatible uses such as farm equipment. The Project would also not increase any hazards related to a design feature. The onsite drives would be developed in conformance with City design standards. The City’s construction permitting process includes review of Project plans to ensure that no potentially hazardous transportation design features would be introduced by the Project. For example, the design of the onsite circulation would be reviewed to ensure fire engine accessibility is provided to the fire code standards. Also, access to the Project site would be provided by two, 28-foot-wide driveways located at the project site’s north and south perimeters which would provide vehicular access from Buena Vista Avenue and 2nd Street, respectively. The two project entrances would be designed in compliance with the City’s design standards to provide for adequate turning for passenger cars, fire trucks, and any maintenance or delivery vehicles. As a result, impacts related to geometric design feature would be less than significant. g. Emergency access
No Impact. The proposed Project would develop and operate 115 new affordable multiple family residential units that would be permitted and approved in compliance with existing safety regulations, such as the California Building Code and Fire Code (as integrated into the City’s Municipal Code) to ensure that it would not result in inadequate emergency access.

The proposed construction activities, including equipment and supply staging and storage, would occur within the Project site and would not restrict access of emergency vehicles to the Project site or adjacent areas. During construction, both 2nd Street and Buena Vista Avenue would remain open to ensure adequate emergency access to the Project area and vicinity. Thus, impacts related to inadequate emergency access during construction activities would not occur.

As described above, operation of the proposed Project would also not result in inadequate emergency access. Direct access to the Project site would be provided from Buena Vista Avenue. The driveway and on-site circulation constructed by the Project would be evaluated through the City’s permitting procedures to meet the City’s design standards that provides adequate turning space for passenger cars, fire trucks, and delivery trucks. The Project is also required to provide fire suppression facilities (e.g., hydrants and sprinklers). The Corona Fire Department (CFD) would review the development plans as part of the plan check and permitting procedures to ensure adequate emergency access pursuant to the requirements in Section 503 of the California Fire Code
(Title 24, California Code of Regulations, Part 9). As a result, impacts related to inadequate emergency access would not occur.
h. Alternative transportation policies
No Impact. As described in Section 1, Land Use and Planning, the proposed development would be consistent with the policies and intent of the General Plan and would not conflict with alternative transportation policies. As evaluated in Section

6.a, Transportation/Traffic, the Project will provide connecting sidewalks and would not conflict with public transit or bicy cle travel within the City. There would be no impact, and no mitigation is required.

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
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e. Conflicts with local biological resource policies or ordinances f. Conflicts with any habitat conservation plan
Discussion:

The following section is based on the Biological Resources Technical Memorandum (BRTM) prepared by Dudek, dated April 25, 2024 (Appendix H) and based on the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis Memorandum prepared by Dudek’s Biologist Kimberly Narel, April 2024 (Appendix I) The Biological Resources Memorandum documents the existing conditions at the project site and immediate vicinity and evaluates the potential for federally protected biological resources to occur on or immediately adjacent to the project site, including any federally listed species, federally protected waters and wetlands, and applicable federal laws and policies (e.g., NEPA, Endangered Species Act, and Migratory Bird Treaty Act) that apply to the proposed project. Additionally, as the project is being considered for federal funds administered by the U.S. Housing and Urban Development (HUD), the project is required to be reviewed for environmental impacts in accordance with the National Environmental Policy Act (NEPA).

The purpose of the MSHCP Consistency Analysis Memorandum is to document the proposed project’s consistency with the goals and objectives of the Western Riverside County Multiple Species Conservation Plan (MSHCP). As the project site is located within the MSHCP area, the project must demonstrate consistency with the MSHCP requirements, including Section

6.1.2 (Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools), Section 6.1.3 (Protection of Narrow Endemic Plant Species), Section 6.1.4 (Guidelines Pertaining to the Urban/Wildlands Interface), and Section 6.3.2 (Additional Survey Needs and Procedures), as applicable. It should be noted that the project site is not located within any MSHCP Criteria Cells; therefore, the project is not subject to the Joint Project Review process, nor Reserve Assembly requirements . a. Endangered or threatened species/habitat
Potentially Significant Unless Mitigation Incorporated. Biological resources on the Project site were evaluated in the Biological Resources Technical Memorandum and Western Riverside County (MSHCP) Consistency Analysis to ensure the proposed Project is consistent with the MSHCP and to analyze potential impacts to candidate, sensitive, and special‐status species and associated habitat. Additionally, the BRTM included a field survey conducted on January 18, 2024. The BRTM describes the Project site as consisting of disturbed, vacant land characterized by disturbed/developed areas.

The Project site is located within the boundaries of the Western Riverside County Multiple Species Conservation Plan (MSHCP). Therefore, the Project is required to demonstrate consistency with the MSHCP. The MSHCP consistency analysis identified that the Project site is not located within a MSHCP Criteria Cell or Cell Group. Further, the Project site is not located within plan-defined areas requiring surveys for criteria area species, narrow endemic species, amphibian species, or mammalian species, including burrowing owl.

As part of the survey, the Project site was evaluated for the presence of native habitats that may support populations of sensitive wildlife and plant species. The property was also evaluated for the presence of sensitive habitats including wetlands, vernal pools, riparian habitats, and jurisdictional areas. No special status plant or wildlife species, nor wetlands, vernal pools, riparian habitats or jurisdictional areas were observed during the biological reconnaissance (BRTM, 2024).

The project site is comprised of highly disturbed lands. The site was graded and developed in 1959, when it was turned into a commercial development (i.e., parking lot). In 1980, the site once again underwent development when the parking lot was changed into a residential development. Finally, between 2016 and 2018, the residential development was demolished, and the site was graded and landscaped to its current condition. This series of development activities have resulted in the project site being comprised of highly compacted fill that does not support riparian/riverine resources. (MSHCP Consistency Analysis Memorandum, 2024).

A total of three native wildlife species (all birds)were observed on the study area: house finch, black phoebe (Sayornis nigra), and Say’s phoebe (Sayornis saya). Although wildlife species were observed on the Project site, these species are not identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by t he California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Additionally, the biological survey of the site found no drainages, water ponding features, riparian, or vernal pool habitat onsite, however, it is possible nesting birds may utilize the site at various times since ornamental trees and non-native grassland on the study area provide suitable foraging and nesting habitat for a number of resident native and migratory bird species protected under the MBTA.

Therefore, to reduce the potential project-related effects to nesting birds, Mitigation Measure BIO-1 has been included to ensure any impacts to nesting birds are reduced to less than significant levels.

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b. Riparian habitat or other sensitive natural community No Impact. 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 BRTM and the MSHCP Consistency Analysis Memorandum, and therefore no impacts were identified. c. Adversely affects federally protected wetlands
No Impact. Wetlands are defined under the federal Clean Water Act as land that is flooded or saturated by surface water or groundwater at a frequency and duration sufficient to support, and that normally does support, a prevalence of vegetation adapted to life in saturated soils. Wetlands include areas such as swamps, marshes, and bogs. No surface waters, wetlands, or riparian habitats were observed during the biological reconnaissance, and based on a review of the National Wetlands Inventory (NWI), there are no mapped wetlands on the study area (USFWS 2024c).

The Project site and adjacent areas are located within a developed urban area and do not contain natural wetlands as identified in the Biological Resources Technical Memorandum. Therefore, the Project would not result in impacts to wetlands. d. Interferes with wildlife corridors or migratory species Potentially Significant Unless Mitigation Incorporated. Wildlife corridors are areas where wildlife movement is concentrated due to natural or anthropogenic constraints and corridors provide access to resources such as food, water, and shelter. Animals use these corridors to move between different habitats and provide avenues for wildlife dispersal, migration, and contact between other populations. As mentioned previously, the Project site is disturbed and is surrounded by developed land uses. Further, no wildlife movement corridors were found to be present on the Project site nor does the Project site support conditions for migratory wildlife corridors or linkages (BRTM, 2024). There are no rivers, creeks, or open drainages near the site that could function as a wildlife corridor. Thus, implementation of the Project would not result in impacts rel ated to wildlife movement or wildlife corridors.

However, the Project site contains non-native grassland some ornamental trees that could be used for nesting by common bird species that are protected by the federal Migratory Bird Treaty Act (MBTA) and the California Fish and Game Code Sections 3503.5, 3511, and 3515 during the avian nesting and breeding season that occurs between January 15 and September 15.

The provisions of the MBTA prohibit disturbing or destroying active nests. Therefore, Mitigation Measure BIO-1 has been included to require that if commencement of vegetation clearing occurs between January 15 and September 15, a qualified biologist shall conduct a nesting bird survey no more than 3 days prior to vegetation removal to determine the presence or absence of nesting birds within 500 feet of the project site. With implementation of Mitigation Measure BIO-1, potential impacts to nesting birds would be less than significant. e. Conflict with local biological resource policies or ordinances Less Than Significant Impact. The proposed Project would not conflict with any City of Corona ordinances or policies protecting biological resources. The Project would be subject to City of Corona Municipal Code Chapter 16.33 (Multiple Species Habitat Conservation Plan (MSHCP) Mitigation Fee), which requires a payment of a fee that is used for the acquisition and preservation of vegetation communities and natural areas known to support plant and wildlife species covered by the MSHCP. The Project also would not conflict with Section 12.22.080 (Heritage Trees) of the City’s Municipal Code, as none of the existing trees on site comprise “Heritage” trees. Accordingly, no impact would occur. f. Conflict with any habitat conservation plan
Potentially Significant Unless Mitigation Incorporated. The Project site is located within the boundaries of the MSHCP; therefore, it is subject to applicable provisions of the MSHCP as specified in respons e (a) above. The MSHCP provides for the assembly of a Conservation Area consisting of Core Areas and Linkages for the conservation of covered species. The Conservation Area is to be assembled from portions of the MSHCP Criteria Area, which consist of quarter-section (i.e., approximately 160-acre) Criteria Cells, each with specific criteria for the species conservation within that Cell. The Project site is not within the MSHCP Criteria Area; therefore, no Cell or Criteria analysis is required. No sensitive plant or sensitive/protected animal species were identified on-site during the field survey, and no on-site riparian or riverine areas were detected on the Project site. However, it is possible nesting birds may utilize the site at various times since ornamental trees and non-native grassland on the study area provide suitable foraging and nesting habitat for a number of resident native and migratory bird species protected under the MBTA.

Therefore, to reduce the potential project-related effects to nesting birds, Mitigation Measures BIO-1 has been included to ensure any impacts to nesting birds are reduced to less than significant levels. In summary, implementation of the proposed PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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Project would not conflict with the MSHCP; as such, impacts would be less than significant .

Mitigation Measures
MM BIO-1: Migratory Bird Treaty Act. In the event that vegetation and tree removal should occur between January 15 and September 15, the Project Applicant shall retain a qualified biologist to conduct a nesting bird survey no more than 3 days prior to commencement of grading activities. The biologist conducting the clearance survey shall document the negative results if no active bird nests are observed on the Project site or within 500 feet of the Project site during the clearance survey with a brief letter report, submitted to the City of Corona Planning and Development Department prior to the issuance of a grading permit, indicating that no impacts to active bird nests would occur before grading can proceed. If an active avian nest is discovered during the pre-construction clearance survey, construction activities shall stay outside of a 200-foot buffer around the active nest. For listed raptor species, this buffer shall be 500-feet. A biological monitor shall be present to delineate the boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely affected by the construction activity. The buffer will remain in place as long as the nest is considered active, as determined by a qualified onsite biologist. Prior to the commencement of grading activities and the issuance of any grading permit, results of the preconstruction survey and any subsequent monitoring shall be provided to the City of Corona Planning and Development Department.

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. Loss of mineral resource or recovery site
No Impact. According to the California Department of Conservation (CDOC), the Project site is in an area generally classified as Sand and Gra vel Resource Area and Gravel Resource Areas. Although the region is classified for these resources, the Project site is not currently or planned for mineral extraction. Additionally, according to the City of Corona’s General Plan 2020- 2040, mineral extraction has been a part of Corona’s history since 1888, when the Temescal Rock Quarry was opened to furnish rock for streets in Los Angeles and other nearby towns. Mineral resources found in the City of Corona have included crushed rock, sand, and gravel and small amounts of silver, lead, zinc, coal, and gypsum. The Project site is in an area classified as Mineral Resource Zone 4 (MRZ-4) which includes areas where available information is inadequate for assignment to any other zone. Therefore, minerals may be present, but information is not available to make a determination. However, the Project site is not currently used or planned for mineral extraction. As such, the Project would result in no impact.

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
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f. Impair emergency response plans
g. Increase risk of wildland fires
Discussion:

The following section is based on the Phase I Environmental Site Assessment (ESA) prepared by TA-Group DD, LLC, dated September 2023, (TAGDD 2023), included as Appendix J.
a. Transport, use, or disposal of hazardous materials
Less than Significant Impact. A hazardous material is defined as any material that, due to its quantity, concentration, or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the environment if released into the workplace or environment. Hazardous materials include, but are not limited to, hazardous substances, hazardous wastes, and any material that a business or the local implementing agency has a reasonable basis for believing would be injurious to the health and safety of persons or harmful to the environment if released into the workplace or the environment. Hazardous wastes require special handling and disposal because of their potential to damage public health and the environment.

Construction
The proposed construction activities would involve the transport, use, and disposal of hazardous materials such as paints, solvents, oils, grease, and caulking. In addition, hazardous materials would be needed for fueling and servicing construction equipment on the site. These types of materials are not acutely hazardous, and all storage, handling, use, and disposal of these materials are regulated by federal and state requirements that are implemented by the City during building permitting f or construction activities. These regulations include: the federal Occupational Safety and Health Act and Hazardous Materials Transportation Act; Title 8 of the California Code of Regulations (CalOSHA), and the state Unified Hazardous Waste and Hazardous Materials Management Regulatory Program. As a result, routine transport and use of hazardous materials during construction would be less than significant.

Operation
The Project would involve the operation of a 153,205 square foot multiple family affordable housing development project consisting of 115 new residential units, which would involve routinely using hazardous materials including solvents, cleaning agents, paints, pesticides, batteries, fertilizers, and aerosol cans. These types of materials are not acutely hazardous and would only be used and stored in limited quantities. The normal routine use of these hazardous materials products pursuant to existing regulations would not result in a significant hazard to people or the environment in the vicinity of the Project.

Therefore, operation of the Project would not result in a significant hazard to the public or to the environment through the routine transport, use, or disposal of hazardous waste, and impacts would be less than significant . b. Risk of accidental release of hazardous materials
Less than Significant Impact. A Phase I Environmental Site Assessment (ESA) was conducted for the Project site by TAGroup DD, LLC, dated September 2023. The Phase I ESA did not identify any recognized environmental conditions (RECs), controlled RECs, historic RECs or De Minimis Conditions.

The Phase I ESA identified that the Project site was undeveloped until sometime between 1931 and 1938, when a structure (presumed rural residence) was constructed. Then, between 1948 thru 1971, two to three residences were present on the subject property. From at least 1960 to at least 1966 much of the western portion of the property was used for outdoor equipment storage. Between 1967 and 1971, the rural residences were replaced by a mobile home park. The mobile home park was removed between 2014 thru 2016 during the construction of E. 2nd Street and the widening of the SR-91 freeway.

Since that time the subject property has been either vacant or used for outdoor equipment storage.

On August 19, 2023, TAGDD personnel conducted a reconnaissance of the subject property to physically observe the property and adjoining properties for conditions indicating a potential environmental concern. No evidence of environmental concerns was noted on the subject property during the site reconnaissance. Additionally, TAGDD performed a Vapor Encroachment Screen (VES) for the subject property. The purpose was to evaluate whether sites (e.g., gas stations, dry cleaners, or other listings of environmental concern) that store or dispose of potential chemicals of concern or have documented releases, may migrate as vapors onto the property, as a result of contaminated soil and/or groundwater which may be present on or near the PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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property. The presence of a potential Vapor Encroachment Condition (pVEC) could be ruled out due to the lack of release sites within the area of concern (Project site).

Construction
Accidental Releases. While the routine use, storage, transport, and disposal of hazardous materials in accordance with applicable regulations during construction activities would not pose health risks or result in significant impacts; improper use, storage, transportation and disposal of hazardous materials and wastes could result in accidental spills or releases, posing health risks to workers, the public, and the environment. To avoid an impact related to an accidental release, the use of BMPs during construction are implemented as part of a SWPPP as required by the National Pollution Discharge Elimination System General Construction Permit. Implementation of an SWPPP would minimize potential adverse effects to workers, the public, and the environment. Construction contract specifications would include strict on-site handling rules and BMPs that include, but are not limited to:
•Establishing a dedicated area for fuel storage and refueling and construction dewatering activities that includes secondary containment protection measures and spill control supplies; •Following manufacturers’ recommendations on the use, storage, and disposal of chemical products used in construction; •Avoiding overtopping construction equipment fuel tanks; •Properly containing and removing grease and oils during routine maintenance of equipment; and •Properly disposing of discarded containers of fuels and other chemicals.

Operation
As described previously, operation of the proposed 115 multiple family residential units and recreation areas include use of limited hazardous materials, such as solvents, cleaning agents, paints, pesticides, batteries, fertilizers, and aerosol cans.

Normal routine use of typical residential products pursuant to existing regulations would not result in a significant hazard to the environment, residents, or workers in the vicinity of the Project. As a result, operation of the proposed Project would not c reate a reasonably foreseeable upset and accident condition involving the release of hazardous materials into the environment, and impacts would be less than significant.
c. Hazardous materials/ emissions within one-quarter mile of an existing or proposed school Less than Significant Impact. The nearest school to the Project site is Orange Grove High School located within 100 feet south of the Project site. However, as described previously, construction and operation of the Project would involve the use, storage, and disposal of small amounts of hazardous materials on the Project site. These hazardous materials would be limited and used and disposed of in compliance with federal, state, and local regulations, which would reduce the potential for accidental release into the environment near a school. The emissions that would be generated from construction and operation of the Project were evaluated in the air quality analysis discussed above, and the emissions generated from the Project would not cause or contribute to an exceedance of the federal or state air quality standards. Thus, the Project would not emit hazardous or handle acutely hazardous materials, substances, or waste near a school, and impacts would be less than significant.
d. Located on a hazardous materials site
No Impact. According to the California Department of Toxic Substances Control EnviroStor database, and the Phase I Environmental Site Assessment prepared for the site, the Project site is not located on or nearby any hazardous material sites listed, pursuant to Government Code Section 65962.5. As a result, impacts related to hazards from being located on or adjacent to a hazardous materials site would not occur from implementation of the proposed Project. e. Conflict with an airport land use plan
No Impact. The closest airport is the Corona Municipal Airport, which is approximately 1.42 miles northwest of the Project site.

The Project site is not located within any land use compatibility zone for the nearest airport, nor is it within an airport safety zone. Therefore, the Project would not result in a safety hazard for people residing or working in the Project areas, and no impacts would occur.

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f. Impair emergency response plans
Less than Significant Impact.

Construction
The proposed construction activities, including equipment and supply staging and storage, would occur within the Project site and would not restrict access of emergency vehicles to the Project site or adjacent areas. During construction of the Project driveway, Buena Vista Avenue and 2nd Street would remain open to ensure adequate emergency access to the Project area and vicinity. Impacts related to interference with an adopted emergency response or evacuation plan during construction activities would be less than significant.

Operation
Operation of the proposed Project would not result in a physical interference with an emergency response evacuation. Direct access to the Project site would be provided from West Foothill Parkway, which is a 4-lane arterial roadway that is adjacent to the Project site. The interior roadway would be designed to accommodate fire department access in coordination with the City fire authorities and would be a minimum of 28 feet wide. The Project is also required to design and construct internal access and provide fire suppression facilities (e.g., hydrants and sprinklers) in conformance with the City Municipal Code and the Fire Department prior to approval to ensure adequate emergency access pursuant to the requirements in Section 503 of the California Fire Code (Title 24, California Code of Regulations, Part 9) included as Chapter 15.12 in the City’s Municipal Code.

As a result, the proposed Project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan, and impacts would be less than significant. g. Increase risk of wildland fires
No Impact. According to the California Fire Hazard Severity Zones mapping, the Project site is not within a Very High Fire Hazard Severity Zone. Additionally, the Project site is located within an urbanized area, with development surrounding the project site on all four sides, and development of the site with residential uses would not result in impacts related to the exposure of people or structures to loss, injury, or death involving wildland fires. Therefore, no impacts would occur. Refer to additional wildfire analysis under Section 19, Wildfire.

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
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 discussion below is based on the Noise and Vibration Analysis prepared by Urban Crossroads, dated May 1, 2024 (Appendix K). The following noise regulatory setting includes local, state, and federal standards applicable to the Project site.

Existing Ambient Noise Levels
As detailed in the Noise and Vibration Analysis, to identify the existing ambient noise level environment, long term noise level measurements were taken at five locations in the Project study area (see Figure 12, Noise Measurement Locations). The PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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Noise and Vibration Analysis describes that the background ambient noise levels in the Project area are dominated by transportation related noise associated with the SR-91 freeway as well as nearby street surfaces, including 2nd Street and Buena Vista Avenue. The existing noise levels are provided in Table 10-A.

TABLE 10-A: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS
FIGURE 12: NOISE MEASUREMENT LOCATIONS
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City of Corona General Plan Noise Element
To protect City of Corona residents from excessive noise, the Noise Element contains the following four goals:

N-1 Protect residents, visitors, and noise-sensitive land uses from the adverse human health and environmental impacts created by excessive noise levels from transportation sources by requiring proactive mitigation.

N-2 Prevent and mitigate the adverse impacts of excessive ambient noise exposure on residents, employees, visitors, and noise-sensitive land uses.

N-3 Discourage the spillover or encroachment of unacceptable noise levels from mixed use, commercial, and industrial land uses on to noise sensitive land uses.

N-4 Minimize noise impacts created by railroad transit and airport operations and flight patterns on residential areas and other “noise sensitive” land use areas.

The noise criteria identified in the City of Corona Noise Element (Table 10-B) are guidelines to evaluate the land use compatibility of transportation related noise and provides the City with a planning tool to gauge the compatibility of land uses relative to existing and future exterior noise levels.

TABLE 10-B: NOISE LEVELS AND LAND USE COMPATIBILITY GUIDELINES PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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City of Corona Municipal Code
Noise Standards. The City’s standards for noise impacts in neighboring residential areas are found in Chapter 17.84.040 of the City’s Municipal Code, which sets forth exterior and interior noise limits of 65 dBA CNEL and 45 dBA CNEL, respectively, for transportation noise sources, such as roadway and airport, at residential and other sensitive land uses. Performance standards for stationary noise sources are summarized in Table 10-C.

TABLE 10-C: STATIONARY NOISE STANDARDS
Types of Land Use
Maximum Allowable Noise Levels
Exterior Noise Level (L) Interior Noise Level (L)
7:00 a.m. to
10:00 p.m.
10:00 p.m.
to 7:00 a.m.
7:00 a.m. to
10:00 p.m.
10:00 p.m.
to 7:00 a.m.

Single-, Double- and MultiFamily Residential 55 dBA 50 dBA 45 dBA 35 dBA Other Sensitive Land Uses1 55 dBA 50 dBA 45 dBA 35 dBA
Commercial Uses 65 dBA 60 dBA - -
Industrial, Manufacturing, Agricultural 75 dBA 70 dBA - - Source: Noise and Vibration Impact Analysis, Appendix 3.1 Sensitive Land Uses. Those specific land uses which have associated human activities that may be subject to stress or signifi cant interference from noise. Sensitive land uses include single family residential, multiple family residential, churches, hospit als and similar health care institutions, convalescent homes, libraries and school classroom areas.

Construction Noise Standards. The City has set restrictions to control noise impacts associated with the construction of the proposed Project. According to Section 17.84.040(D)(2), Construction noise, construction noise is prohibited between the hours of 8:00 p.m. to 7:00 a.m., Monday through Saturday, and 6:00 p.m. to 10:00 a.m. on Sundays and federal holidays.

Construction noise is defined as noise, which is disturbing, excessive or offensive and constitutes a nuisance involving discomfort or annoyance to persons of normal sensitivity residing in the area, which is generated by the use of any tools, machinery or equipment used in connection with construction operations.

Operational Noise Standards.

The City of Corona Municipal Code, Section 17.84.040, Noise, provides noise control guidelines for determining and mitigating non-transportation or stationary-source noise impacts from operations at private properties. The City of Corona Municipal Code defines Stationary Noise Source Standards in Section 17.84.040(C)(2), Table 1, for different land uses. For noise-sensitive residential properties, the Municipal Code identifies operational noise level limits for the daytime hours (7:00 a.m. to 10:00 p.m.) and for the nighttime hours (10:00 p.m. to 7:00 a.m.). Refer to Table 10-C.

The noise levels, as shown in Table 10-C, when measured on any adjacent property, shall not exceed:
a. The noise standard for a cumulative period of more than 30 minutes in any hour; b. The noise standard for plus 5 dB for a cumulative period of more than 15 minutes in any hour; c. The noise standard for plus 10 dB for a cumulative period of more than 5 minutes in any hour; d. The noise standard for plus 15 dB for a cumulative period of more than 1 minute in any hour; e. The noise standard plus 20 dB for any period of time.

Refer to Table 10-D.

TABLE 10-D: OPERATIONAL NOISE STANDARDS
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Federal Transit Administration
While the City establishes limits to the hours during which construction activity may take place, neither the City’s General Plan nor Municipal Code establish numeric maximum acceptable construction source noise levels at potentially affected receivers.

Therefore, a numerical construction threshold based on Federal Transit Administration (FTA) Transit Noise and Vibration Impact Assessment Manual is used for analysis of daytime construction impacts, as discussed below. According to the FTA, local noise ordinances are typically not very useful in evaluating construction noise. They usually relate to nuisance and hours of allowed activity, and sometimes specify limits in terms of maximum levels, but are generally not practical for assessing the impact of a construction project. Project construction noise criteria should account for the existing noise environment, the absolute noise levels during construction activities, the duration of the construction, and the adjacent land use.

Due to the lack of standardized construction noise thresholds, the FTA provides guidelines that can be considered reasonable criteria for construction noise assessment. The FTA considers a daytime exterior construction noise level of 80 dBA Leq and a nighttime exterior construction noise level of 70 dBA Leq as a reasonable threshold for noise sensitive residential land use.

Construction Vibration Standards
To analyze the vibration impacts originating from the construction of the Project, vibration from construction activities is typically evaluated against standards established under a City’s Municipal Code. The City of Corona Municipal Code, Section

17.84.050, identifies a vibration velocity standard of 0.05 in/sec root-mean-square (RMS) for sensitive land uses which is used in this analysis as the basis for determining the relative significance of potential Project related vibration impacts. Typic ally, the human response at the perception threshold for vibration includes annoyance in residential areas as previously shown on Exhibit 2-B, when vibration levels expressed in vibration decibels (VdB) approach 75 VdB. The City of Corona, however, identifies a vibration perception threshold of 0.05 in/sec at any point on the affected property. For vibration levels expressed in velocity, the human body responds to the average vibration amplitude often described as the root-mean-square (RMS).

Therefore, the City of Corona vibration standard of 0.05 in/sec in RMS velocity levels is used in this analysis to assess the human perception of vibration levels due to Project-related construction activities. a. Exceed noise level standards
Potentially Significant Unless Mitigation Incorporated. As described above, City of Corona Municipal Code Section

17.84.040 prohibits construction noise between the hours of 8:00 p.m. and 7:00 a.m., Monday through Saturday, and 6:00 p.m. to 10:00 a.m. on Sundays and City observed federal holidays. The Project would comply with the City’s construction hours regulations, as required by standard City Conditions of Approval. Construction activities are anticipated to last approximately 18 months.

Construction
Construction activities that would create noise include site preparation, grading, building construction, paving, and architectural coating. Noise levels associated with the construction will vary with the different types of construction equipment, the duration of the activity, and distance from the source. Construction noise will have a temporary or periodic increase in the ambient noise level above the existing levels within the Project vicinity. Figure 13 shows the construction noise source locations in relation to the nearest sensitive receiver locations. To prevent high levels of construction noise from impacting noise-sensitive land uses, the City of Corona Municipal Code, Section 17.84.040[D][2], states that construction noise is prohibited between the hours of 8:00 p.m. to 7:00 a.m., Monday through Saturday and 6:00 p.m. to 10:00 a.m. on Sundays and federal holidays.

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FIGURE 13: TYPICAL CONSTRUCTION NOISE SOURCE AND RECEIVER LOCATIONS Noise levels generated by heavy construction equipment can range from approximately 68 dBA to more than 80 dBA when measured at 50 feet. However, these noise levels diminish with distance from the construction site at a rate of 6 dBA per doubling of distance. For example, a noise level of 80 dBA measured at 50 feet from the noise source to the receiver would be reduced to 74 dBA at 100 feet from the source to the receiver and would be further reduced to 68 dBA at 200 feet from the source to the receiver.

The nearest sensitive receptors would include residential uses to the east, approximately 192 feet east from the eastern edge of the site and greater than 200 feet from the proposed construction activities within the Project site; and school use to the south, approximately 220 feet from the center of proposed construction activities within the Project site.

In order to determine if the proposed construction activities would create a significant substantial temporary noise increase, the FTA construction noise criteria thresholds was utilized, which states that a significant construction noise impact would occur if construction noise exceeds 80 dBA during the daytime at any of the nearby homes. Table 10-E lists typical construction equipment noise levels recommended for noise impact assessments, based on a distance of 50 feet between the equipment and a noise receptor, taken from the Federal Highway Administration (FHWA) Roadway Construction Noise Model. As shown, noise levels generated by heavy construction equipment can range from approximately 62.3 dBA to 75.3 dBA when measured at 50 feet.

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TABLE 10-E: TYPICAL CONSTRUCTION REFERENCE NOISE LEVELS Table 10-F shows the Project construction noise level impacts with multiple pieces of equipment operating simultaneously at the nearest sensitive receiver locations were completed. To assess the worst-case construction noise levels, the Project construction noise analysis relies on the highest noise level impacts when the equipment with the highest reference noise level is operating at the closest point from the edge of primary construction activity (Project site boundary) to each receiver location.

As discussed above, the City’s Municipal Code recognizes construction noise as common within an urban environment.

Because such noise is part of the urban environment, the Municipal Code specifies that construction activities may only occur during specified hours. As shown on Table 10-F, the construction noise levels are expected to range from 45.8 to 68.8 dBA Leq, and the highest construction levels are expected to range from 55.9 to 68.8 dBA Leq at the nearest receiver locations.

To evaluate whether the Project will generate potentially significant short-term noise levels at nearest noise sensitive receiver locations, a construction-related daytime noise level threshold of 80 dBA Leq is used as a reasonable threshold to assess the daytime construction noise level impacts. The construction noise analysis shows that the nearest receiver locations will satisfy the daytime 80 dBA Leq significance threshold during Project construction activities as shown on Table 10-G. Therefore, the noise impacts due to Project construction noise is considered less than significant at all receiver locations.

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TABLE 10-F: TYPICAL CONSTRUCTION EQUIPMENT NOISE LEVEL SUMMARY TABLE 10-G: TYPICAL CONSTRUCTION NOISE LEVEL COMPLIANCE Operation
The Project proposes the construction of a 115-unit multiple family affordable housing development consisting of four detached, 3-story buildings: Building 1 (15-plex), Building 2 (45-plex), Building 3 (26-plex) and Building 4 (29-plex). The project includes associated parking, laundry facility, community building, children’s play area and pool with pool building .

Noise generated by the Project would primarily occur from air conditioning units, parking lot activity, swimming pool/spa activity, outdoor activities, and trash enclosure activity are typically associated with this type of Project.

To demonstrate compliance with local noise regulations, the Project-only operational noise levels are evaluated against exterior noise level thresholds based on the City of Corona exterior noise level standards at the nearest noise-sensitive receiver locations. Table 10-H shows the operational noise levels associated with Second Street Family Project will satisfy the City of Corona 55 dBA Leq daytime and 50 dBA Leq nighttime exterior noise level standards at all the nearest receiver locations. Therefore, the operational noise impacts are considered less than significant at the nearest noise-sensitive receiver locations.

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TABLE 10-H: OPERATIONAL NOISE LEVEL COMPLIANCE
Off-site Traffic Noise. In order to assess the potential traffic impacts related to the proposed Project, anticipated traffic that would result from Project operation was used to determine future noise levels on surrounding land uses as a result of the Project. Based on the Trip Generation Assessment prepared for the Project by Urban Crossroads, the Project is anticipated to generate a maximum of 554 average daily trips (ADT), resulting in a small increase in regional and local traffic volumes.

Therefore, the Project is not expected to generate perceptible noise level increase at nearby sensitive land uses adjacent to the study area roadways. Due to the low traffic volumes generated by the Project, the off -site traffic noise levels generated by the Project are considered less than significant.

On-site Traffic Noise. The Noise and Vibration Analysis reviewed on-site exterior noise impacts to determine the noise exposure levels and land use compatibility that would result from adjacent transportation noise sources in the Project study area. The primary source of transportation noise affecting the Project site is anticipated to be from SR-91 and Second Street and Buena Vista Avenue. However, the Project will benefit from the existing topography and barriers separating the noise sensitive land use from traffic noise on SR-91. The existing barrier along SR-91 and distances separating SR-91 from the Project’s land use will provide substantial exterior noise mitigation.

Additionally, on-site transportation noise level impacts indicate that with the noise barrier shown on Exhibit ES-A of the Noise and Vibration Analysis, and as shown in Mitigation Measure NOI-1, the unmitigated exterior noise levels will range from 59.8 to 64.6 dBA CNEL, below the maximum 65dBA CNEL depicted in the City’s Noise Element.

Interior Noise Abatement
The lots adjacent to 2nd Street will experience future unmitigated noise levels ranging up to 71.9 dBA CNEL at the first -floor building façade and 73.5 dBA CNEL at the second-floor building façade and 77.1 CNEL at the third-floor facade. The interior noise level analysis shows that the City of Corona 45 dBA CNEL with windows closed interior noise standards can be satisfied at first-floor location using standard construction and using upgraded windows with a minimum STC rating of 29 at first floor units facing 2nd Street, windows with a minimum STC rating of 30 - 31 for second floor units, and windows with a minimum STC rating of 31 - 35 for third-floor units, and. For units facing the interior and units facing Buena Vista Avenue typical building construction will suffice since it will provide a Noise Reduction (NR) of approximately 12 dBA with "windows open" and a minimum 25 dBA noise reduction with "windows closed."
Therefore, to meet the City of Corona 45 dBA CNEL interior noise standards for residential land use, Mitigation Measure NOI-1 is recommended. With implementation of Mitigation Measure NOI-1 and regulatory compliance, the Project will comply with applicable noise standards and have less than significant impacts related to interior noise abatement.

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Mitigation Measures
Mitigation MeasuresNOI-1 Interior Noise Reduction Plan. Prior to issuance of a building permit, the following or equivalent noise abatement measures shall be clearly shown on the building plans:

Windows & Glass Doors:
• First story facades in Buildings 2 and 4 facing 2nd Street require windows and glass doors with well-fitted, well-weather-stripped assemblies with minimum sound transmission class (STC) ratings of 28. • First story facades in Building 1 facing 2nd Street require windows and glass doors with well-fitted, wellweather-stripped assemblies with minimum sound transmission class (STC) ratings of 29. • Second story facades on units facing 2nd Street require windows and glass doors with well-fitted, wellweather-stripped assemblies with minimum sound transmission class (STC) ratings of 29. • Third story facades on Building 1 facing 2nd Street require windows and glass doors with well-fitted, wellweather-stripped assemblies with minimum sound transmission class (STC) ratings of 31. • Third story facades on Building 2 facing 2nd Street require windows and glass doors with well-fitted, wellweather-stripped assemblies with minimum sound transmission class (STC) ratings of 32. • Third story facades on Building 4 facing 2nd Street require windows and glass doors with well-fitted, wellweather-stripped assemblies with minimum sound transmission class (STC) ratings of 29.

Doors (Non-Glass): All exterior doors shall be well weather-stripped. Well-sealed perimeter gaps around the doors are essential to achieve the optimal STC rating.

Walls: At any penetrations of exterior walls by pipes, ducts, or conduits, the space between the wall and pipes, ducts, or conduits shall be caulked or filled with mortar to form an airtight seal.

Roof: Roof sheathing of wood construction shall be per manufacturer’s specification or caulked plywood of at least one-half inch thick. Ceilings shall be per manufacturer’s specification or well-sealed gypsum board of at least onehalf inch thick. Insulation with at least a rating of R-19 shall be used in the attic space.

Ventilation: Arrangements for any habitable room shall be such that any exterior door or window can be kept closed when the room is in use and still receives circulated air. A forced air circulation system (e.g. air conditioning) or active ventilation system (e.g. fresh air supply) shall be provided which satisfies the requirements of the Uniform Building Code.
b. Exposure to excessive noise levels/vibrations
Less than Significant Impact.

Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures and soil type. It is expected that ground -borne vibration from Project construction activities would cause only intermittent, localized intrusion. Ground vibration levels associated with various types of construction equipment are summarized on Table 10-I. Based on the representative vibration levels presented for various construction equipment types, it is possible to estimate the potential Project construction vibration levels using the following vibration assessment methods defined by the FTA. To describe the human response (annoyance) associated with vibration impacts the FTA provides the following equation: PPVequip = PPVref x (25/D)1.5.

TABLE 10-I: VIBRATION SOURCE LEVELS FOR CONSTRUCTION EQUIPMENT PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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Table 10-J presents the expected typical construction equipment vibration levels at the nearest receiver locations. At distances ranging from 192 feet to 794 feet from typical Project construction activities (at the Project site boundary), construction vibration levels are estimated to range from less than 0.001 to 0.003 in/sec RMS at the nearest receiver locations. The Project construction is not expected to generate vibration levels exceeding the City of Corona maximum acceptable vibration standard of 0.05 in/sec (RMS). Further, impacts at the site of the closest sensitive receiver are unlikely to be sustained during the entire construction period but will occur rather only during the times that heavy construction equipment is operating proximate to t he Project site perimeter.

Moreover, construction at the Project site will be restricted to daytime hours consistent with City requirements thereby eliminating potential vibration impact during the sensitive nighttime hours. On this basis the potential for the Project to result in exposure of persons to, or generation of, excessive ground -borne vibration is determined to be less than significant.

TABLE 10-J: TYPICAL CONSTRUCTION EQUIPMENT VIBRATION LEVELS c. Permanent increase in ambient noise levels
Less than Significant Impact. Please refer to the analysis of Section 10.a. As previously shown in Table 10-H, long-term operation of the proposed Project would result in the generation of noise levels that are below the City’s significance criteria at the nearest sensitive receptors. Accordingly, Project impacts due to a permanent increase in ambient noise levels would be less than significant.
d. Temporary increase in ambient noise levels
Less than Significant Impact. Please refer to the analysis of Section 10.a. As previously shown in Tables 10-F and 10-G, near-term construction activities would result in the generation of noise levels that are below the City’s significance criteria at the nearest sensitive receptors. Accordingly, Project impacts due to a temporary increase in ambient noise levels would be less than significant.
e. Would the Project conflict with airport land use plan noise contours? No Impact. The Project site is not within two miles of an airport. The closest airport is the Corona Municipal Airport, which is approximately 1.42 miles northwest of the Project site. The Project site is not located within any land use compatibility zone for the nearest airport, nor is it within an airport safety zone or noise contours. Therefore, the Project would not result in excessive noise levels conflicting with airport land use plan contours and no impact would occur.

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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. Fire Protection
Less than Significant Impact. Fire prevention services are provided by the Corona Fire Department (CFD). The closest fire station to the Project area is CFD Fire Station No. 3, located at 790 S. Smith Avenue or approximately 1.4 roadway miles southwest of the Project area (Google Earth, 2024). The Project proposes a 115-unit multiple family residential affordable housing development on a 3.46-acre site. Development of the Project would impact fire protection services by placing an additional demand on existing Corona Fire Department resources if its resources are not augmented. Implementation of the Project would be required to adhere to the California Fire Code, as included in the City’s Municipal Code Section 15.12.020, as part of the permitting process the Project plans would be reviewed by the Corona Fire Department to ensure that the Project plans meet the fire protection requirements.

As mentioned previously, the California Department of Finance (DOF) data details that the City of Corona had a residential population of 157,005 and 50,604 housing units as of January 2023. In addition, it is estimated that the City has an average of

3.19 persons per household. Therefore, the proposed 115 units of the Project would generate approximately 367 new residents. However, considering the former mobile home land uses on the site, the project is anticipated on generating 207 new “net” residents (65 new “net” units x 3.19 persons per household) which represents a population increase of 0.10 percent of SCAG’s anticipated growth. This slight increase in population compared to the existing City population would result in only a small incremental additional demand for fire services from the Corona Fire Department.

Furthermore, the Project Applicant would be required to contribute Development Impact Fees (DIF) pursuant to Chapter 16.23 of the City’s Municipal Code. The amount of the required fee will be based on the proposed increase in building area as compared to the existing buildings on site. Payment of the DIF fee would assist the CFD in providing fire protection services within the City and would ensure that funds are available for capital improvements, such as land/equipment purchases and fire station construction. Accordingly, Project-related impacts to fire protection services are evaluated as less than significant and no mitigation beyond payment of DIF fees would be required. b. Police Protection
Less than Significant Impact. The City of Corona Police Department (CPD) is located at 730 Public Safety Way, which is approximately 1 mile from the Project site. The Police Department staff consists of 250sworn officers and support personnel.

Based on the January 2023 California DOF population data for the City of 157,005 persons, the City has approximately 1.59 officers per 1,000 residents.

Development of the proposed 115 units, or 65 “net” additional units, would result in an incremental increase in demand forlaw enforcement services. However, the increase would not be significant when compared to the current demand levels. As described previously, the residential population of the Project site at full occupancy would be approximately 207 “net” new residents from the previous mobile home park residents and based on the Police Department’s staffing of 1.59 officers per thousand population, the proposed Project would require 0.2 percent of an additional officer.

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Since the need by the Project is less than one full-time officer, theProject would not require the construction or expansion of the City’s existing policing facilities. Thus, substantial adverse physical impacts associated with the provision of new or expanded facilities would not occur. As such, impacts related to police services would be less than significant. c. Schools
Less than Significant Impact. Corona is served by the Corona-Norco Unified School District (CNUSD). The nearest schools to the Project site are Orange Grove High School, which is located adjacent to the south side of the project site, and Jefferson Elementary School, which is located approximately 0.6 miles southeast of the project site. The CNUSD is authorized by State law (Government Code § 65995-6) to levy a new per unit construction fee for new residential development for the purpose of funding the reconstruction or construction of new school facilities. Pursuant to §65995(3) (h) of the California Government Code, the payment of statutory fees is “deemed to be full and complete mitigation of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning use, or development of real property, or any change in governmental organization or reorganization as defined in §56021 or §56073, on the provision of adequate school facilities.” Therefore, the payment of school impact fees forthe proposed residential development would offset the potential impacts of increased student enrollment related to the implementation of the Project. Impacts will be less than significant. d. Parks and Recreation Facilities
Less than Significant Impact. The nearest public park to the Project site is Sheridan Park, which is located approximately 0.5 miles to the east of the Project site. The proposed Project would add 115 new units and approximately 367 new residents.

However, since the Project site previously contained a mobile home park with residential units, the Project is only adding 65 “net” new residential units and 207 “net” new residents. Pursuant to the Corona Municipal Code (CMC), Section 17.24.220, Outdoor Living Space, each lot shall contain a minimum of 200 square feet of outdoor living space per dwelling unit. The Project would consist of approximately 26,695 square feet of common recreational space, resulting in an average of 232 square feet per unit. Recreational amenities proposed include a pool, pool house, a tot lot, generous interior open space landscaping and community center.

Furthermore, as required by Corona Municipal Code §16.35.030, payment of impact fees or park dedication required, as a condition of approval for a residential subdivision, the subdivider shall be required to dedicate park land or pay an in-lieufee, or both, at the sole and exclusive option of the city, unless the subdivider is exempted from this requirement by the express provisions of the Code. The Project does not propose a park. As such, payment of the in-lieu fee would represent the Project’s fair share contribution towards adequate park land to offset the increased use of parks.

As such, the Project would result in a less than significant impact on acceptable ratios of park space and would provide adequate common open space per the proposed development standards included in the CMC. Therefore, the Project would result in a less than significant impact on parks and recreational facilities. e. Other Public Facilities and Services
Less than Significant Impact.

The proposed Project would add 65 “net” new units and approximately 207 “net” new residents. The additional residential units would result in an incremental increase in the need for additional services, such as public libraries and post offices. Because the Project area is already served by other services and the Project would result in a limited increase in population (less t han

0.10% of current City population), the Project would not result in the need for new or physically altered facilities to provide other services, the construction of which could cause significant environmental impacts. As such, impacts would be less than significant.

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
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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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. Exceed wastewater treatment requirements
Less than Significant Impact. Around the project site, there is an existing 12-inch public sewer line along West 2nd street that flows easterly. Additionally, there is an existing 12-inch and 15-inch public sewer line along Buena VistaAvenue that flow northerly. The Project area drains northerly within Sewershed 16 towards the existing wastewater treatment plan (WTTP No.1) located at 2205 Railroad Street and has a capacity to treat 11.5 mgd (million gallons per day) of sewer.

The Project would connect to the 12-inch sewer line in West 2nd Street. 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. Section 12.e below provides a detailed analysis about the wastewater generated by the Project compared to the treatment capacity of the wastewater treatment plant serving the Project area. Impacts would be less than significant. b. Involve construction/expansion of water or wastewater treatment facilities The proposed Project is within an urbanized, developed area of Corona. The Project will connect to the existing 12-inch water line in West 2nd Street. Water services would be provided by the City’s Utilities Department. The new on-site water system would convey water supplies to the proposed units and landscaping through plumbing/landscaping fixtures that are compliant with the CALGreen Plumbing Code and the City’s Municipal Code §17.70.070, Landscaping, and Chapter 13.14, Water and Sewer Regulations and would be reviewed for compliance by the City during Project plan check . If, during plan check, it is determined that the project may require upsizing of either water or sewer lines, the Project will be required to perform such upgrades prior to the issuance of any building permit. This requirement is ensured by the Conditions of Approval for PP 2023- 0010. Therefore, impacts would be less than significant.

The construction activities related to the on-site water infrastructure that would be needed to serve the proposed units are included as part of the proposed Project and would not result in any physical environmental effects beyond those identified throughout this MND. For example, construction emissions for excavation and installation of the water infrastructure are included in Section 5, Air Quality and Section 16, Greenhouse Gas, and noise volumes from these activities are evaluated in Section 10, Noise. In addition, Project implementation would not require off -site improvements. Therefore, the proposed Project would not result in the construction of new water facilities or expansion of existing facilities, the construction of which could cause significant environmental effects, and impacts would be less than significant. c. Involve construction/expansion of storm drains
Less than Significant Impact. A Preliminary Drainage Analysis was prepared by Fuscoe Engineering in April 2024 (Appendix C) to analyze the project’s drainage patterns. The proposed development will maintain the historic discharge point.

Generally, onsite stormwater runoff will be captured by localized catch basins and drain inlets, and flows will be diverted into high and low flows. The low flows will be routed first to treatment points with Modular Wetlands Systems (MWS) to treat the proposed runoff. Once the runoff is treated by the MWS, the low water quality flows will be discharged into the existing underground 54-inch storm drain in Buena Vista. The 25-Yr (high) flows will be directed to a separate high flow storm drain PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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pipe system and eventually to be discharged onto the streets via parkway culverts .

As discussed previously, the Project would increase runoff volumes above existing conditions. However, the stormwater capture and biofiltration features to be installed as part of the Project are sized to handle the increased on-site volumes to ensure no increase in runoff beyond the site. The construction activities related to installation of the onsite storm water infrastructure that would serve the proposed Project, is included as part of the proposed Project, and would not result in any physical environmental effects beyond those identified throughout this MND. As the proposed Project includes facilities to serve the proposed development, it would not result in the need for construction of other new stormwater facilities or expansions, the construction of which could cause significant environmental effects. Therefore, impacts would be less than significant.
d. Sufficient water supplies/compliance with Urban Water Management Plan Less than Significant Impact. The City provides water services to the Project site. The City has adopted an Urban Water Management Plan (UWMP) that assesses water supply reliability and demonstrates that the City would have sufficient water supplies during normal years, single dry years, and five consecutive dry years projected through 2045 (Corona, 2021, p. ES-2).

The UWMP bases its growth projections in part on the City’s General Plan land use plan, and projects that are consistent with the City’s General Plan land use plan are inherently consistent with the growth assumptions of the UWMP. The proposed Project is fully consistent with the site’s adopted High Density Residential (HDR) land use designation.

The Project would also limit water use by inclusion of low-flow plumbing and irrigation fixtures, pursuant to the California Title 24 requirements and would comply with City permits and fees as necessary. Therefore, the proposed Project would have sufficient water supplies available to serve the Project, and reasonably foreseeable future development during normal, dry, and multiple dry years, and impacts would be less than significant. e. Adequate wastewater treatment capacity
Less than Significant Impact. See discussion under Section 12a. f. Adequate landfill capacity
Less than Significant Impact. The City of Corona contracts with Waste Management Inc. (WMI) for trash and recycling services. Solid waste generated by the Project would be disposed of at the El Sobrante Landfill in the City of Corona, located approximately 12.7 roadway miles from the site. El Sobrante Landfill has a current remaining capacity of 143,977,170 tons.

The El Sobrante Landfill is permitted to accept 16,054 tons per day of solid waste and is permitted to operate through January 2051. In December 2022, the average tonnage received was 9,291.25 tons per day (Calrecycle 2023).

Construction
The proposed Project does not involve demolition of existing structures; however, Project construction would generate solid waste for landfill disposal from construction packaging and discarded materials. Utilizing a construction waste factor of 3.89 pounds per square foot (EPA 1998), construction of the Project would generate approximately 297.9 tons of waste during construction from packaging and discarded materials. However, Section 5.408.1 of the 2022 California Green Building Standards Code requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. Thus, the construction solid waste that would be disposed of at the landfill would be approximately 35 percent of the waste generated. Therefore, construction activities, which would generate the most solid waste would generate approximately 104.2 tons of solid waste. As described in the Air Quality Analysis, included in Appendix C to this IS/MND, construction is expected to take 351 days. As such this would equate to approximately 0.30tons of solid waste per day.

As described above, El Sobrante Landfill has additional capacity of approximately 6,762.75 tons per day. Therefore, the facility would be able to accommodate the addition of 0.30 tons of waste per day during construction of the proposed Project.

Therefore, the El Sobrante Landfill would be able to accommodate solid waste from construction of the proposed Project, and impacts would be less than significant.

Operation
The CalEEMod solid waste generation rate for multiple family housing is 0.707 tons per unit per year. The Project proposes construction of 4buildings consisting of 115residential units. Thus, operation of the Project would generate approximately 81.3 tons of solid waste per year; or 11.61 tons per week. However, at least 50 percent of the solid waste is required by AB 341 to be recycled, which would reduce the volume of landfilled solid waste to approximately 5.80 tons per week or 11,610 pounds per week. As the El Sobrante Landfill has additional capacity of approximately 6,762.75 tons per day, the solid waste generated by the Project would be within the capacity of the landfill. Thus, the proposed Project would be served by a landfill with sufficient permitted capacity to accommodate the Project’s solid waste disposal needs and the Project would not impair the attainment of solid waste reduction goals. Therefore, the project’s operational impacts to landfill capacity would be less PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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than significant.
g. Comply with solid waste regulations
Less Than Significant Impact. The proposed Project would result in new development that would generate an increased amount of solid waste. All solid waste-generating activities within the City are subject to the requirements set forth in Section

5.408.1 of the 2022 California Green Building Standards Code that requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous construction and demolition waste, and AB 341 that requires diversion of a minimum of 75 percent of operational solid waste.

In addition, the proposed Project would be required to comply with all federal, State, and local regulations related to solid waste. Furthermore, the proposed Project would comply with all standards related to solid waste diversion, reduction, and recycling during Project construction and operation. Therefore, the proposed Project is anticipated to result in less than significant impacts related to potential conflicts with federal, State, and local management and reduction statutes and regulations pertaining to solid waste.
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
Discussion:
a. Scenic vista or highway
Less than Significant Impact. Scenic vistas consist of expansive, panoramic views of important, unique, or highly valued visual features that are seen from public viewing areas. This definition combines visual quality with information about view exposure to describe the level of interest or concern that viewers may have for the quality of a particular view of visual setting.

According to the City’s General Plan, Figure CD-1, the SR-91 freeway is a state eligible scenic corridor because it runs through the Santa Ana Canyon, and its viewshed near the western portion of the City of Corona is bounded by the Chino Hills on the foothills of the Santa Ana Mountains to the south. 2nd Street and Buena Vista Avenue are not identified as eligible scenic corridors nor are they identified as city-designated scenic corridors. .

The Project would be developed with four, three-story 153,205 SF multiple family residential project consisting of 115 units, with a maximum building height of approximately 40 feet. The Project site is within a developed area with commercial structures located to the west, Orange Grove High School to the south, multiple family residential to the east and the SR-91 freeway to the north with existing residential neighborhood beyond. The Project would be slightly higher in height than the existing commercial structures located to the west of the site, however mountain views from the public right of way are distant and the SR-91 freeway and sound wall located across 2nd Street to the north currently block mountain views from the residential neighborhood to the north of the SR-91 freeway. Therefore, the Project would not encroach into views along the roadway corridor any more than existing structures, SR-91 freeway and freeway walls adjacent and near to the site currently do. Thus, development of the Project site would not obstruct, interrupt, or diminish a scenic vista and impacts would be less than significant.
b. Degrade visual character of site and surroundings
Less than Significant Impact. The Project site is located within an urbanized area of the City along 2 nd Street and Buena
Vista Avenue with commercial development to the west, a public high school to the north, multiple family residential PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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developments to the east, Corona City Hall to the southeast, and the SR-91 freeway to the north with an existing residential neighborhood beyond.

The General Plan land use designation is HDR and the zoning designation for the Project site is R-3 and MP. The HDR designation provides for multiple family residential developments. As such the Project is consistent with the existing surrounding developments and would bedeveloped per the Corona Municipal Code’s development standards fortheR-3zone and the City’s Residential Design Guidelines. Therefore, development of the proposed Project would not degrade the visual character of the site or surroundings.
c. Light or glare
Less than Significant Impact. The Project site is located within an urbanized area with ambient lighting from existing lighting sources, including street lighting from the surrounding streets, security and parking lot lighting from the surrounding commercial and residential developments, and vehicular lighting from the surrounding roadways Construction
Although construction activities would occur primarily during daylight hours, construction activities could extend into the evening hours. However, construction lighting would be temporary and would only occur during the allowed hours of 7:00 a.m. and 8:00 p.m. on weekdays (Monday through Saturday) and between the hours of 10:00 a.m. and 6:00 p.m. on Sundays and federal holidays, per Section 17.84.040 of the City’s Municipal Code. Therefore, construction of the Project would not create a new source of substantial light that would adversely affect day or nighttime views in the area, and light impacts associated with construction would be less than significant.

Operation
The Project would implement new permanent lighting fixtures on the site. Proposed fixtures include streetlights, building entry light fixtures, and light posts in common areas. The Project would include nighttime ambient lighting for security purposes around the residential buildings, onsite drives, and in the open space/recreation/amenity areas. Thus, the Project would contribute additional sources to the overall ambient nighttime lighting conditions. However, the site is located within a developed area that includes various sources of nighttime lighting, including street lighting along 2 nd Street and Buena Vista
Avenue. All outdoor lighting would be hooded or appropriately angled away from adjacent land uses and would comply with Municipal Code Section 17.84.070 which requires that all exterior lighting to be designed to direct light downward with minimal spillover onto adjacent residences, sensitive land uses and open space. Because the Project area is within an already developed area with various sources of existing nighttime lighting, and because the Project would be required to comply with the City’s lighting regulations that would be verified by the City during the plan check and permitting process, any increase in lighting that would be generated by the Project would not adversely affect day or nighttime views in the area. Overall, lighting impacts associated with the operation of the Project would be less than significant. d. Scenic resources (forest land, historic buildings within state scenic highway) No Impact. The Project site is vacant with no buildings on-site. The site is not near scenic resources such as forest land, nor is it visible from or located on any state scenic highways. While the project is located to the south of the SR-91 freeway, at a distance greater than 100 feet between Lincoln Avenue and Main Street, it is not located near the I-15/SR-91 freeway interchange which is considered by the City’s General Plan as an Officially Designated State Scenic Highway. As such, implementation of the Project would not impact scenic resources within a state scenic highway such as forest land and historic buildings.

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
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e. Disturb human remains
Discussion:

The following section is based on the Cultural Resources Inventory completed by Dudek in April 2024 (Appendix L) and the Paleontological Resources Inventory completed by Dudek in April 2024 (Appendix M). a. Historical resource
Potentially Significant Unless Mitigation Incorporated. The California Register of Historical Resources defines a “historical resource” as a resource that meets one or more of the following criteria: (1) associated with events that have made a significant contribution to the broad patterns or local or regional history of the cultural heritage of California or the Uni ted States; (2) associated with the lives of persons important to local, California, or national history; (3) embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possesses high artistic values; or (4) has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

A Cultural Resources Inventory was conducted by Dudek for the proposed Project and is included as Appendix K. As part of the Cultural Resources Inventory, a records search for the Project site and surrounding area was conducted through the Eastern Information Center (EIC) at the University of California Riverside. The records search indicated that 40 previous studies have been conducted within a 1-mile of the Project site. Of the 40 previous studies, three studies intersect the Project site, of which none of the three identified cultural resources within the Project site. While EIC records search did identify 284 cultural resources within 1-mile of the Project site, none of these cultural resources intersected the Project site.

The records research also included a response from the Native American Heritage Commission on January 19, 2024, stating that results were negative for Native American resources on the subject Project site.

In addition to the record search, the Cultural Resources Assessment also included a field survey which was conducted on January 8, 2024. The field survey noted the Project site had remnants of an asphalt surface, likely from the previous mobile home park, grass, gravels and a few trees present with some scattered debris. The field survey also did not identify any cultural resources.

Although no known significant cultural resources could be impacted by the Project, the current status of the property may have affected the potential to discover any surface artifacts. Given that the previous development within the Project site might have masked archaeological deposits, there is a potential that buried historical resource deposits may be present within the Project boundaries. Therefore, it is recommended that the Project be allowed to proceed with the implementation of a cultural resources monitoring program conducted by an archaeologist and Native American representative(s) during grading of the property (Dudek 2024). With implementation of Mitigation Measures MM CUL-1 and MM-CUL 2, generally requiring a cultural resource monitoring program during grading activities, impacts to historical resources would be reduced to less -thansignificant levels. b. Archaeological resource
Potentially Significant Unless Mitigation Incorporated. The Project site is vacant, containing vegetation primarily comprised of weeds and a few trees. Further, the Project area has been disturbed by previous grading associated with the development of a mobile home park (Dudek 2024). According to the record search completed for the Project, results indicated there is no presence of archaeological resources within the Project site. Historic aerials from 1948 show that the Project site was used for agriculture purposes. Between 1959 through 1967, aerial photographs show that the agricultural land was leveled and used for car storage. The 1980 aerial photograph shows that the western parcel of the Project site was developed into a mobile home park. The mobile home park remained on the western parcel until after 2014. On the 2016 aerial photograph, the mobile home park has been removed due to the SR-91 Widening Project and construction equipment is observed within the western parcel.

The 2018 to 2020 aerial photographs show a vacant lot which reflects current conditions.

As such, the potential to encounter archaeological resources was determined to be low. However, after receiving a comment letter from the Rincon Band of Luiseňo Indians and consulting with the Soboba Band of Luiseňo Indians, during the AB 52 Tribal Consultation period, Mitigation Measures CUL-1 and CUL-2 have been incorporated into this MND which require initial ground-disturbing archaeological monitoring, and cultural sensitivity training for construction personnel in the event that inadvertent discoveries of cultural resources be unearthed during project construction. Mitigation Measures CUL-1 and CUL2 would thus reduce potential impacts to undiscovered archaeological resources to a less than significant level.

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c. Paleontological resource or unique geologic feature
Potentially Significant Unless Mitigation Incorporated. Based on the results of the Project’s Paleontological Resources Inventory (PRI), the Project site contains young alluvial fan deposits, which are assigned an age of Holocene and late Pleistocene. These deposits are characterized by grayish-colored, sands, gravels, and cobbles. Older, late to middle Pleistocene (approximately 11,700 – 774,000 years ago), gravelly alluvial fan deposits are situated just to the south, and gravelly, middle Pleistocene (approximately 129,000 – 774,000 years ago) alluvial fan deposits are mapped just to the west of the project site (PRI, Dudek 2024). Given the close proximity of these Pleistocene deposits, they likely underlie the project site at depth. However, the depth of the age transition from Holocene to late Pleistocene within these deposits is unknown. City of Corona’s Historical Resources Element of the General Plan assigns a “low-to-high” paleontological sensitivity to these deposits, reflecting their variation in geologic age, with the upper, Holocene portion having a low sensitivity, and the deep er, Pleistocene portion of the formation having a high sensitivity. Projects impacting formations with a high sensitivity, or “lo w-tohigh” sensitivity are subject to mitigation monitoring requirements by the City of Corona. However, City of Corona guidelines do not provide information regarding depth(s) differentiating the ages within geologic formations assigned to the “low-to-high” sensitivity rating.

As the Project site is underlain by two to five feet of artificial fill and planned excavations for the project are anticipat ed to extend approximately five to seven feet below the ground surface (bgs) (PRI, Dudek 2024), with 2,500 cubic yards of cut, there is a low potential to encounter intact subsurface paleontological resources during ground disturbing activities. Nevertheless, mitigation is recommended to prevent potential damage to paleontological resources during construction. Implementation of Mitigation Measure MM CUL-3, which requires implementation of a Paleontological Resources Monitoring and Mitigation Plan (PRMMP), would ensure that site grading activities are monitored, and that any paleontological resources that are uncovered during site grading operations would be appropriately treated. Implementation of the PRMMP, as required by Mitigation Measure MM CUL-3, would reduce Project impacts to paleontological resources to less -than-significant levels. d. Disturb human remains
Potentially Significant Unless Mitigation Incorporated. The Project site does not contain a cemetery and no known cemeteries are located within the immediate site vicinity, and no human remains are known to exist beneath the surface of the site. Nevertheless, the remote potential exists that human remains may be unearthed during grading and excavation activities associated with Project construction. Thus, Mitigation Measure CUL-4 (MM CUL-4) has been included which states that if human remains are unearthed during Project construction, the construction contractor would be required by law to comply with California Health and Safety Code, § 7050.5, “Disturbance of Human Remains.” According to § 7050.5(b) and (c), if human remains are discovered, the County Coroner must be contacted and if the Coroner recognizes the human remains to be those of a Native American or has reason to believe that they are those of a Native American, the Coroner is required to contact the Native American Heritage Commission (NAHC) by telephone within 24 hours. It should be noted that Mitigation Measures CUL-1 and CUL 2 recommended in Sections 14.a and 14.b above also address potential impacts relative to disturbing human remains during Project grading.

Additionally, pursuant to California Public Resources Code § 5097.98, whenever the NAHC receives notification of a discovery of Native American human remains from a county coroner, the NAHC is required to immediately notify those persons it believes to be most likely descended from the deceased Native American. The descendants may, with the permission of the owner of the land, or his or her authorized representative, inspect the site of the discovery of the Native American human remains and may recommend to the owner or the person responsible for the excavation work means for treatment or disposition, with appropriate dignity, of the human remains and any associated grave goods. The descendants shall complete their inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site.

According to Public Resources Code § 5097.94(k), the NAHC is authorized to mediate disputes arising between landowners and known descendants relating to the treatment and disposition of Native American human burials, skeletal remains, and items associated with Native American burials.

Therefore, MM CUL-4, requiring compliance with California Health and Safety Code § 7050.5 and California Public Resources Code § 5097.98, has been included to reduce the Project’s potential impacts to disturbance of human remains to a less than significant level.

Mitigation Measures
MM CUL-1 Archaeological Monitoring. Prior to the issuance of a grading permit, the Project Applicant shall retain and enter a monitoring and mitigation service contract with a qualified Archaeologist (“Archaeological Monitor”) for mitigation monitoring services and implement a Cultural Resource Monitoring Program (CRMP). At least 30 days prior to issuance of grading permits, a copy of the executed agreement between the Project Applicant and Archaeologist shall be submitted to the Planning and Development Department:
• A CRMP shall be prepared to guide the procedures and protocols of an archaeological mitigation monitoring program that shall be implemented during initial onsite and offsite ground disturbing activities. The CRMP shall include, but not PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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be limited to, the Project grading and development schedule; approved Project cultural resources mitigation measures and conditions of approval; monitoring procedures; protocols for the identification, assessment, collection, and analysis of any resource(s) observed during grading; curation guidelines; and coordination with project personnel, City staff, and any participating Native American tribe(s). The Rincon and Soboba Bands of Luiseño Indians shall be notified of any discoveries. The final CRMP shall be submitted to the City Project planner and/or inspector, the appropriate Project supervisor/engineer/etc., and monitoring Native American tribe(s), if any. • The Archaeological Monitor shall be invited to a preconstruction meeting with construction personnel and City and tribal representatives. The attending archaeologist shall review the provisions of the CRMP and answer any applicable questions.
• Full-time monitoring shall occur throughout the entire Project area, including all off -site improvement areas, during initial ground-disturbing activities. Full-time monitoring shall continue until the Archaeological Monitor determines that the overall sensitivity of the Project area is low as a result of mitigation monitoring and shall have the authority to modify and reduce the monitoring program to either periodic spot-checks or complete suspension of the monitoring program. Should the monitor(s) determine that there are no cultural resources within the Project site or off -site improvement areas, or should the sensitivity be reduced to low during monitoring, all monitoring shall cease.

MM CUL-2 Inadvertent Discovery and Native American Notification. In the event that a significant cultural resource is discovered during ground disturbance activities, the project archaeologist shall notify the City and the Rincon and/or Soboba Band of Luiseño Indians for purposes of inviting the Tribes to participate in the CRMP implementation and to observe any continuing ground-disturbing construction activities. Further, all ground disturbance activities within 50 feet of the discovered cultural resource shall be halted and the applicant and a meeting shall be convened between the developer, the consulting archaeologist, the lead agency and a Rincon tribal representative to discuss the significance of the find. Further ground disturbance shall not resume in the area of the discovery until the appropriate treatment has been accomplished.

MM CUL-3 Paleontological Monitor. Prior to the issuance of grading permits, the Project Applicant shall submit to and receive approval from the City of a Paleontological Resources Monitoring and Mitigation Plan (PRMMP). The PRMMP shall include the provision of a trained paleontological monitor during onsite soil disturbance activities. The monitoring for paleontological resources shall be conducted on a full-time basis during the rough grading phases of the Project site within native soils that have the potential to harbor paleontological resources. The paleontological monitor shall be equipped to rapidly remove any large fossil specimens encountered during excavation. During monitoring, samples of soil shall be collected and processed to recover micro-vertebrate fossils. Processing shall include wet screen washing and microscopic examination of the residual materials to identify small vertebrate remains. If paleontological resources are unearthed or discovered duri ng grading activities, the following recovery processes shall apply:
• Upon encountering a large deposit of bone, salvage of all bone in the area shall be conducted with additional field staff and in accordance with modern paleontological techniques. • All fossils collected during the project shall be prepared to a reasonable point of identification. Excess sediment or matrix shall be removed from the specimens to reduce the bulk and cost of storage. Itemized catalogs of all material collected and identified shall be provided to the museum repository along with the specimens. • A report documenting the results of the monitoring and salvage activities and the significance of the fossils shall be prepared.
• All fossils collected during this work, along with the itemized inventory of these specimens, shall be deposited in a museum repository (such as the Western Science Center for Archaeology & Paleontology, the Riverside Metropolitan Museum, or the San Bernardino County Museum) for permanent curation and storage.

MM CUL-4 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 activities, 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 Planning and Development Department, Planning Division, 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 Native American Heritage Commission (PRC Section 5097). The coroner shall contact the NAHC to determine the most likely descendant(s) (MLD). 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.

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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)).

15. AGRICULTURE RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Williamson Act contract
b. Conversion of farmland to nonagricultural use
Discussion:
a. Williamson Act contract
No Impact. The Williamson Act (California Land Conservation Act of 1965) restricts the use of agricultural and open space lands to farming and ranching by enabling local governments to contract with private landowners for indefinite terms in exchange for reduced property tax assessments.

According to the General Plan EIR, Corona does not include any land that is currently under an active Williamson Act contract.

Therefore, development of the Project would not result in impacts related to a Williamson Act contract would not occur.

Therefore, the Project would result in no impact.
b. Conversion of farmland to non-agricultural use
No Impact. The California Department of Conservation Important Farmland mapping identifies the Project site and surrounding areas as Urban and Built-Up land (CDC 2023). No areas of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance is located on or adjacent to the Project site. Therefore, impacts related to Prime Farmland, Unique Farmland, or Farmland of Statewide Importance would not occur.

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:

The following section is based on the Air Quality, Greenhouse Gas and Energy Assessment prepared by Urban Crossroads, dated December 2023 (Appendix E). Greenhouse Gas impacts including construction and operational GHGs are discussed in detail under subsection Greenhouse Gas Emission Impacts of the technical memorandum. a. Generate greenhouse gases
Less than Significant Impact. 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 PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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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 estimated GHG emissions that the Project would generate are a total of approximately 1,464.96 MTCO2e/yr. The estimated GHG emission include emissions from Carbon Dioxide (CO2), Methane (CH4), Nitrous Oxide (N2O), and Refrigerants (R). As the proposed Project would not exceed the SCAQMD’s numeric threshold of 3,000 MTCO2e/yr., the Project would result in a less than significant impact with respect to GHG emissions. b. Conflict with a plan, policy or regulation
Less than Significant Impact.

In November 2022, CARB released the Final 2022 Scoping Plan Update, which identifies the State’s progress towards the statutory 2030 target, while providing a path towards carbon neutrality and reduce greenhouse gases emissions by 85% below 1990 levels by 2045. Recent studies show that the State’s existing and proposed regulatory framework will allow the State to reduce its GHG emissions level to 40% below 1990 levels by 2030. The Project would not conflict with any of the 2022 Scoping Plan elements as any regulations adopted would apply directly or indirectly to the Project.

Additionally, the Project will result in approximately 1,464.96 MTCO2/yr and would not exceed the screening threshold of 3,000 MTCO2e/yr. Thus, Project-related emissions would not have a significant direct or indirect impact on GHG and climate change and would therefore comply with the City’s GHG policies under the CAP without mitigation.

Therefore, the proposed Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.

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. 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 No Impact. The Project site was previously developed and is located within an urbanized developed area. No resources that are 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), are present on the site. Therefore, no impacts are anticipated as it relates to this area of concern.
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 Potentially Significant Unless Mitigation Incorporated. 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 PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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Planning and Development Department initiated the process by notifying the local Native American tribes of the proposed project through a letter of transmittal dated January 4, 2024. The Planning and Development Department received written response from the Rincon Band of Luiseño Indians on January 15, 2024 and from the Soboba Band of Luiseño Indians on February 1, 2024. Soboba requested consultation and both Soboba and Rincon requested to be provided with copies of existing documents pertaining to the project including but not limited to the archaeological site records. On February 27, 2024, Soboba and the City had consultation and Soboba requested that the Project include standard mitigation measures related to inadvertent discoveries. The Soboba Band then closed consultation before the end of the meeting. After review of the City - provided documents and internal review of their documents, the Rincon Band had no information to share about specific Tribal Cultural Resources within the project area; however, they stated that there is always potential for subsurface materials to b e disturbed during ground-disturbing activities and requested that protocols be established to guide processes for inadvertent discoveries.

Compliance with the mitigation measures in the Cultural Resources section (MM CUL-1, MM CUL-2 and MM CUL-4) would reduce impacts to Tribal Cultural Resources to less than significant should any resources be discovered during the Project’s ground-disturbing construction activities.

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. Fish/wildlife population or habitat or important historical sites Potentially Significant Unless Mitigation Incorporated. As indicated throughout the analysis in this IS/MND (refer specifically to the analysis of Issues 7, 10, 14, and 17), assuming incorporation of the mitigation measures identified herein, implementation of the proposed Project would not substantially degrade the quality of the environment, substantially reduce the habit of fish or wildlife species, cause a fish or wildlife population to drop below self -sustaining levels, threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. Therefore, with mitigation, impacts would be less than significant.
b. Cumulatively considerable impacts
Potentially Significant Unless Mitigation Incorporated. Cumulative effects that would result from implementation of the Project have been evaluated throughout this IS/MND, which concludes that such impacts would not occur, would be less than significant, or would be reduced to below a level of significance with the incorporation of mitigation measures identified herein and included in the Project’s conditions of approval. For example, for the issue of Air Quality (IS/MND Section 5), the SCAQMD’s CEQA Air Quality Significance Thresholds indicate that any projects in the SCAB with daily emissions that exceed any of the indicated thresholds should be considered as having an individually and cumulatively -considerable air quality impact. Thus, the analysis of the Project’s air quality impacts inherently addresses potential cumulatively -considerable air quality impacts, and shows that Project-related cumulatively considerable impacts to air quality would be less than significant.

As indicated in the analysis of Greenhouse Gas Emissions(IS/MND Section 16), projects that are consistent with the City’s CAP are considered to have a less-than-significant individual and cumulative impact on GHG emissions. Because the Project would generate fewer than 3,000 MTCO2e/yr of GHG emissions, the Project’s impacts due to GHGs would be less -than cumulatively considerable. Furthermore, the analysis of Project impacts due to noise (IS/MND Section 10) demonstrates that the Project’s construction, operational, and transportation-related noise impacts would be less than significant with the PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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incorporation of mitigation measures. Accordingly, with the incorporation of mitigation measures identified herein and included in the Project’s conditions of approval, the Project would not have impacts which are individually limited, but cumulatively considerable.
c. Substantial adverse effects on humans
Less Than Significant Impact. The Project’s potential to result in substantial adverse effects on human beings has been evaluated throughout this IS/MND (e.g., Air Quality, Geology/Soils, Noise, etc.). Where potentially significant impacts are identified, mitigation measures have been identified to reduce these adverse effects to the maximum feasible extent. There are no components of the proposed Project that could result in substantial adverse effects on human beings that are not already evaluated and disclosed throughout this IS/MND. Accordingly, impacts would be less than significant. d. Short term vs. long term goals
Less Than Significant Impact. The Project would develop an affordable housing project consisting of 115 multiple family residential units consistent with the General Plan land use designation of High Density Residential (HDR) as described in Section 1, Land Use and Planning. Further, the proposed development would be consistent with the policies and intent of the General Plan, including the housing element relative to affordable housing. As such, the Project would not conflict with the General Plan’s short- or long-term goals.

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
Discussion
a. Substantially impair an adopted emergency response plan or emergency evacuation plan No Impact. According to the CAL FIRE Hazard Severity Zone map, the Project site is not within an area identified as a Very Fire Hazard Severity Zone (VFHSZ) or a State Responsibility Area (SRA) (CALFIRE 2023). The proposed Project would be located within a Local Responsibility Area (LRA). Additionally, the proposed Project would not physically interfere with an adopted emergency response plan or emergency evacuation plan. The proposed Project does not include any characteristics (e.g., permanent road closures or long-term blocking of road access) that would substantially impair or otherwise conflict with an emergency response plan or emergency evacuation plan. Further, the proposed Project would not obstruct or alter any transportation routes that could be used as evacuation routes during emergency events.

The proposed Project would provide adequate emergency access to the site via a 28-foot-wide driveway along Buena Vista Avenue that would ensure access for emergency vehicles within the interior of the site. Additionally, access to and from the Project site for emergency vehicles would be reviewed and approved by the Corona Fire Department and the City as part of the Project approval process to ensure the proposed Project is compliant with all applicable codes and ordinances for emergency vehicle access. As a result, the proposed Project would not impair an adopted emergency respo nse plan or emergency evacuation plan and impacts would not occur.

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b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from wildfire or the uncontrolled spread of a wildfire No Impact. As described in the previous response, the Project site is not located within a Very High Fire Hazard Severity Zone. The Project site is in an urbanized area and surrounding land uses are fully developed, lacking vegetation necessary for the uncontrolled spread of a wildfire. Further, the areas within the Project’s vicinity do not contain hillsides or other factors that could exacerbate wildfire risks. Therefore, no impact would occur. c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment
No Impact. As described in the previous responses, the Project site is not within a Very High Fire Hazard Severity Zone, and the Project does not include infrastructure that could exacerbate fire risks. Although the Project includes new driveways wit hin the Project site and other utility offsite improvements, the Project does not include any changes to public or private roadways that would exacerbate fire risk or that would result in impacts to the environment. Project design and implementation of util ity improvements would also be reviewed and approved by the City as part of the Project approval process to ensure the proposed Project is compliant with all applicable design standards and regulations. Therefore, the proposed Project would not include infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or other utilities), that would exacerbate fire risk or that would result in impacts to the environment. Therefore, no impacts would occur. 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 No Impact. According to Figure 5-14 of the Technical Background Report prepared for the City’s General Plan, the Project site and surrounding areas are fully developed and are not subject to wildland fire hazards (Corona, 2020a, Technical Background Report, Figure 5-14). Due to the developed nature of the Project vicinity, the Project would not 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. No impact would occur.

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
In order to evaluate the Project’s potential impacts due to energy demand, a site-specific technical report was prepared titled “Air Quality, Greenhouse Gas and Energy Assessment” (herein, “EA”), prepared by Urban Crossroads, dated December 2023 (Appendix E). Please refer to the EA for a discussion of existing conditions, a discussion of applicable regulatory requirements, and a description of the methodology used to estimate the Project’s energy demand. a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation Less than Significant Impact.

A significant impact would occur if the proposed Project would result in the inefficient, wasteful, or unnecessary use of energy.

Construction
Based on CalEEMod estimations within the modeling output files used to estimate GHG emissions associated with future development projects under the General Plan, construction-related vehicle trips would result in approximately 557,725 VMT and consume an estimated 23,730 gallons of gasoline and diesel combined during future development projects construction phases.

Additionally, on-site construction equipment would consume an estimated 44,668 gallons of diesel fuel. Limitations on idling of PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
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vehicles and equipment and requirements that equipment be properly maintained would result in fuel savings. California Code of Regulations, Title 13, Sections 2449 and 2485, limit idling from both on-road and off-road diesel-powered equipment and are enforced by the ARB. Additionally, given the cost of fuel, contractors and owners have a strong financial incentive to avoid wasteful, inefficient, and unnecessary consumption of energy during construction.

Due to the temporary nature of construction and the financial incentives for developers and contractors to use energyconsuming resources in an efficient manner, the construction phase of the proposed project would not result in wasteful, inefficient, and unnecessary consumption of energy. Therefore, the construction-related impacts related to electricity and fuel consumption would be less than significant.

Operation
Electricity and Natural Gas
Operation of the proposed project would consume energy as part of building operations and transportation activities. Building operations would involve energy consumption for multiple purposes including, but not limited to, building heating and cooling, refrigeration, lighting, and electronics. Based on CalEEMod energy use estimations, operations for the Project would result in approximately 775,661 kWh of electricity and 1,866,725 kBTU/year of natural gas annually.

Future development projects would be designed and constructed in accordance with the City’s latest adopted energy efficiency standards, which are based on the California Title 24 energy efficiency standards. Title 24 standards include a broad set of energy conservation requirements that apply to the structural, mechanical, electrical, and plumbing systems in a building. For example, the Title 24 Lighting Power Density requirements define the maximum wattage of lighting that can be used in a building based on its square footage. Title 24 standards are widely regarded as the most advanced energy efficiency standards, would help reduce the amount of energy required for lighting, water heating, and heating and air conditioning in buildings and promote energy conservation.

Fuel
Operational energy would also be consumed during vehicle trips associated with future development projects envisioned under the proposed project. Fuel consumption would be primarily related to vehicle use by residents, visitors, and employees associated with future development projects. Based on CalEEMod energy use estimations, project-related vehicle trips would result in approximately 3,183,391 VMT and consume an estimated 128,569 gallons of gasoline and diesel combined, annually (see Attachment C of Appendix E).

The existing transportation facilities and infrastructure would provide future visitors and employees associated with the Project access to a mix of land uses in close proximity to the Project, thus further reducing fuel consumption demand. As such, operational-related transportation fuel consumption would not result in a significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources. Therefore, the operational impact related to vehicle fuel consumption would be less than significant.
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency Less than Significant Impact.

A significant impact would occur if the proposed Project would conflict with or obstruct a State or local plan for renewable energy or energy efficiency.

Construction
As discussed previously, the proposed project would result in energy consumption through the combustion of fossil fuels in construction vehicles, worker commute vehicles, and construction equipment, and the use of electricity for temporary buildings, lighting, and other sources. California Code of Regulations Title 13, Sections 2449 and 2485, limit idling from both on-road and off-road diesel-powered equipment and are enforced by the ARB. The proposed project would comply with these regulations.

There are no policies at the local level applicable to energy conservation specific to the construction phase. Thus, it is anticipated that construction of the proposed project would not conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing energy use or increasing the use of renewable energy. Therefore, construction-related energy efficiency and renewable energy standards consistency impacts would be less than significant.

Operation
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California’s Renewable Portfolio Standard (RPS) establishes a goal of renewable energy for local providers to be 44 percent by 2040. Similarly, the State is promoting renewable energy targets to meet the 2022 Scoping Plan greenhouse gas emissions reductions. As discussed in Section 5.1 of Appendix C, the Project would result in approximately 775,661 kWh of electricity and 1,866,725 kBTU/year of natural gas annually.

Future development projects would be designed and constructed in accordance with the City’s latest adopted energy efficiency standards, which are based on the California Title 24 energy efficiency standards. Title 24 standards include a broad set of energy conservation requirements that apply to the structural, mechanical, electrical, and plumbing systems in a building. Fo r example, the Title 24 Lighting Power Density requirements define the maximum wattage of lighting that can be used in a building based on its square footage. Title 24 standards are widely regarded as the most advanced energy efficiency standards, would help reduce the amount of energy required for lighting, water heating, and heating and air conditioning in buildings and promote energy conservation.

Compliance with the aforementioned mandatory measures would ensure that future development projects would not conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing energy use or increasing the use of renewable energy. Therefore, operational energy efficiency and renewable energy standards consistency impacts would be less than significant

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. Available online:
https://www.coronaca.gov/home/showpublisheddocument/25479/638494039032370000

2. City of Corona Technical Background Update EIR, 2019. Available online:
https://www.coronaca.gov/home/showpublisheddocument/17290/637122799157100000

3. City of Corona Municipal Code. Available online:
https://codelibrary.amlegal.com/codes/corona/latest/corona_ca/0-0-0-33686

4. Preliminary Geotechnical and Infiltration Feasibility Investigation Report prepared by LOR Geotechnical dated April 17, 2024 (Appendix A).

5. Project Specific Water Quality Management Plan (WQMP), prepared by Fuscoe Engineering, Inc. dated April 2024 (Appendix B).

6. Preliminary Drainage Analysis, prepared by Fuscoe Engineering, Inc. dated April 2024 (Appendix C).

7. Sewer and Water Study Report, prepared by Fuscoe Engineering, Inc. dated May 2024 (Appendix D).

8. Air Quality, Greenhouse Gas and Energy Assessment prepared by Urban Crossroads dated December 20, 2023 (Appendix E).

9. Air Toxic and Criteria Pollutant Health Risk Assessment prepared by Urban Crossroads dated January 19, 2024 (Appendix F).

10. Traffic Analysis prepared by Urban Crossroads dated April 15, 2024 (Appendix G).

11. Biological Resources Technical Memorandum (BRTM) prepared by Dudek dated April 25, 2024 (Appendix H).

12. Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis Memorandum prepared by Dudek dated April 18, 2024 (Appendix I).

13. Phase I Environmental Site Assessment (ESA) prepared by TA-Group DD, LLC dated September 25, 2023 (Appendix J).

14. Noise and Vibration Analysis prepared by Urban Crossroads dated May 1, 2024 (Appendix K).

15. Cultural Resources Inventory completed by Dudek dated April 25, 2024 (Appendix L).

16. Paleontological Resources Inventory completed by Dudek dated April 17, 2024 (Appendix M).

PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
70 City of Corona
Environmental Checklist

MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF CORONA
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
Noise
MM NOI-1 Interior Noise Reduction Plan. Prior to issuance of a building permit, the following or equivalent noise
abatement measures shall be clearly shown on
the building plans:

Windows & Glass Doors:
• First story facades in Buildings 2 and 4 facing
2nd Street require windows and glass doors with
well-fitted, well-weather-stripped assemblies with
minimum sound transmission class (STC) ratings
of 28.
• First story facades in Building 1 facing 2nd
Street require windows and glass doors with wellfitted, well-weather-stripped assemblies with minimum sound transmission class (STC) ratings
of 29.
• Second story facades on units facing 2nd Street
require windows and glass doors with well-fitted,
well-weather-stripped assemblies with minimum
sound transmission class (STC) ratings of 29.
• Third story facades on Building 1 facing 2nd
Street require windows and glass doors with wellfitted, well-weather-stripped assemblies with minimum sound transmission class (STC) ratings
of 31.
• Third story facades on Building 2 facing 2nd
Street require windows and glass doors with wellfitted, well-weather-stripped assemblies with Condition of
Approval
Submittal of
documentation
Prior to issuance of
building permit
Project Applicant,
Planning and
Development
Department – Building
& Planning Divisions
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
71 City of Corona
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minimum sound transmission class (STC) ratings
of 32.
• Third story facades on Building 4 facing 2nd
Street require windows and glass doors with wellfitted, well-weather-stripped assemblies with minimum sound transmission class (STC) ratings
of 29.

Doors (Non-Glass): All exterior doors shall be well
weather-stripped. Well-sealed perimeter gaps
around the doors are essential to achieve the
optimal STC rating.

Walls: At any penetrations of exterior walls by
pipes, ducts, or conduits, the space between the
wall and pipes, ducts, or conduits shall be caulked
or filled with mortar to form an airtight seal.

Roof: Roof sheathing of wood construction shall
be per manufacturer’s specification or caulked
plywood of at least one-half inch thick. Ceilings
shall be per manufacturer’s specification or wellsealed gypsum board of at least one-half inch thick. Insulation with at least a rating of R-19 shall
be used in the attic space.

Ventilation:Arrangements for any habitable room
shall be such that any exterior door or window can
be kept closed when the room is in use and still
receives circulated air. A forced air circulation
system (e.g. air conditioning) or active ventilation
system (e.g. fresh air supply) shall be provided
which satisfies the requirements of the Uniform
Building Code.

Biological Resources
MM BIO-1 Migratory Bird Treaty Act. In the event that
vegetation and tree removal should occur
between January 15 and September 15, the
Project Applicant shall retain a qualified biologist
to conduct a nesting bird survey no more than 3
days prior to the issuance of a grading permit.

The biologist conducting the clearance survey
shall document the negative results if no active
Condition of
Approval
Submittal of
documentation
Prior to issuance of
grading permit
Project Applicant,
Project
Biologist/Planning and
Development
Department – Planning
Division
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
72 City of Corona
Environmental Checklist
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bird nests are observed on the Project site or
within 500 feet of the Project site during the
clearance survey with a brief letter report,
submitted to the City of Corona Planning and
Development Department prior to the issuance of
a grading permit, indicating that no impacts to
active bird nests would occur before grading can
proceed. If an active avian nest is discovered
during the pre-construction clearance survey,
construction activities shall stay outside of a 200-
foot buffer around the active nest. For listed
raptor species, this buffer shall be 500-feet. A
biological monitor shall be present to delineate the
boundaries of the buffer area and to monitor the
active nest to ensure that nesting behavior is not
adversely affected by the construction activity.

The buffer will remain in place as long as the nest
is considered active, as determined by a qualified
on-site biologist. Prior to the commencement of
construction activities and the issuance of any
permits, results of the pre-construction survey and
any subsequent monitoring shall be provided to
the City of Corona Planning and Development
Department.

Cultural Resources and Tribal Cultural Resources
MM CUL-1 Archaeological Monitoring. Prior to the
issuance of a grading permit, the Project
Applicant shall retain and enter a monitoring and
mitigation service contract with a qualified
Archaeologist (“Archaeological Monitor”) for
mitigation monitoring services and implement a
Cultural Resource Monitoring Program (CRMP).

At least 30 days prior to issuance of grading
permits, a copy of the executed agreement
between the Project Applicant and Archaeologist
shall be submitted to the Planning and
Development Department:
• A CRMP shall be prepared to guide the
procedures and protocols of an archaeological
mitigation monitoring program that shall be
implemented during initial onsite and offsite
Condition of
Approval
Submittal of
documentation
showing that an
archaeologist has
been retained for
the Project.

Prior to issuance of
grading permits
and during grading
activities
Project Applicant,
Project
Archaeologist/Planning
and Development
Department – Planning
Division
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
73 City of Corona
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ground disturbing activities. The CRMP shall
include, but not be limited to, the Project grading
and development schedule; approved Project
cultural resources mitigation measures and
conditions of approval; monitoring procedures;
protocols for the identification, assessment,
collection, and analysis of any resource(s)
observed during grading; curation guidelines;
and coordination with project personnel, City
staff, and any participating Native American
tribe(s). The Rincon and Sobobas Band of
Luiseño Indians shall be notified of any
discoveries. The final CRMP shall be submitted
to the City Project planner and/or inspector, the
appropriate Project supervisor/engineer/etc., and
monitoring Native American tribe(s), if any.
• The Archaeological Monitor shall be invited to
a preconstruction meeting with construction
personnel and City and tribal representatives.

The attending archaeologist shall review the
provisions of the CRMP and answer any
applicable questions.
• Full-time monitoring shall occur throughout the
entire Project area, including all off-site
improvement areas, during initial grounddisturbing activities. Full-time monitoring shall continue until the Archaeological Monitor
determines that the overall sensitivity of the
Project area is low as a result of mitigation
monitoring and shall have the authority to modify
and reduce the monitoring program to either
periodic spot-checks or complete suspension of
the monitoring program. Should the monitor(s)
determine that there are no cultural resources
within the Project site or off-site improvement
areas, or should the sensitivity be reduced to low
during monitoring, all monitoring shall cease.

MM CUL-2 Inadvertent Discovery and Native American
Notification. In the event that a significant
cultural resource is discovered during ground
Condition of
Approval
Submittal of
documentation
showing that a
Prior to issuance of
grading permits
and during grading
Project Applicant,
Project Archaeologist,
Planning and
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
74 City of Corona
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disturbance activities, the project archaeologist
shall notify the City and the Rincon and/or Soboba
Band of Luiseño Indians for purposes of inviting
the Tribes to participate in the CRMP
implementation and to observe any continuing
ground-disturbing construction activities. Further,
all ground disturbance activities within 50 feet of
the discovered cultural resource shall be halted
and the applicant and a meeting shall be
convened between the developer, the consulting
archaeologist, the lead agency and a Rincon tribal
representative to discuss the significance of the
find. Further ground disturbance shall not resume
in the area of the discovery until the appropriate
treatment has been accomplished.

Native American
Monitor has been
retained for the
Project.
activities Development
Department –
Planning Division,
Native American
Monitor
MM CUL-3 Paleontological Monitor. Prior to the issuance of grading permits, the Project Applicant shall submit
to and receive approval from the City of a
Paleontological Resources Monitoring and
Mitigation Plan (PRMMP). The PRMMP shall
include the provision of a trained paleontological
monitor during onsite soil disturbance activities.

The monitoring for paleontological resources shall
be conducted on a full-time basis during the rough
grading phases of the Project site within native
soils that have the potential to harbor
paleontological resources. The paleontological
monitor shall be equipped to rapidly remove any
large fossil specimens encountered during
excavation. During monitoring, samples of soil
shall be collected and processed to recover microvertebrate fossils. Processing shall include wet screen washing and microscopic examination of
the residual materials to identify small vertebrate
remains. If paleontological resources are
unearthed or discovered during grading activities,
the following recovery processes shall apply:
• Upon encountering a large deposit of
bone, salvage of all bone in the area
shall be conducted with additional field
staff and in accordance with modern
Condition of
Approval
Submittal of a
Paleontological
Resources
Monitoring and
Mitigation Plan
Prior to issuance of
grading permits
and during grading
activities
Project Applicant,
Planning and
Development
Department –
Planning Division,
Paleontological
Monitor
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
75 City of Corona
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paleontological techniques.
• All fossils collected during the project
shall be prepared to a reasonable point
of identification. Excess sediment or
matrix shall be removed from the
specimens to reduce the bulk and cost of
storage. Itemized catalogs of all material
collected and identified shall be provided
to the museum repository along with the
specimens.
• A report documenting the results of the
monitoring and salvage activities and the
significance of the fossils shall be
prepared.
• All fossils collected during this work,
along with the itemized inventory of
these specimens, shall be deposited in a
museum repository (such as the Western
Science Center for Archaeology &
Paleontology, the Riverside Metropolitan
Museum, or the San Bernardino County
Museum) for permanent curation and
storage.

MM CUL-4 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 activities, 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 Planning and Development Department,
Planning Division, 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
Condition of
Approval
Submittal of
documentation
If human remains
are discovered
during grounddisturbing
construction
activities
Construction
Contractor(s), County
Coroner, NAHC
PP2023-0010, AHDB2023-0002 IS/MND – 115 Unit – 2
nd Street Housing
76 City of Corona
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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 Native American
Heritage Commission (PRC Section 5097). The
coroner shall contact the NAHC to determine the
most likely descendant(s) (MLD). 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)).

Corona City CouncilAugust 7, 2024

Corona City Council
August 7, 2024