Corona City Council
December 18, 2024

iv

SPECIFIC PLAN AREA
Planning Area Boundary: The Specific Plan boundary (“planning area”) encompasses approximately 700 acres (just over 1.1 square miles), generally centered on the intersection of Sixth Street and Main Street at the heart of the Grand Boulevard Circle. Largely situated within a three-quarter (3/4) mile radius of this intersection, which approximately represents a 15 to 20-minute walking radius. The planning area also takes in an area that may be described as the “Greater Downtown” which runs along the Sixth Street commercial corridor from Lincoln Avenue on the west to the Temescal Wash on the east and extends along Main Street from the Grand Boulevard Circle, slightly north of the Riverside Freeway, to West Burr Street to the south.

Boundary Expansion: The Specific Plan boundaries as described, represent an expansion of the boundaries established in the Downtown Revitalization Specific Plan as initially adopted. This expansion is based on community input received during the DRP planning process, and its analysis of existing conditions which evaluated strengths and weaknesses of the Downtown, its area of influence and properties in need of improvement. The expanded boundaries primarily take in residential properties south of the Grand Boulevard Circle. These properties represent traditional neighborhoods associated with Corona’s history which is similar to other residential neighborhoods within Grand Boulevard.

SPECIFIC PLAN PURPOSE
The intent of the updated Downtown Revitalization Specific Plan is to implement the vision for Downtown as refined and established by the General Plan 2020 -2040 and the Downtown Revitalization Plan, addressing changing conditions and evolving opportunities. More specifically, the Specific Plan formulates policies; designates and regulates land uses; establishes developments standards and design guidelines; presents a framework for the design of streets and public space; and describes strategies and actions to revitalize the area. The overall major objectives of the Specific Plan are as follows:

1. Promote Downtown as the compelling heart of the community, the governmental, cultural, commercial, social, and recreational hub of the community.

2. Provide an environment for local history, arts, and culture to flourish and become an integral and cherished feature of Downtown.

3. Stimulate economic development and reinvestment in the Downtown.

4. Support economic activity compatible with the character and scale of the traditional downtown environment.

5. Encourage high-quality development that will achieve the vision of the General Plan 2020 - 2040 and the Downtown Corona Revitalization Plan.

6. Establish place-based zoning regulations and design guidelines that promote development and design compatible with their surroundings.

7. Create a pedestrian friendly environment, encompassing enhanced streetscapes and engaging public outdoor spaces.

v

8. Preserve and enhance Downtown’s residential neighborhoods, including the preservation and restoration of historic homes, while accommodating new housing that is in keeping with the traditional character of the neighborhood.

9. Identify and provide needed public facilities and community amenities.

AUTHORITY
The Downtown Revitalization Specific Plan is established through the authority granted to the City of Corona by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Specific Plans).

The Specific Plan will serve as the regulatory document governing zoning, development standards, and permitted land uses. Where the specific plan is silent, the provisions of the Zoning Code in Title 17 of the Corona Municipal Code shall prevail.

The Downtown Revitalization Specific Plan will also align with other master plans of the city, including but not limited to the General Plan, storm drain master plan, water master plan, sewer master plan and bicycle master plan. The Specific Plan may be amended to further systematic implementation of the Corona General Plan.

vi
Figure 1 - Regional Location Map

vii
Figure 2- Proposed Land Use Plan

City of Corona Downtown Revitalization Specific Plan Update 2024 1 ENVIRONMENTAL ANALYSIS
The sources relied upon to complete this CEQA Initial Study include the 2019 Corona General Plan Technical Update Draft Environmental Impact Report (SCH No. 2018081039), and the 1998 Corona Redevelopment/Downtown Specific Plan Final Program Environmental Impact Report (SCH No. 97071021).

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
I AESTHETICS. Would the Project:
a) Have a substantial adverse effect on a scenic vista?     b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
   
c) In non-urbanized areas, substantially degrade the
existing visual character or quality of public views
of the site and its surroundings? (Public views are
those that are experienced from publicly accessible
vantage point). If the project is in an urbanized
area, would the project conflict with applicable
zoning and other regulations governing scenic
quality?
   
d) Create a new source of substantial light or glare
that would adversely affect day or nighttime views
in the area?
   
a)-c) The City of Corona benefits from a wide variety of scenic vistas. The wide-open vistas are associated with natural features that dominate the visual image of the City. Internally, the visual elements of major arterials, such as Grand Boulevard, provide unique vistas that characterize individual neighborhoods. Significant vistas include:
▪ The Prado Basin views from Sierra del Oro, which encompass the basin on the south and canyon areas on the west. This view is also seen from Highway 71 near the intersection of State Route 91.
▪ The view south to the Santa Ana Mountains from the I-15/SR-91 freeway interchange. ▪ The southern view of the foothills from major north-south streets south of Ontario Avenue. ▪ The views of the San Gabriel Mountains from the higher elevations south of Ontario Avenue.

Eagle Glen in eastern Corona provides views of scenic vistas in the City. Eagle Glen Parkway runs along the top of the west slope of Eagle Glen. Another scenic road is Palisades Drive/Green River Road south of the SR-71/SR-91 interchange. This corridor passes through a narrow canyon slot. Views from South Corona, including Ontario Avenue and Foothill Boulevard that traverse the higher slope areas, provide views looking north. This includes the Prado Basin on the west and the hills and valleys leading to the San Bernardino Mountains in the north and east.

Visual resources in the City and SOI include scenic mountain views, and scenic corridors.

City of Corona Downtown Revitalization Specific Plan Update 2024 2 ▪ Scenic Mountain Views. Corona features scenic mountain views of Chino Hills State Park and Prado Basin to the northwest, San Bernardino Mountains to the north, Cleveland National Forest to the west, Santa Ana Mountains to the south, and Gavilan Hills to the east. The Santa Ana and San Bernardino Mountains and Chino Hills are visible from all parts of the City and dominate most viewsheds from within the City except views to the north, which provide sweeping views of the heavily vegetated Prado Basin. The mountains frame the views of the City from the major entry points along SR-91 to the east and west, and I-15 from the north and south. The rural environment and open space areas in the far southern and eastern portions of Corona afford its residents clear views of scenic and natural resources. ▪ Scenic Corridors. There are no officially designated state scenic highways in the City.

However, SR-72, I-15, and the portion of SR-91 west of the SR-91/I-15 interchange are designated eligible to be state scenic highways, according to the California Scenic Highway Mapping System (Caltrans 2024). The General Plan Update identifies six locally designated scenic highways in the City as well as the three state-eligible scenic highways as “scenic corridors” in the City and SOI. Land uses near I-15 and SR-91 and the scenic corridors listed predominantly include industrial, commercial, single-family residential, multifamily residential, vacant land, office, educational facilities, public open space/parks, and religious facilities. Views from these scenic corridors include the City’s historic core, estates, and associated landscaping and mature trees; the Santa Ana Mountains; the low foothills of the San Bernardino Mountains; the Chino Hills and the preserved hillsides on the western edge of Chino Hills State Park; the Santa Ana Canyon; Temescal Valley; and the Gavilan Plateau.

The Downtown Revitalization Specific Plan encompasses the origin of the city which is urbanized with residential and nonresidential land uses and public infrastructure. Like the existing specific plan, the Downtown Revitalization Specific Plan Update (SPU) includes design guidelines that are to heighten the visual appeal of the Downtown, promote designs and building materials that are reminiscent of Corona’s past, promote proportionate façade details, and beautify the appearance of public streetscapes using a consistent planting of street trees. New developments, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. The design guidelines of the SPU guide project proponents on the required design standards for new buildings and rehabilitation projects that will extensively change the existing appearance of the building. The design guidelines communicate the City’s required qualities and characteristics of development, which are intended to promote development that is compatible with Corona's vision for Downtown. The SPU, when adopted, will regulate and guide future development, including landscaping and public infrastructure within the boundary of the specific plan. Therefore, the project will have no impacts on scenic vistas, scenic resources, or visual character.

d) Sources of light and glare in the City include building lighting (interior and exterior), security lighting, sign illumination, ballfield lighting and parking-area lighting. These sources are mostly associated with the residential, commercial, and industrial uses and the larger community parks in the more developed areas of the City. Other sources of nighttime light and glare include streetlights, vehicular traffic along surrounding roadways, and ambient lighting from surrounding communities.

City of Corona Downtown Revitalization Specific Plan Update 2024 3 Sources of light and glare from new developments, residents, and employees would include lighting needed to provide nighttime street and building illumination, security lighting, traffic sign illumination, lighting in parking areas, lighting associated with construction activities, and ambient lighting from surrounding communities. This would likely introduce new significant sources of light and glare. However, development and redevelopment projects in the City would be required to comply with Specific Plan lighting guidelines and the residential and commercial and industrial landscape design guidelines, which consider accent lighting and lighting in the City’s landscape assessment districts. Chapter 17.76 of the municipal code ensures that lighting in parking areas is designed and arranged to minimize the effects of spill light and indicates that all exterior lighting be directed downward to minimize spillover onto adjacent properties, sensitive land uses, and open space areas.

The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. New development, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU.

Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact aesthetic resources.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
II AGRICULTURE AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the Project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to
nonagricultural use?
   
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract?    
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public    

City of Corona Downtown Revitalization Specific Plan Update 2024 4 Resources Code section 12220(g)), timberland (as
defined by Public Resources Code section 4526),
or timberland zoned Timberland Production (as
defined by Government Code section 51104(g))?
d) Result in the loss of forestland or conversion of
forestland to non-forest use?    
e) Involve other changes in the existing environment,
which due to their location or nature, could result
in conversion of Farmland to nonagricultural use
or conversion of forestland to non-forest use?
   
a)-e) None of the land located within the boundaries of the SPU is designated as farmland for agricultural use or timberland for forestry use. According to the California Department of Conservation Important Farmland Finder, all the land located within the boundaries of the SPU is designated as Urban and Built-Up Land. Furthermore, the GPEIR states – “Due to significant development over the past 50 years, Corona no longer has any agricultural preserves within its incorporated boundary.”
The Downtown Revitalization Specific Plan Update (SPU) includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. New development, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact farmland or forestland.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
III AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the Project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?    
b) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project
region is non-attainment under an applicable
federal or state ambient air quality standard?
   

City of Corona Downtown Revitalization Specific Plan Update 2024 5 c) Expose sensitive receptors to substantial pollutant concentrations?    
d) Result in substantial emissions (such as odors or
dust) adversely affecting a substantial number of
people?
   
a)-d) The South Coast Air Quality Management District (SCAQMD) has adopted regional construction and operational emissions thresholds to determine a project’s cumulative impact on air quality in the South Coast Air Basin (SCAB). Table 5.3-6, SCAQMD Significance Thresholds, lists thresholds that are applicable for all projects uniformly regardless of size or scope (Appendix A). Potential SPU impacts would be significant if: (1) they cause an exceedance of any Ambient Air Quality Standards for Criteria Pollutants (AAQS) or (2) are inconsistent with the Air Quality Management Plan (AQMP). The daily SCAQMD significance thresholds are not used as criteria for this analysis since only specific development projects can be analyzed in terms of their conformity with the daily SCAQMD emission significance thresholds.

The Downtown Revitalization Specific Plan Update (SPU) includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. New development, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact air quality.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
IV BIOLOGICAL RESOURCES. Would the Project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies,
or regulations, or by the California Department of
Fish and Wildlife or U.S. Fish and Wildlife
Service?
   

City of Corona Downtown Revitalization Specific Plan Update 2024 6 b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies or
regulations or by the California Department of
Fish and Wildlife or U.S. Fish and Wildlife
Service?
   
c) Have a substantial adverse effect on state or
federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means?
   
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nesting sites?
   
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
   
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
   
a)-f) No unique, rare, or endangered animal species live within the SPU boundaries. No sensitive species will be affected by redevelopment activities. The relative lack of vegetation and native forage in most of the Project Area renders it relatively valueless to wildlife. For example, birds are less diverse in the Project Area, composed primarily of species common to and adapted to urbanized areas. The City participates in the regional habitat conservation plans identified above to protect its biological resources. In addition, the City’s municipal code includes regulations to contribute to the protection of biological resources in the City or region. The following is a summary of these regulations in the Corona Municipal Code.

Chapter 16.33, MSHCP Mitigation Fee
The purpose and intent of the Multiple Species Habitat Conservation Plan (MSHCP) chapter is to establish a development mitigation fee to: a) help fund the maintenance of biological diversity and the natural ecosystem processes that support this diversity; b) protect vegetation communities and natural areas within the City and western Riverside County which are known to support threatened, endangered, or key sensitive populations of plant and wildlife species; and c) maintain economic development within the City and the region through the implementation of a system of reserves that will provide for permanent open space, community edges, and habitat conservation for species covered by the MSHCP. The MSHCP requires that individuals, businesses, and public agencies proposing development in the “criteria area” of the MSHCP obtain approval from the Regional Conservation Authority and a permit from the local responsible agency. Projects that are approved must pay fees for review and construction of the project. Fee Ordinance 2678 and Resolution 2003-141 in Chapter 16.33 of the municipal code describes this process.

City of Corona Downtown Revitalization Specific Plan Update 2024 7 Chapter 12.22, Community Forestry Program
Chapter 12.22 of the municipal code recognizes, designates, and protects landmark trees.

Pursuant to the municipal code, the City Council can designate a tree as a "landmark tree" on City property if it meets certain criteria adopted by resolution of the council. The municipal code restricts permanent removal of landmark trees except for emergency situations.

The land within the SPU boundaries consists of intensively developed urban areas. Vegetation within the SPU boundaries is limited to non-native, introduced, and ornamental species that are used for landscaping. According to the General Plan Update EIR, Figure 5.4.1, Western Riverside County MSHCP Criteria Cells and Subunits, Figure 5.4-2, Conservation Land, Figure

5.4-3, Designated Critical Habitat, and Figure 5.4-5, Drainages and Associated Riparian Vegetation Communities, do not include the SPU boundary. As such animal life mostly consists of common bird, reptile, and mammal species that typically live in proximity to man. To prevent impacts on migratory birds protected under the Migratory Bird Treaty Act and the California Fish and Game Code, the General Plan Update EIR already includes Mitigation Measure BIO-7, which requires preconstruction general nesting bird surveys and avoidance impacts to active nests of bird species protected by federal and state laws.

Future development and the rehabilitation of existing buildings and properties resulting from the SPU will introduce non-native landscaping and plant materials commonly associated with urban development. Non-native landscaping, however, will not have the effect of displacing or harming any sensitive plant species since none have been identified to exist within the SPU limits.

The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. New development, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU.

Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact biological resources.

City of Corona Downtown Revitalization Specific Plan Update 2024 8 Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
V CULTURAL RESOURCES. Would the Project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
Public Resources Code Section 21084.1 and
CEQA Guidelines Section 15064.5, respectively?
   
b) Cause a substantial adverse change in the
significance of an archaeological resource as
defined in Public Resources Code Section 21083.2
and 21084.1, and CEQA Guidelines Section
15064.5, respectively?
   
c) Disturb any Native American tribal cultural
resources or human remains, including those
interred outside of dedicated cemeteries?
   
a)-c) Cultural resources include archaeological and historical resources. A discussion of tribal cultural resources can be found in Tribal Cultural Resources section of this Initial Study.

Archaeology studies human artifacts such as places, objects, and settlements that reflect group or individual religious, cultural, or everyday activities. Historical resources include sites, structures, objects, or places that are at least 50 years old and are significant for their engineering, architecture, and cultural use or association, etc. In California, historic resources cover human activities over the past 12,000 years. Cultural resources provide information on scientific progress, environmental adaptations, group ideology, or other human advancements. This section of the Initial Study evaluates the SPU project’s potential impact on cultural resources.

The City has a Historical Resources Ordinance, CMC Chapter 17.63, which defines historical resources, establishes the criteria for the listing of local landmarks, and the preservation requirements associated with the modification of historical resources. The Corona Register of Historic Resources and the Corona Heritage Inventory comprise listings of buildings, structures, sites, and features of local significance, civic identity, and character. These include landmarks and historic districts, and heritage inventory properties that are eligible to be nominated as a local landmark. To date, 545 properties are listed on the city’s Heritage Inventory with 50 properties designated as local landmarks and 10 historic districts. There are seven properties in the city also listed on the National Register of Historic Resources.

Like the existing specific plan boundary, the SPU boundary contains several local landmarks and heritage inventory properties. Two notable historic districts, City Park and Grand Boulevard, are also within the boundary of the SPU. Future development or redevelopment within the SPU boundary does not eliminate the historic resources requirements of CMC Chapter 17.63.

Additionally, the SPU does not eliminate or diminish historical resources. If alterations to historic resources occur, the City must determine whether the proposed project will result in a substantial adverse change to a significant historic resource such that the qualities that make the resource significant are impaired or lost. Any resource listed in, or eligible for listing in, the

City of Corona Downtown Revitalization Specific Plan Update 2024 9 California Register of Historical Resources is presumed to be historically or culturally significant. Buildings and other historic resources protected from adverse changes by local regulations such as a historic district designation or historic preservation ordinance may logically be expected not to suffer such changes if the project complies with those regulations. Where such protective regulations exist, or where mitigating conditions of approval are imposed, the initial study for the future development of a project's CEQA clearance may cite them as evidence that no impact will occur, or that any impacts will be mitigated to a level of insignificance. Either a Negative Declaration or Mitigated Negative Declaration could be adopted under those circumstances. As a result, implementation of the SPU would have a less than significant impact on cultural resources.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
VI ENERGY. Would the Project:
a) Result in a potentially significant environmental
impact due to wasteful, inefficient, or unnecessary
consumption of energy, or wasteful use of energy
resources, during project construction or
operation?
   
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?    
a-b) The City of Corona’s initial Climate Action Plan 2012 (CAP) provided direction for the reduction of GHG emissions from the following sources under the City’s jurisdiction according to the City’s land use decisions from the General Plan. ▪ Households (residential)
▪ Jobs (commercial and industrial energy)
▪ Service Population (solid waste, water, wastewater and off-road sources) ▪ Vehicle Miles Traveled (transportation: gasoline and diesel).

The 2012 CAP provided measures to meet the goal of reducing community GHG emissions to a level 20 percent below projected business-as-usual emissions for 2020 while meeting the state’s goal of reducing GHG emissions to 1990 levels by Year 2020. The city’s baseline year for 1990 levels was 2008 in the 2012 CAP. The target was to reduce GHG emissions 15 percent below 2008 levels as recommended in the state’s AB 32 Scoping Plan. In 2019 the city updated its CAP in conjunction with the General Plan Update. The 2019 CAP showed greenhouse gas emissions reduced by approximately 35 percent from the city’s 2008 emission levels, meeting the city’s projected reduction from the 2012 CAP.

The 2019 CAP continues to focus on GHG reduction measures to meet the city’s GHG reduction goals for 2030 and 2040. The targeted reduction goal is 49% below 2008 levels by 2030 and 66% below 2008 levels by 2040. The community GHG reduction strategies and emission

City of Corona Downtown Revitalization Specific Plan Update 2024 10 reductions include the following energy efficiency goals and measures provided in Table ES-3 of Corona’s 2019 CAP.

Goals and Measures
Goal 1: Increase Energy Efficiency in Existing Residential Units

1.1: Energy Efficiency Training, Education, and Recognition in the Residential Sector

1.2: Increase Community Participation in Existing Energy Efficiency Programs

1.3: Home Energy Evaluations

1.4: Residential Home Energy Renovations
Goal 2: Increase Energy Efficiency in New Residential Units

2.1: Exceed Energy Efficiency Standards
Goal 3: Increase Energy Efficiency in Existing Commercial Units

3.1: Energy Efficiency Training, Education, and Recognition in Commercial Sector

3.2: Increase Business Participation in Existing Energy Efficiency Programs

3.3: Nonresidential Building Energy Audits

3.4: Nonresidential Building Retrofits
Goal 4: Increase Energy Efficiency in New Commercial Units

4.1: Exceed Energy Efficiency Standards
Goal 5: Increase Energy Efficiency through Water Efficiency

5.1: Water Efficiency through Enhanced Implementation of Senate Bill X7-7

5.2: Exceed Water Efficiency Standards
Goal 6: Decrease Energy Demand through Reducing Urban Heat Island Effect per Title 24 Requirements

6.1: Tree Planting for Shading and Energy Saving

6.2: Light-Reflecting Surfaces for Energy Saving
The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. New development, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU.

Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact energy resources.

City of Corona Downtown Revitalization Specific Plan Update 2024 11 Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
VIIGEOLOGY AND SOILS. Would the Project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of injury,
damage or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Map issued by the State
Geologist for the area or based upon on other
substantial evidence of a known fault?
   
ii) Strong seismic ground shaking?    
iii) Seismic-related ground failure, including
liquefaction?    
iv) Landslides?    
b) Result in substantial soil erosion or the loss of
topsoil?    
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
of the project, and potentially result in on- or offsite landslide, lateral spreading, subsidence, liquefaction or collapse?
   
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life
or property?
   
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
   
f) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
   
a) i-iv) The Seismic Safety and Public Safety Element of the General Plan identifies two primary faults of concern to the City of Corona. The Elsinore fault zone is one of the largest in southern California. At its northern end, the Elsinore fault zone splays into two segments, the Chino fault and the Whittier fault. Though the Chino fault is considered "potentially active”, and the General Plan recommends that a Hazard Management Zone be established along this fault, no AlquistPriolo Earthquake Fault Zones exist within the SPU boundaries and surface fault rupture is not currently a potential impact within the SPU boundaries.

Although the boundary of the SPU is urbanized and contains an existing residential and service level population, redevelopment will increase the number of persons within the Plan’s geographically defined area. Seismic hazards pose a greater risk when people are assembled in an area of a potentially active fault, but risk can also be associated with an area located outside of a fault zone due to earth movement. New development is required to adhere to the state’s Building Standards under the California Building Code to minimize damage to property during a seismic event. The SPU in addition to the Building and Construction Standards in Title 15 of the

City of Corona Downtown Revitalization Specific Plan Update 2024 12 Corona Municipal Code, requires building permits for new construction and various modifications to existing buildings. Therefore, the SPU will result in less than significant impacts related to risks associated with geology and soils. b)-e) The topography in the boundary of the SPU is relatively level with no hillsides subject to landslides, mudslides, or soil erosion. The area is also removed from any drainage courses through which soil erosion could find passage. No landslides, mudslides, or soil erosion are anticipated.

Grading will not result in unstable earth conditions, particularly since such conditions are a function of subsurface geologic and slope conditions. Since the boundary of the SPU is limited to relatively flat topography, no undercutting of slopes or weakening of artificial buttresses will result during future project construction activities. Since the area contains little topographic relief, no grading will occur in areas over 10 percent slope. Therefore, the SPU will result in a less than significant impact related to soil erosion and unstable soils. f) No unique geologic features are known to exist in the boundary of the SPU, since the area is mostly built out. The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. New development, other than residential projects having less than five units, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact geology and soils.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
VIII GREENHOUSE GAS EMISSIONS. Would the Project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
   
b) Conflict with an applicable plan, policy, or
regulation adopted for the purpose of reducing the
emissions of greenhouse gases?    

City of Corona Downtown Revitalization Specific Plan Update 2024 13 a)-b) The General Plan Draft Environmental Impact Report (GPDEIR) evaluated the potential for implementation of the City of Corona General Plan Technical Update (General Plan Update) and Climate Action Plan (CAP) to cumulatively contribute to greenhouse gas (GHG) emissions impacts. This evaluation is based on the methodology recommended by the South Coast Air Quality Management District (SCAQMD). Because no single project is large enough to result in a measurable increase in global concentrations of GHG emissions, climate change impacts of a project are considered on a cumulative basis. The analysis in this section is based on buildout of the proposed project, as modeled using the California Air Resources Board’s (CARB) Emissions Factor Model (EMFAC2017), the Off-Road Emissions Factor Model (OFFROAD2017), energy use provided by Southern California Edison (SCE), Corona Department of Water and Power, and the Southern California Gas Company (SoCalGas), and trip generation and vehicle miles traveled (VMT) provided by Fehr & Peers.

The City of Corona’s initial Climate Action Plan 2012 (CAP) provided direction for the reduction of GHG emissions from the following sources under the City’s jurisdiction according to the City’s land use decisions from the General Plan. ▪ Households (residential)
▪ Jobs (commercial and industrial energy)
▪ Service Population (solid waste, water, wastewater and off-road sources) ▪ Vehicle Miles Traveled (transportation: gasoline and diesel).

The 2012 CAP provided measures to meet the goal of reducing community GHG emissions to a level 20 percent below projected business-as-usual emissions for 2020 while meeting the state’s goal of reducing GHG emissions to 1990 levels by Year 2020. The city’s baseline year for 1990 levels was 2008 in the 2012 CAP. The target was to reduce GHG emissions 15 percent below 2008 levels as recommended in the state’s AB 32 Scoping Plan. In 2019 the city updated its CAP in conjunction with the General Plan Update. The 2019 CAP showed greenhouse gas emissions reduced by approximately 35 percent from the city’s 2008 emission levels, meeting the city’s projected reduction from the 2012 CAP.

The 2019 CAP continues to focus on GHG reduction measures to meet the city’s GHG reduction goals for 2030 and 2040. The targeted reduction goal is 49% below 2008 levels by 2030 and 66% below 2008 levels by 2040. The community GHG reduction strategies and emission reductions are provided in Table ES-3 of Corona’s 2019 CAP.

The SCAQMD identified a screening-level threshold of 3,000 MTCO2e annually for all land use types. This interim bright-line screening-level criteria is based on a review of the Governor’s Office of Planning and Research database of CEQA projects. Based on their review of 711 CEQA projects, 90 percent of CEQA projects would exceed the bright-line threshold. Therefore, projects that do not exceed the bright-line threshold would have a nominal, and therefore, less than cumulatively considerable impact on GHG emissions. Between the three identified thresholds, SCAQMD recommends use of the 3,000 MTCO2e interim bright-line screening-level criterion for all project types (SCAQMD 2010b).

City of Corona Downtown Revitalization Specific Plan Update 2024 14 According to Table 5.8-6 of the General Plan Update EIR, buildout of the General Plan land uses in the City and Sphere of Influence would result in a net decrease of 57,249 MTCO2e of GHG emissions (4.6 percent decrease in GHG emissions) from existing conditions and would not exceed the 3,000 MTCO2e SCAQMD bright-line screening threshold. Therefore, SPU will not have an impact on Greenhouse Gas emissions.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
IX HAZARDS AND HAZARDOUS MATERIALS. Would the Project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
emission or disposal of hazardous materials?
   
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
   
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
   
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
   
e) For a project located within an airport land use
plan area or, where such a plan has not been
adopted, within 2 miles of a public airport or a
public use airport, result in a safety hazard or
excessive noise for people residing or working in
the project area?
   
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
   
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?
   
a) In Corona, hazardous materials and wastes are transported on the SR-91 and I-15. Notably, the City has no direct authority to regulate the transport of hazardous materials on federal and state highways or rail lines. Construction in accordance with the SPU would involve demolition, grading, and construction of new buildings. Potentially hazardous materials used during construction include substances such as paints, sealants, solvents, adhesives, cleaners, and diesel fuel. There is potential for these materials to spill or to create hazardous conditions. However, the materials used would not be in such quantities or stored in such a manner as to pose a significant safety hazard. These activities would also be short term or one time in nature.

Therefore, there will be no impact.
b) The SPU would allow for the redevelopment of a variety of land uses, including residential, commercial, office, civic, and open space uses. Operation of the future uses that would be

City of Corona Downtown Revitalization Specific Plan Update 2024 15 accommodated would involve the use of small quantities of hazardous materials for cleaning and maintenance purposes, such as paints, cleaners, solvents, fertilizers, and pesticides. The use, storage, transport, and disposal of hazardous materials by future residents and commercial and industrial tenants/owners would be required to comply with existing regulations of several agencies, including the California Department of Toxic Substances Control, US Environmental Protection Agency, California Division of Occupational Safety and Health, California Department of Transportation, and Riverside County Fire Department. Therefore, there will be no impact.
c)-d) According to the EnviroStor database (2024), the following hazardous sites are located less than one-quarter mile from an existing school.

Owner Case No. Address School/Distance
Spacex, Inc. (60000205) 202 E. 5th St, Corona, CA 92879 Corona Fundamental Intermediate School / 0.7
mile
Corona Annex
(J09CA112000)
(33970001) Corona Annex: East 5th Street and South
Howard Street, Corona, CA 91720
Lincoln Fundamental
Elementary School / 0.6
mile
City of Corona (60000996) East 6th Street: Vacant Parcels,1040 E. 6th Street: The Chuck Wagon Restaurant, 1049
Circle City Drive: Single Family Residence
CORONA, CA 92879
Lincoln Fundamental
Elementary School / 0.5
mile
FMC Corporation (60000226) 1027 E. 3rd St
Corona, CA 92879
Lincoln Fundamental
Elementary School / 0.9
mile
According to the EnviroStor database (2024), the following sites and facilities are located within the SPU boundaries and are included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

Owner Case No. Address Status
Spacex, Inc. (60000205) 202 E. 5th St.

Corona, CA 92879
Inactive - Needs
Evaluation
Corona Annex
(J09CA112000)
(33970001) Corona Annex: East 6th Street and South Howard Street, Corona, CA 91720
Inactive - Action
Required
City of Corona (60000996) East 6th Street: Vacant Parcels,1040 E. 6th Street: The Chuck Wagon Restaurant, 1049 Circle City Drive: Single
Family Residence
CORONA, CA 92879
No Further
Action
FMC
Corporation
(60000226) 1027 E. 3rd St
Corona, CA 92879
No Action
Required
Any development, redevelopment, or reuse permitted by the SPU on or next to hazardous materials sites would require an environmental site assessment by a qualified professional to ensure that the relevant projects would not disturb hazardous materials sites or plumes of hazardous materials diffusing from one of the hazardous materials sites, and that any proposed

City of Corona Downtown Revitalization Specific Plan Update 2024 16 development, redevelopment, or reuse would not create a substantial hazard to the public or the environment. Each development project involving a purchase or lease would have a Phase I Environmental Site Assessment (ESA) conducted for its project site. Those ESAs identifying recognized environmental conditions would recommend Phase II ESAs consisting of sampling and testing of soil, soil vapor, and/or groundwater for hazardous materials; and human health risk assessments based on concentrations of hazardous materials identified. Where Phase II ESAs identified substantial human health risks, remediation of hazardous materials would be recommended before the City of Corona would issue building permits for the affected projects.

Therefore, impacts will be less than significant.
e) Airport operations and their accompanying noise and safety hazards require careful land-use planning on adjacent and nearby lands to protect the residential and business communities in Corona from the potential hazards that could be created by airport operations. Pursuant to Section 21096 of the Public Resources Code, the lead agency must consider whether the SPU will result in a safety hazard or noise problem for persons using the airport or for persons residing or working in the project area. Therefore, airport land-use planning and consistency with the 2004 Riverside County Airport Land Use Compatibility Plan (ALUCP) for the Corona Municipal Airport was completed and determined that the northern boundaries of the SPU are

1.97-miles from the boundaries of the ALUCP. However, the SPU boundaries do not fall within or encroach upon the ALUC Safety Zones for the Corona Municipal Airport, and therefore will not result in a safety hazard or excessive noise for people residing or working within the SPU boundaries. Therefore, there will be no impact.
f) Project implementation will not result in impacts to the City's emergency response and/or evacuation planning programs. Any future projects proposed within the SPU boundaries will be consistent with the Safety Element of the Corona General Plan. This component of the City's General Plan addresses concerns including natural hazards (e.g., earthquakes, flooding, fires, etc.) and community services (e.g., police protection and emergency disaster relief services). The City adopted goals to promote public safety, including the provision of adequate levels of police and fire protection throughout the SPU area. It is incumbent upon the City to mitigate any deficiencies in the emergency disaster services and to ensure that they are designed to function adequately during and after a disaster or emergency event. Future development and/or redevelopment that is consistent with the adopted SPU will be constructed to not interfere with existing or planned emergency response and evacuation programs. Therefore, there will be no impact.
g) The SPU is located entirely within a fully urbanized area and is not within a CalFire hazard severity zone. No wilderness or chaparral areas are present; therefore, no wildfire risk is anticipated with the SPU. Additionally, no aspect of the SPU would create a fire risk where none currently exists. Therefore, there will be no impact.

City of Corona Downtown Revitalization Specific Plan Update 2024 17 Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
X HYDROLOGY AND WATER QUALITY. Would the Project:
a) Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or ground water quality?
   
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impede sustainable
groundwater management of the basin?
   
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course or a stream or river or through the
addition of impervious surfaces, in a manner that
would:
i) result in substantial erosion or siltation on- or
off-site?    
ii) substantially increase the rate or amount of
surface runoff in a manner which would
result in flooding on- or off-site?
   
iii) create or contribute runoff water which
would exceed the capaCity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff?
   
iv) impeded or redirect flood flows?    
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?     e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
   
a) Clearing, grading, excavation, and construction activities associated with redevelopment within the boundary of the SPU may impact water quality due to sheet erosion of exposed soils and subsequent deposition of particulates in local drainages. Both State and local regulations effectively mitigate construction stormwater runoff impacts from redevelopment associated with the SPU. The City of Corona's grading ordinance contains expanded requirements for grading, site erosion control, and NPDES requirements. This ordinance affects all grading construction sites of any size. Therefore, compliance with existing State and local regulations will ensure that the future redevelopment within the SPU will not degrade surface or ground water quality.

Therefore, there will be less than significant impacts. b) The SPU area relies on local groundwater resources for approximately 40 percent of its water supply. Therefore, increases in population could generate a higher demand for groundwater resources. However, the City of Corona updates its urban water management plan (UWMP) every five years, quantifying existing and projected water supplies and demands to ensure there will not be any water supply shortages or significant groundwater depletion. Since the preparation of the General Plan Update EIR, the UWMP was updated in 2020 and concluded the city’s sources of water supply are sustainably managed and are projected to exceed demand through 2045. The SPU does not contain any changes to the underlying General Plan land use

City of Corona Downtown Revitalization Specific Plan Update 2024 18 designations. Therefore, implementation of the SPU would not substantially decrease groundwater supplies or recharge. Therefore, there will be less than significant impacts. c) Redevelopment within the SPU could result in increases in impervious surfaces and stormwater runoff, higher peak discharges to drainage channels, and the potential to cause erosion or sedimentation in drainage swales and streams. Under the proposed SPU conditions, overall drainage patterns, flow rates, and flow volumes will be maintained based on the high level of impervious condition under the existing condition and will not increase the opportunity for erosion or scour downstream. Hydromodification requirements and standard flood control requirements for new development or redevelopment will minimize impacts of increased flows and volumes on downstream receiving waters. On-site storm drain systems will likely change with the individual project components but will still utilize the existing City and county facilities within the public right-of-way.

The County of Riverside and City of Corona require as a standard condition of approval that all new development or significant redevelopment projects complete drainage and hydrology analyses to ensure that on and off-site drainage facilities can accommodate increased stormwater flows. Implementation of these provisions, which include LID design, BMPs, and possibly onsite retention basins, would minimize increases in peak flow rates or runoff volumes. Project proponents of certain developments or redevelopment projects would also be required to prepare a WQMP that describes the BMPs and site design measures that will be implemented to minimize storm runoff from the sites. Therefore, the SPU will not alter the existing drainage pattern within the plan boundary and impacts will be less than significant. d) Within the SPU boundaries, northwestern Corona from Prado Dam to the Airport and westward through Santa Ana Canyon is within a 100-year flood zone, and Mabey Canyon Wash and Temescal Creek are also prone to a 100-year flood. Areas around Temescal Wash, Mabey Canyon Wash, Main Street Wash, and the Arlington Channel are within a 500-year flood zone.

All SPU redevelopments will be required to meet federal floodplain regulations, including that the lowest floor of the structure is raised above the 100-year base flood elevation. This would ensure that future developments do not impede or redirect flood flows in a manner that would indirectly and adversely impact surrounding uses. Therefore, the risk release of pollutants due to project inundation will result in no impact.
e) CEQA Initial Study questions a) and b) above respond to groundwater quality and management. The SPU regulations and policies ensure that future redevelopment does not obstruct or conflict with the Corona Groundwater Management Plan and will ensure that the City will not obstruct with implementation of the watershed action plan for the Santa Ana Watershed Region of Riverside County, the Recharge Master Plan for the Temescal Basin, or the Corona Groundwater Management Plan. Therefore, the SPU will not obstruct the implementation of existing water quality plans. Therefore, there will be less than significant impacts.

City of Corona Downtown Revitalization Specific Plan Update 2024 19 Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XI LAND USE AND PLANNING. Would the Project:
a) Physically divide an established community?    
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
   
a)-b) This Initial Study was completed in part by relying on analyses included in the 1998 Corona Redevelopment/Downtown Specific Plan Final Program Environmental Impact Report (SCH No. 97071021), which was completed in compliance with CEQA Guidelines section 15125-Environmental Setting, which requires the following:
(d) The EIR shall discuss any inconsistencies between the proposed project and applicable general plans, specific plans, and regional plans. (e) Where a proposed project is compared with an adopted plan, the analysis shall examine the existing physical conditions at the time environmental analysis is commenced as well as the potential future conditions discussed in the plan.

California State law requires a specific plan to be consistent with the jurisdiction’s General Plan.

The initial Downtown Revitalization Specific Plan was adopted in 1998 and included a General Plan Amendment and amendments to the municipal code to establish consistency between the specific plan and the General Plan. The SPU continues to adhere to the land uses and the various goals and policies of the General Plan. The General Plan also identifies Downtown Corona as an opportunity district for redevelopment. The SPU implements Goal LU-17, which is a Revitalized Downtown Corona that is the centerpiece of the community identity, history and culture, and governance known for its diverse and eclectic physical development and form, vibrant economy, historic character, and pedestrian activity, and meets the following policies in the General Plan related to the Downtown.

Policy Description SPU Consistency
LU-17.1 Accommodate a mix of commercial, office, entertainment, civic, cultural, housing, and similar uses in accordance with the land use plan’s designations and applicable density standards and design and development policies, as may be precisely defined by specific plan.

Chapter 3, Land Use
Regulations and Development
Standards
LU-17.2 Allow for the development of a mix of housing types as well as senior housing to enhance the customer base and promote walking to Downtown uses and activities.

Chapter 3, Land Use
Regulations and Development
Standards
LU-17.3 Promote innovative redevelopment activities as feasible and supporting programs for business retention and proactive recruitment of new businesses to stimulate the revitalization of the Downtown.

Chapter 8, Plan
Administration and
Implementation

City of Corona Downtown Revitalization Specific Plan Update 2024 20 Policy Description SPU Consistency
LU-17.4 Promote the development of community-oriented, cultural, and live/ theatrical performance uses, building on the Civic Center’s current role as the centerpiece of arts and culture.

Chapter 3, Land Use
Regulations and Development
Standards
LU-17.5 Accommodate public gatherings, festivals, and other special events in public places, such as parks and the community center Chapter 7, Streetscapes and
Public Space
LU-17.6 Promote and support the redevelopment of the Corona Mall and adjacent properties into a central attraction within the Downtown Core, with a mix of supporting land uses.

Chapter 3, Land Use
Regulations and Development
Standards, Chapter 4, Design
Guidelines
LU-17.7 Ensure that new Downtown development is attractive and creates an image conducive to economic revitalization consistent with the adopted specific plan.

Chapter 4, Design Guidelines,
Chapter 7, Streetscapes and
Public Space
LU-17.8 Maintain the generally small scale, “village-like” character of Downtown’s buildings, avoiding large “box-like” structures or developments and renovations of buildings that are inconsistent with the character of adjacent land uses.

Chapter 4, Design Guidelines
LU-17.9 Promote the consolidation of individual lots for the development of cohesive and well-designed commercial and mixed-use
projects that maintain the area’s character of low-rise and pedestrian-oriented buildings with distinctive storefronts.

Chapter 4, Design Guidelines
LU-17.10 Locate and design commercial and civic structures and sites to achieve a pedestrian-oriented environment that serves as a centerpiece of community activity.

Chapter 3, Land Use
Regulations and Development
Standards
LU-17.11 Require that commercial uses be designed to exhibit a high level of architectural and site quality in accordance with the principles defined by Policies LU-11.11–LU-11.13 and LU-11.15.

Chapter 4, Design Guidelines
LU-17.12 Require that mixed-use projects that integrate commercial uses with housing be designed to exhibit a high level of quality in accordance with the principles defined by Policy LU-13.7.

Chapter 4, Design Guidelines
LU-17.13 Ensure that multi-family housing conveys high quality visual character, exemplified by modulated building masses, articulated facades, separate or well-defined entries for each unit, extensive landscape, and on-site amenities in accordance with principles defined by Policy LU-7.8.

Chapter 4, Design Guidelines
LU-17.14 Promote the development of more cohesive and uniform patterns of housing types and densities in the Downtown, avoiding the “hodge-podge” appearance that currently exists on some streets.

Chapter 4, Design Guidelines
LU-17.15 Enhance the historic character of the Downtown by requiring new construction to implement architectural features reminiscent of the era.

Chapter 4, Design Guidelines
LU-17.16 Identify and promote Downtown’s historic housing and support the rehabilitation and preservation of existing homes of historic significance.

Chapter 4, Design Guidelines
LU-17.17 Promote the heritage of historic structures and sites by encouraging the placement of markers and supporting financial incentives.

Chapter 4, Design Guidelines

City of Corona Downtown Revitalization Specific Plan Update 2024 21 Policy Description SPU Consistency
LU-17.18 Promote the development of centralized parking facilities that can be shared by multiple businesses to allow for a more pedestrian and social environment in Downtown.

Chapter 5, Circulation
LU-17.19 Consider limiting the vehicle right-of-way along key corridors within the Downtown, substituting right-of-way formerly dedicated to vehicles to routes for pedestrians and bicyclists.

Chapter 5, Circulation
LU-17.20 Retrofit and improve existing streetscapes with pedestrian improvements, sidewalks, specialty pavements, benches, and other features to encourage walkability.

Chapter 7, Streetscapes and
Public Space
LU-17.21 Enhance the visual character, pedestrian activity, and distinct identity for Downtown streets with elements such as trees, plantings, benches, trash receptacles, sidewalk and crosswalk paving, signage, pedestrian-scaled lighting, entry identification, public art, and comparable improvements.

Chapter 7, Streetscapes and
Public Space
LU-17.22 Incorporate extensive landscaping treatments to Downtown street corridors with elements such as tree planting with mature trees, planters, landscaped gateways, and other similar techniques to beautify and create a downtown ambience.

Chapter 7, Streetscapes and
Public Space
Like the existing specific plan, the SPU does not change the overall vision for Downtown Corona and will remain consistent with the General Plan and the core policies identified above for Downtown Corona. The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. Additionally, the residential properties added to the specific plan have a zoning and General Plan of residential. The SPU carries over the residential zoning and General Plan of the added properties and does not change the residential density. The added residential properties also align with the ages of the residential structures in the existing specific plan.

New development, other than residential projects having less than five units or residential development exempted by state law, resulting from the SPU implementation will be subject to discretionary design review by the Corona Planning and Housing Commission. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. Therefore, the SPU does not require a policyby-policy consistency analysis with the elements of the General Plan. The proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact land use and planning.

City of Corona Downtown Revitalization Specific Plan Update 2024 22 Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XIIMINERAL RESOURCES. Would the Project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
   
b) Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific plan or
other land use plan?
   
a)-b The City of Corona and its Sphere of Influence (SOI) are in the Temescal Valley Production Area (TVPA), an 820 square-mile area designated by the California Geological Survey (CGS) and bounded by the Santa Ana Mountains on the west and the Perris Plateau to the east.

Temescal Valley is known for its mineral resource deposits. Portions of the City and its SOI are designated by the state as a "Construction Aggregate Resource Area.” These mineral resources generally consist of clay and construction aggregates—crushed rock, sand, and gravel. Much smaller amounts of silver, lead, zinc, coal, and gypsum have also been identified in the City limits and SOI. As of 2017, there are two active mining operations within the City limits (All American Asphalt and Vulcan/Calmat), neither of these mines are located within the SPU boundaries. Additionally, per Figure ER-10, Areas of Regional Significance, of the General Plan the boundary of the SPU is not in an area of regional significance for aggregate resources.

Therefore, the proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will not impact mineral resources.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XIII NOISE. Would the Project:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
   
b) Generation of excessive ground borne vibration or
ground borne noise levels?    
c) For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
   

City of Corona Downtown Revitalization Specific Plan Update 2024 23 a)-c) The City of Corona has set noise and vibration performance standards for noise sources in the City in the interest of public health, safety and general welfare. Chapter 9.24, Loud and Unnecessary Noise, defines the qualitative standards used in determining a potential violation of the municipal code. The City of Corona Municipal Code Section 17.84.040 provides performance standards for noise generating sources. Operations occurring as part of the land uses of the specific plan are required to adhere to the stationary noise levels listed in Section

17.84.040 (C). The properties in the SPU are mostly developed containing residential, commercial, industrial, community service, and recreational land uses.

CMC Section 17.84.040(C)
Table 1

STATIONARY NOISE SOURCE STANDARDS
Type of Land Use Maximum Allowable Noise Level
Exterior Noise Level Interior Noise Level
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-, MultiFamily Residential55 dBA 50 dBA 45 dBA 35 dBA Other Sensitive Land Uses 55 dBA 50 dBA 45 dBA 35 dBA
Commercial Uses 65 dBA 60 dBA Not applicable Not applicable Industrial, Manufacturing or
Agricultural
75 dBA 70 dBA Not applicable Not applicable
Decibel (dB).” A unit for measuring the amplitude of a sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals “A-weighted sound level.” The sound pressure level in decibels as measured on a sound level meter using the A-weighted filter network. The A-weighted filter network is designed to simulate the response of the human ear. The A-weighted sound level is expressed by the symbol dBA.

The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The SPU is still subject to the noise performance standards established in the municipal code. Therefore, the SPU is a less than significant impact on noise sources.

City of Corona Downtown Revitalization Specific Plan Update 2024 24 Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XIV POPULATION AND HOUSING. Would the Project:
a) Induce substantial unplanned population growth
in an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
   
b) Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
   
a)-b) The Southern California Association of Governments (SCAG) undertakes comprehensive regional planning with an emphasis on transportation. The 2016–2040 RTP/SCS provides projections of population, households, and total employment for both the City of Corona and Riverside County. Based on their share of California’s and the region’s employment growth, migration and immigration trends, and birth rates SCAG projects that population, housing, and employment will grow at an increasing rate in the City of Corona and Riverside County. These projections are summarized in the General Plan Update EIR listed in Table 5.14-7, SCAG Growth Projections for the City of Corona and Riverside County.

Corona General Plan Update EIR
Table 5.14-7
SCAG Growth Projections for the City of Corona and Riverside County City of Corona Riverside County
2020 2035 2040 2020 2035 2040
Population 166,100 170,500 172,300 2,479,800 3,055,100 3,183,700 Households 49,500 51,300 52,000 802,400 1,009,000 1,054,300 Housing Units1 47,025 48,735 49,400 762,280 958,550 1,001,585 Employment 74,300 82,300 88,400 848,700 1,111,800 1,174,300 Jobs-Housing Ratio 1.58 1.69 1.79 1.11 1.16 1.17
Source: SCAG 2016b.
1 Housing units in SCAG projections are estimated based on number of households and a vacancy rate of 5 percent.

The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The proposed SPU is not

City of Corona Downtown Revitalization Specific Plan Update 2024 25 growth inducing beyond the land uses already allowed by the specific plan and General Plan and will have no impact population and housing.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XVPUBLIC SERVICES. Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services:
a) Fire protection?    
b) Police protection?    
c) Schools?    
d) Parks?    
e) Other public facilities?    
a)-e) The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will have no impact public services.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XVI RECREATION. Would the Project:
a) Increase the use of existing neighborhood or
regional parks or other recreational facilities such
that substantial physical deterioration of the
facility would occur or be accelerated?
   
b) Increase the use of existing neighborhood or
regional parks or other recreational facilities such
that substantial physical deterioration of the
facility would occur or be accelerated?
   

City of Corona Downtown Revitalization Specific Plan Update 2024 26 a)-b) The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will have no impact on recreation facilities.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XVII TRANSPORTATION. Would the Project:
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including
transit, roadways, bicycle lanes and pedestrian
paths?
   
b) Conflict or be inconsistent with CEQA Guidelines
Section 15064.3 subdivision (b)?    
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curve or dangerous
intersections) or incompatible uses (e.g. farm
equipment)?
   
d) Result in inadequate emergency access?    
a)-d) Like the existing specific plan, the SPU includes a circulation plan, bicycle plan, and transit routes consistent with the General Plan. The segment of Sixth Street within the boundary of the SPU is classified as a 4-lane divided Mixed Use Boulevard in the General Plan, but according to General Plan Policy CE-1.14 the General Plan allows for the design of Sixth Street from East Grand Boulevard to West Grand Boulevard to be a Downtown District by reducing this segment to two travel lanes and providing a complete street concept to support Downtown uses. The street section for Sixth Street in the SPU reflects this revised design, which is consistent with the existing configuration of Sixth Street.

The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods

City of Corona Downtown Revitalization Specific Plan Update 2024 27 are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will have a less than significant impact on transportation.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XVIII TRIBAL CULTURAL RESOURCES. Would the Project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
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)?
   
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) to Public Resources Code Section
5024.1? In applying the criteria set forth in
subdivision (c) of Public Resource Code Section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.
   
AB 52 establishes a formal consultation process for California tribes as part of CEQA and equates significant impacts on “tribal cultural resources” with significant environmental impacts (PRC Section 21084.2). AB 52 defines a “California Native American tribe” as a Native American tribe located in California that is on the contact list maintained by NAHC. AB 52 requires formal consultation with California Native American tribes prior to determining the level of environmental documentation if a tribe has requested to be informed of proposed projects by the lead agency. AB 52 also requires that consultation address project alternatives and mitigation measures for significant effects, if requested by the California Native American tribe, and that consultation be considered concluded when either of the parties agrees to measures to mitigate or avoid a significant effect, or the agency concludes that mutual agreement cannot be reached. Under AB 52, such mitigation or avoidance measures must be recommended for inclusion in the environmental document and adopted mitigation monitoring program if determined to avoid or lessen a significant impact on a tribal cultural resource.

SB 18 requires cities and counties to consult with California Native American tribes during the local planning process prior to the adoption or any amendment of a general plan or specific plan for the purpose of protecting Traditional Tribal Cultural Places. This allows Native American tribes the opportunity to provide input with respect to the possible preservation of, or the

City of Corona Downtown Revitalization Specific Plan Update 2024 28 mitigation of impacts on, specified Native American places, features, and objects located within that jurisdiction. This consultation is required prior to amending or adopting any general plan or specific plan or designating land as open space.

In accordance with AB 52 and SB 18, the City provided notice to the appropriate Native American Tribes on March 20, 2024, inviting them to participate and consult with the City through its AB 52 and SB 18 Native American outreach efforts. The city received responses from the Gabrieleno Band of Mission Indians – Kizh Nation, on March 21, 2024, and from Agua Caliente on March 25, 2024. Based on the scope of work for the SPU, which involves the update of development standards and design guidelines, and expansion of the specific plan boundary to include existing residential properties, neither tribe requested consultation.

Future projects resulting from the implementation of the SPU would be required to analyze project-specific impacts for conformance with the General Plan and all applicable regulations and requirements related to tribal cultural resources. Nevertheless, policies in the General Plan Update were identified that would minimize potential impacts to tribal cultural resources from new development and/or redevelopment in the City, and from ground-disturbing activities related to future implementation of the General Plan which could potentially impact tribal cultural resources in the City and the SOI. Additionally, the General Plan Update EIR provided Mitigation Measure CUL-5, which would reduce impacts related to the development of future implementing projects on cultural resources, as would General Plan Update EIR Mitigation Measures TCR-1, TCR-2 and TCR-3. With the implementation of General Plan Updated EIR Mitigation Measures CUL-5, TCR-1, TCR-2 and TCR-3, potential impacts related to tribal cultural resources would be reduced to less than a significant level.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XIX UTILITIES AND SERVICE SYSTEMS. Would the Project:
a) Require or result in the relocation or construction
of new or expanded water, wastewater treatment
or stormwater drainage, electric power, natural
gas, or telecommunication, the construction or
relocation of which could cause significant
environmental effects?
   
b) Have sufficient water supplies available to serve
the project and reasonably foreseeable future
development during normal, dry, and multiple dry
years?
   
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
   
d) Generate solid waste in excess of State or local
standards or in excess of the capacity of local
infrastructure?
   

City of Corona Downtown Revitalization Specific Plan Update 2024 29 e) Comply with federal, state and local management
and reduction statutes and regulations related to
solid waste?
   
a)-e) Implementation of the proposed SPU is not anticipated to create any deficiencies in existing utilities and service systems within the SPU boundaries. Future improvement of deficient utilities and service systems will be funded through developer fees for new development and redevelopment projects and capital reserves, or by project proponents of new development or redevelopment that will have a direct impact on utilities. Developer fees and individual required permits and applications would vary between utility and service system providers.

The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will have no impact on utilities and service systems.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact
XXWILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Project:
a) Impair an adopted emergency response plan or
emergency evacuation plan?    
b) Due to slope. Prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations
from a wildfire or uncontrolled spread of 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?
   

City of Corona Downtown Revitalization Specific Plan Update 2024 30 a)-d) The SPU is located in an urbanized area and is not within a CalFire hazard severity zone.

No wilderness or chaparral are located within the SPU; therefore, no wildfire risk is anticipated with the future implementation of the SPU. Additionally, no aspect of the SPU would create a fire risk where none currently exists. Therefore, there will be no impact.

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Measures
Incorporated
Less Than
Significant
Impact
No Impact

XXI MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to substantially degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate
a plant or animal community, substantially 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?
   
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
(“Cumulatively considerable” means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects)?
   
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
   
The SPU includes updated development standards, and design guidelines for both private development and the public realm to implement the vision of the plan. The SPU does not change the land use designations (zoning), the General Plan designations, or the allowable land uses. The SPU will expand the southern boundary of the specific plan to include 497 parcels that are zoned single family and low-density multiple family residential, mostly consisting of existing residential units with vacant infill parcels scattered throughout. The residential neighborhoods are characteristic of Downtown Corona and contain several properties that are listed as local historic landmarks. The zoning and General Plan designations of the added parcels will remain the same. Development will be required to meet the goals, objectives, policies, development standards, and design guidelines that will be implemented by the SPU. The proposed SPU is not growth inducing beyond the land uses already allowed by the specific plan and General Plan and will have a less than significant impact on the mandatory findings of significance.

8 EXHIBIT “B”

AMENDMENT TO
DOWNTOWN REVITALIZATION SPECIFIC PLAN (SP98-01)
(SPA 2024-0002)
(SEE ATTACHED NINETY-ONE (91) PAGES)

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN I

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN

CITY OF CORONA

DOWNTOWN REVITALIZATION SPECIFIC PLAN

FINAL DRAFT
OCTOBER 2024

II CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN III

TABLE OF CONTENTS
CHAPTER 1: INTRODUCTION

1.1 ORGANIZATION.................................................... 02

1.2 OVERVIEW............................................................ 02

1.3 CONTEXT .............................................................. 03

1.3.1 Regional & Local Context.............................................03

1.3.2 Planning Context ..........................................................08

1.3.3 Socio-economic Context...............................................08

1.3.4 Specific plan boundaries & description ......................09

1.4 PURPOSE .............................................................. 10

1.5 AUTHORITY .......................................................... 11

PREPARED FOR THE CITY OF CORONA

PREPARED BY INTERWEST GROUP

FINAL DRAFT
OCTOBER 2024

CITY OF CORONA
DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 2: VISION & FRAMEWORK

2.1 OVERVIEW: THE VISION FOR DOWNTOWN ........ 14

2.2 COMMUNITY OUTREACH..................................... 14

2.2.1 general plan update ......................................................15

2.2.2 Downtown Revitalization Plan &
Design Guidelines (2022)...............................................15

2.2.3 specific plan amendment (2024) ..................................15

2.2.4 Major Themes.................................................................16

2.2.5 city park master plan ....................................................16

2.3 GENERAL PLAN 2020 - 2040: GOALS
& POLICIES FOR DOWNTOWN ............................. 16

2.3.1 downtown guiding principle.......................................16

2.3.2 downtown opportunity district
goals & policies..............................................................17

2.3.3 revitalization of target areas.........................................18

2.4 DOWNTOWN REVITALIZATION PLAN (2022):

GOALS & STRATEGIES........................................... 19

2.5 DOWNTOWN DESIGN GUIDELINES (2022): KEY
PLACEMAKING STRATEGIES................................. 21

IV CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN V

TABLE OF CONTENTS TABLE OF CONTENTS
CHAPTER 3: LAND USE AND DEVELOPMENT

STANDARDS

3.1 PURPOSE AND GENERAL PROVISIONS ................ 24

3.1.1 Purpose...........................................................................24

3.1.2 Intent ..............................................................................24

3.1.3 Applicability ...................................................................24

3.1.4 Administration...............................................................24

3.2 REGULATING PLAN AND LAND USE DISTRICTS ... 24

3.2.1 Intent.................................................................................24

3.2.2 Land Use Districts ............................................................26

3.3 ALLOWABLE LAND USES ...................................... 27

3.3.1 Entitlement Options ........................................................27

3.3.2 Conditional Use Permit ...................................................27

3.3.3 Similar Use Determinations ............................................27

3.3.4 Land Use Table...................................................................28

3.4 DEVELOPMENT STANDARDS................................ 38

3.4.1 Overview ...........................................................................38

3.4.2 Scale of Buildings ............................................................40

3.4.3 Building Frontages ..........................................................42

3.4.3 Open Space.........................................................................44

3.5 LANDSCAPE STANDARDS ..................................... 48

3.5.1 Intent.................................................................................48

3.5.2 General Provisions ..........................................................48

3.6 VEHICULAR PARKING........................................... 49

3.6.1 Parking Requirements and Standards ........................49

3.6.2 Parking Standards – Special Consideration ...............50

3.7 SIGNAGE................................................................ 52

3.7.1 Overview.........................................................................52

3.7.2 Applicability ...................................................................52

3.7.3 Sign Types........................................................................52

3.8 SPECIAL USE REGULATIONS AND STANDARDS.... 55

3.8.1 Outdoor Dining.............................................................55

3.8.2 Outdoor Display of Merchandise................................56

3.8.3 Mixed Use........................................................................56

3.8.4 Live/Work Units.............................................................57

3.8.5 Trash enclosures ...........................................................58

3.8.6 On-site Outdoor Retail Kiosk.......................................58 CHAPTER 4: DESIGN GUIDELINES

4.1 OVERVIEW............................................................ 62

4.1.1 Purpose...........................................................................62

4.1.2 Design Context...............................................................62

4.1.3 Applicability ...................................................................62

4.1.4 Organization..................................................................63

4.2 DOWNTOWN CORE GUIDELINES .......................... 64

4.2.1 Design Intent..................................................................64

4.2.2 Site Planning..................................................................65

4.2.3 Building Design..............................................................67

4.2.4 Supplemental Guidelines: Parking Structures...........71

4.2.5 Supplemental Guidelines: Storefront Design ............72

4.2.6 Supplemental Guidelines: Sidewalk Dining.................73

4.3 COMMERCIAL GUIDELINES................................... 74

4.3.1 Intent ..............................................................................74

4.3.2 Site Planning..................................................................75

4.3.3 Building Design..............................................................78

4.3.4 Supplemental Guidelines: Buildings with Drive-Thru Services ...........................................................................81

4.4 LIGHT INDUSTRIAL/BUSINESS
PARK GUIDELINES ................................................ 82

4.4.1 Intent ..............................................................................82

4.4.2 Site Planning..................................................................83

4.4.3 Building Design..............................................................86

4.5 LANDSCAPE GUIDELINES ...................................... 88

4.5.1 Design Intent..................................................................88

4.5.2 Landscape Design...........................................................88

4.5.3 Landscape Materials......................................................90

4.5.4 Sustainable Landscapes.................................................91

4.6 SIGNAGE, LIGHTING & ON-SITE PUBLIC ART
GUIDELINES.......................................................... 92

4.6.1 Design Intent .................................................................92

4.6.2 On-Site Signage..............................................................93

4.6.3 On-Site Lighting.............................................................95

4.6.4 On-Site Public Art..........................................................96

4.7 GENERAL RESIDENTIAL GUIDELINES ................... 96

4.7.1 Design Intent..................................................................96

4.7.2 General Residential Rehabilitation Principles............96

4.7.3 Exterior Materials ........................................................97

4.7.4 Windows.........................................................................97

4.7.5 Doors ..............................................................................97

4.7.6 Porches And Stairs ........................................................98

4.7.7 Ornamentation/Trim.....................................................98

4.7.8 Roofs...............................................................................98

4.7.9 Additions to Existing Structures ................................99

4.7.10 New Infill Residential Structures ...............................99

4.7.11 Accessory Buildings and Accessory
Dwelling Units........................................................................ 100

4.7.12 Adaptive Reuse ............................................................ 100

4.7.13 Multi-Family Residential............................................ 101

4.7.14 Architectural Styles For New Residential............... 102

VI CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN VII

TABLE OF CONTENTS TABLE OF CONTENTS
CHAPTER 5: CIRCULATION

5.1 OVERVIEW ............................................................. 110

5.1.1 Purpose........................................................................ 110

5.1.2 Objectives .................................................................... 110

5.2 CIRCULATION NETWORK....................................... 111

5.2.1 Regional Transportation Network ......................... 111

5.2.2 Local Transportation Network ................................ 111 CHAPTER 6: INFRASTRUCTURE

6.1 OVERVIEW ............................................................. 120

6.2 WATER INFRASTRUCTURE.................................... 120

6.3 SEWER INFRASTRUCTURE.................................... 124

6.4 STORM DRAINAGE INFRASTRUCTURE ............... 126

6.5 DRY UTILITIES ........................................................ 128 CHAPTER 7: PUBLIC STREETSCAPES
& PUBLIC SPACE

7.1 OVERVIEW ............................................................. 130

7.1.1 Purpose........................................................................ 130

7.1.2 Principles..................................................................... 130

7.2 STREETSCAPE DESIGN CHARACTER .................... 132

7.2.1 Design Intent............................................................... 132

7.2.2 Design Objectives........................................................ 132

7.3 STREETSCAPE ELEMENTS ..................................... 133

7.3.1 Design Intent............................................................... 133

7.3.2 Sidewalks ..................................................................... 133

7.3.3 Crosswalks / Mid-Block Crossings........................... 134

7.3.4 Special Paving.............................................................. 134

7.3.5 Street Trees ................................................................. 135

7.3.6 Street Plantings ......................................................... 135

7.3.7 Street Furniture ......................................................... 137

7.3.8 Enhanced Transit Stops ............................................. 139

7.4 STREETSCAPE DESIGN CONCEPTS....................... 140

7.4.1 Concept Intent ............................................................ 140

7.4.2 Downtown Core Streetscape Concepts ................... 140

7.5 MAJOR GATEWAYS................................................ 148

7.5.1 Design Intent............................................................... 148

7.5.2 Design Guidelines ....................................................... 148

7.6 PUBLIC SIGNAGE & IDENTITY GRAPHICS ............ 149

7.6.1 Design Intent............................................................... 149

7.6.2 Design Guidelines ....................................................... 149

7.6.3 Public Signage & Identity Graphics Types ................ 149

7.7 PUBLIC OPEN SPACE .............................................. 151

7.7.1 Design Intent............................................................... 151

7.7.2 Design Guidelines ....................................................... 151 CHAPTER 8: ADMINISTRATION AND

IMPLEMENTATION

8.1 GENERAL ................................................................. 154

8.1.1 Authority........................................................................ 154

8.1.2 Interpretation ................................................................ 154

8.1.3 Conflict .......................................................................... 154

8.1.4 Severability ..................................................................... 154

8.2 LAND DIVISIONS .................................................... 154

8.3 ENTITLEMENT PROCESSES ESTABLISHED IN
THE CORONA MUNICIPAL CODE ................................ 155

8.4 SUBSTANTIAL CONFORMANCE WITH THE
SPECIFIC PLAN.............................................................. 155

8.4.1. Similar Uses ................................................................... 155

8.4.2 Variance from Development Standards....................... 155

8.4.3 Deviations to Text and Exhibits..................................... 156

8.5 NONCONFORMING USES AND STRUCTURES......156

8.6 ENFORCEMENT AND PENALTIES .......................... 157

8.7 IMPLEMENTATION OVERVIEW............................. 157

8.8 AREA-SPECIFIC FEES, DEDICATIONS, AND
EXACTIONS ................................................................... 158

8.8.1 City Development Impact Fees ....................................... 158

8.8.2 Revenue Bonds ............................................................... 158

8.8.3 General Obligation Bonds and Other Public Debt...... 158

8.8.4 Dedications and Exactions ............................................ 158

8.9 ASSESSMENT AND SPECIAL TAX-SECURED FINANCING.......................................................................... 159

8.9.1 Enhanced Infrastructure Financing Districts (EIFD). 159

8.9.2 Property Business Improvement District (PBID).......... 159

8.9.3 Community Facilities District (CFD’s) ........................... 159

8.9.4 Parking Authority Districts.......................................... 159

8.10 IMPLEMENTATION AND PHASING ..................... 160

8.10.1 Phasing ......................................................................... 160 CHAPTER 9: APPENDICES
APPENDIX A: GLOSSARY.............................................. 167 APPENDIX B: SPECIFIC PLAN
AMENDMENTS ............................................................. 167

VIII CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN 1

CORONA DOWNTOWN SPECIFIC PLAN
CHAPTER 1:

INTRODUCTION

1.1 ORGANIZATION............................................2

1.2 OVERVIEW ....................................................2

1.3 CONTEXT .......................................................3

1.4 PURPOSE .....................................................10

1.5 AUTHORITY.................................................11

LIST OF FIGURES AND TABLES

LIST OF FIGURES
FIGURE 1-1: REGIONAL CONTEXT................................. 04 FIGURE 1-2: LOCAL CONTEXT........................................ 05 FIGURE 1-3: SPECIFIC PLAN AREA ................................ 07 FIGURE 3-1: LAND USE/REGULATING PLAN................ 25 FIGURE 5-1: CLASSIFICATION OF ROADWAYS ........... 113
FIGURE 5-2: TRANSIT ROUTES .................................... 114 FIGURE 5-3: EXISTING AND PROPOSED BIKEWAYS ..117
FIGURE 6-1: EXISTING WATER SYSTEM - PIPE SIZE...122
FIGURE 6-2: EXISTING WATER SYSTEM - PIPE
MATERIALS ................................................................... 123 FIGURE 6-3: EXISTING SEWER MAINS........................ 125 FIGURE 6-4: EXISTING/PROPOSED STORM DRAINAGE
FACILITIES ..................................................................... 127

LIST OF TABLES
TABLE 3.1 ALLOWABLE LAND USES .............................. 28 TABLE 3-2 DEVELOPMENT STANDARDS....................... 39 TABLE 3-3 BUILDING STEPBACKS ALONG
SIXTH STREET.................................................................. 41 TABLE 3-4: BUILDING STEPBACKS ADJACENT TO A SINGLE FAMILY RESIDENTIAL ZONE................................... 42 TABLE 8-1 RESPONSIBLE PARTY.................................. 161

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 1: INTRODUCTION 3 CHAPTER 1: INTRODUCTION CHAPTER 1: INTRODUCTION
2 1.1 ORGANIZATION
The Downtown Revitalization Specific Plan contains eight (8) chapters with appendices as follows:

1. Introduction provides a broad overview of the Specific Plan, including a description of the planning area and its context, and the purpose and authority for the plan.

2. Vision & Framework establishesthe Vision for Downtown to be implemented by the Specific Plan, encompassing the direction set forth by the General Plan 2020 - 2040 and the Downtown Corona Revitalization Plan (2022).

3. Land Use Regulations & Development Standards translate the vision into a land use plan with associated land use districts and development standards, addressing permissible uses, site development, parking, open space, signage, and other applicable standards.

4. Design Guidelines promote compatibility with existing surroundings and the desired vision for Downtown; included are site planning, building design, landscape design,signage and lighting design, and other applicable guidelines.

5. Circulation describesregional and local transportation networks, roadway designs and bike routes throughout the Downtown.

6. Infrastructure describes existing infrastructure and identifies proposed improvements to implement Downtown revitalization.

7. Streetscapes&PublicSpacepresentdesignconceptsandrecommendations for streetscape and public outdoor spaces and downtown branding to reinforce the identity of the Downtown.

8. Plan Administration & Implementation reviews the Specific Plan’s consistencywithpertinentpoliciesandregulations,outlinesthedevelopment review process and other administrative processes for implementing the Specific Plan, and referencesthe implementation action plan in the DRP.

9. Appendices provide supplementary material and data that further describe and explain the context of the Specific Plan.

1.2 OVERVIEW
The Downtown Revitalization Specific Plan was initially adopted in 1999 as an importantstep in the on-going effort to revive and rejuvenate Downtown Corona which had begun to decline as early as the 1960s as businesses started to migrate outside the Downtown Core and urban renewal disrupted the local economy. However, much of Downtown has continued to languish, especially its core surrounding the intersection of Sixth Street and Main Street, which marks the highly prominent center of the Grand Boulevard Circle. Moreover, Corona and its Downtown face new challenges as the digital economy transforms lifestyles and social patterns.

Recent planning endeavors, most notably the 2020 General Plan update, and the 2022 Downtown Revitalization Plan (DRP) and Downtown Design Guidelines have brought the vision for Downtown up to date, while confirming the role of Downtown as the essential heart of the community. To that end, the General Plan recognizes Downtown as “the symbolic, functional, and historic core” of Corona and the focus of redevelopment. The DRP presents implementable strategies and actions that account for economic shifts to build a stronger and more diverse Downtown economy and sustain long-term economic growth.

As a complement to the DRP, the Downtown Design Guidelines offer strategies and recommendations to reestablish the area’s identity and facilitate placemaking.

Despite a series of amendments throughout the years, the Specific Plan has not kept pace with changing socio-economic conditions, recent planning direction, as well as renewed interest in Downtown. The 2024 amendment to the Downtown Specific Plan aligns with the DRP and Downtown Design Guidelines, with an emphasis on bringing its regulatory components into conformance with the vision for a more diverse and compact, pedestrian friendly environment in the Downtown core.

1.3 CONTEXT
This section discusses the context for updating the Downtown Revitalization Specific Plan. It describes Downtown’s place within the region and the broader Corona community from both a geographical and historical perspective. It also reviews recent planning efforts and the socio-economic background and trends that frame the opportunities and challenges to revitalizing the area. Finally, this section establishes the boundaries of the planning area and provides a summary description of Downtown’s character and setting.

1.3.1 Regional & Local Context
Regional Context: TheCityofCoronaisadvantageouslylocatedinnorthwestern Riverside County, at the western border with Orange County. Having grown from an agricultural center to become a significant commercial and industrial hub and thriving residential community, Corona ranks as Riverside County’s third most populous city with approximately 157,000 residents.

Strategically positioned and integrated within the North Orange County and West Riverside County region via freeways, regional transit, and airport connections, Corona benefits from convenient access to the broader Southern California region and functions as a gateway to the greater Inland Empire. It is especially well served by three freeways, Interstate 15 (I-15), the Riverside Freeway (State Route 91), and the Corona Freeway (State Route 71), as well as the Corona-North Main Metrolink Station. Downtown Corona is approximately three (3) miles distance from the Corona Municipal Airport, 16 miles from Ontario International Airport, and 29 miles from John Wayne international Airport.

Other attributes include proximity to prominent universities, most notably U.C. Riverside and California Baptist University, as well as various attractions and regional open space amenities such as South Bay and Orange County beaches and the Cleveland National Forest.

Local Context: Corona is a vibrant, diverse, and charming community, known for its quality of life, including successful schools, abundant recreational opportunities, and various historic and cultural amenities. Although generally suburban in character, Corona maintains a balance of commercial, industrial, residential, parks and open space land uses. The physical layout of its historic core is especially distinctive, defined by Grand Boulevard, a three-mile diameter circular street overlaid by a street grid and centered on the intersection of Sixth and Main Streets. In 2011, the circular roadway of Grand Boulevard was listed on the National Register of Historic Places.

Most ofthe southern half of Corona isresidential, whereasindustrial uses are located north of the Grand Boulevard Circle, paralleling SR-91 and Temescal Creek. Commercial uses are primarily located along arterial corridors, with distinct centers of mixed-use activity located on North Main Street close to the Corona - North Main Metrolink Station, and along I-15.

Limited vacant land remains within Corona’s boundaries, and reinvestment is needed in certain areas. As the City approaches buildout, opportunities for growth and new development are moving toward redevelopment of underutilized properties in the Downtown and areas of the community served by transit.

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 1: INTRODUCTION 5 CHAPTER 1: INTRODUCTION CHAPTER 1: INTRODUCTION
4 Figure 1-1: Regional Context Figure 1-2: Local Context

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 1: INTRODUCTION 7 CHAPTER 1: INTRODUCTION CHAPTER 1: INTRODUCTION
6 Corona History: Corona’s history dates back more than a century to its founding in 1886, with the first in-town building located at the northwest corner of Sixth and Main Streets. Officially incorporated in 1896, Corona established itself as a center of citrus production during the first half of the 20th Century. By 1940, the population had grown to over 8,700; Sixth and Main Streets continued to attract commercial activity, while residences came to occupy the southern half of the Grand Boulevard Circle. Homes along Grand Boulevard were among the most expensive in the area.

The 1960s were an eventful time for Corona. The City’s population doubled from 13,300 to 27,500, the Riverside Freeway was extended through Corona from the coastal communities to the City of Riverside, and urban renewal came to Downtown. Unfortunately, with these events Downtown lost many businesses and deteriorated as a center of commercial activity, and Sixth Street, formerly the main east-west corridor for the area, lost much of itssignificance.

The Inland Empire became one of the fastest growing regions of the country throughoutthe 1980s and 1990s, and recent decades have seen considerable housing development and extraordinary population growth in Corona. With completion of the I-15 Freeway, the community also experienced growth in its commercial and manufacturing sectors, developing a strong local economy while featuring a wide range of housing opportunities in quality neighborhoods. By the 2000 Census, Corona’s population had reached approximately 125,000 and over 157,000 according to the 2020 Census.

Downtown History: Various factors have shaped the development of Downtowninthe late20thCentury, including changingdemographics,freeway construction and altered travel patterns, auto-oriented land use policies, and increasing competition from regional shopping centers. As economic activity migrated toward the expanding outskirts of Corona, urban renewal proceeded with the establishment of a Redevelopment Agency in 1964.

The attempt to redevelop Downtown through construction of the Corona Mall and realignment of Main Street resulted in demolition of much of Downtown’s traditional building stock and displacement of numerous businesses.

Consequently, these early revitalization efforts replaced the compact and diverse land use pattern ofthe traditionaltown center ofthe early 20th Century with one largely dominated by auto-oriented uses. Moreover, Downtown lost its primacy as Corona’s commercial and business hub.

Figure 1-3: Specific Plan Area
Historic Downtown residence

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 1: INTRODUCTION 9 CHAPTER 1: INTRODUCTION CHAPTER 1: INTRODUCTION
8 Throughoutthe 1980s and 90s, Corona undertook renewed effortsto revive the Downtown, preparing various studies and plans. The “Vision Plan for Downtown Corona” (1995), was the outcome of a community charette based on a consensus of ideas and desires for Downtown revitalization. These efforts culminated in the adoption of the Downtown Revitalization Specific Plan in 1999, which served to refine and implement the earlier Vision Plan.

1.3.2 Planning Context
Downtown Revitalization Specific Plan (SP 98-01) & Amendments: The Downtown Revitalization Specific Plan was adopted in February 1999 and amended several times since its adoption. The Specific Plan as originally adopted encompassed 621 acres, covering the area within the Grand Boulevard Circle and the commercial corridor along Sixth Street. Its aim was to create a vibrant downtown experience that capitalizes on the area’s historic character and local amenities. A significant amendment in January 2011 incorporated comprehensive text amendments, mixed-use development standards, and concepts for multi-modal mobility based on the Conceptual Mobility Strategies Plan that resulted from a 2009 Caltrans Community-Based Transportation Planning Grant.

City of Corona 2020-2040 General Plan: The current General Plan was adopted in 2020; it provides an updated and comprehensive, longrange guide for the City’s physical, economic, social, and environmental development, including Downtown. Its vision is to restore the Downtown “as the symbolic, functional, and historic core of Corona.” Moreover, Downtown is identified as an opportunity for redevelopment of underutilized property for housing, commercial activity, and other uses.

Downtown Corona Revitalization Plan & Design Guidelines (2022): The Downtown Corona Revitalization Plan (DRP) and accompanying Design Guidelines build off the General Plan and Downtown Revitalization Specific Plan land use goals, policies, and objectives. The DRP presents targeted strategies and recommendations to strengthen the local economy, enhance the business and residential climate of Corona, and support growth and development in the Downtown that is aligned with the needs and desires of a diverse community. The Design Guidelines offer inspirational guidance for the design of buildings, public space, and streetscapes, with the intent to integrate individual development projects with the overall image and character of the Downtown environment.

1.3.3 Socio-economic Context
Demographic & Market Summary: In preparing the DRP, extensive data collection and analysis were conducted for the Downtown, the City, and Riverside County to better understand market dynamics and trends. Key findings are as follows:

Corona has a slightly younger population as compared to Riverside County, and residents of Downtown tend to be younger with lowerincome levelsthan the City overall. At the same time, housing stock in the Downtown consists of Aerial view of Main Street
predominantly older construction where housing values tend to be less, and thepercentageofrentersishigherthantheCityoverall. Inshort,there is atight supply of housing in theDowntownwith a need formore attainable, entry level housing opportunitiesthat can attract young professionals and young families.

Commercial space in the Downtown is generally older and smaller, typically found in community and neighborhood strip centers and freestanding buildings. Office activity isfocused on medical and local professional offices. A more competitive commercial environmentrequiresprivate sectorinvestment to refurbish and upgrade existing commercial buildings to provide modern conveniences that meet the needs of prospective tenants.

Land Use & Market Trends Summary: Today’s economy is undergoing a variety of changes, driven by digital innovation, and shifting consumer preferences.

Trends include the emerging popularity of remote work and entrepreneurial activity; the growth of e-commerce to the detriment of traditional storefront retail activity; and a shift toward experiential retail found in mixed-use destinations, especially dining and entertainment. Although Downtown is poised to attract talent and foster entrepreneurial activity, it struggles to provide an urban setting and the urban format housing that is in demand by young professionals and young families.

Revitalization Challenges & Opportunities: The DRP identifies a series of challenges to revitalization, as well as strengths and opportunities that support Downtown revitalization.

Challenges include the lack of a downtown brand, aging infrastructure, limited amenities, inadequate supply of entry level housing, and the digital economy’s impact on “brick and mortar” retail. Local demographics pose a further constraint, with significantly lower median income, home values, and educational attainment for Downtown as compared to the City overall.

Struggling shopping centers and retail vacancies provide direct evidence of Downtown’s difficulties.

Opportunity is in Corona’s location,which includes convenient freeway and transit (Metrolink) access, making it well-positioned to take advantage of regional growthandattracttalentfromthroughouttheregion.Key institutions, namely the Civic Center, the library, City Park, and the cluster of healthcare institutions provide criticalservices and help foster economic activity that can anchor downtown growth and development. Moreover, various City owned properties in the Downtown can be leveraged as a catalyst to revitalization.

Altogether, there is an opportunity to reimagine Downtown’s retail areas and underutilized properties as mixed-use destinations.

1.3.4 Specific Plan Boundaries & Description
Planning Area Boundary: The Specific Plan boundary (“planning area”) encompasses approximately 700 acres(just over 1.1 square miles), generally centered on the intersection of Sixth Street and Main Street at the heart of the Grand Boulevard Circle. Largely situated within a three-quarter (3/4) mile radius of this intersection, which approximately represents a 15 to Corona Library a Downtown asset

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 1: INTRODUCTION 11 CHAPTER 1: INTRODUCTION CHAPTER 1: INTRODUCTION
10 20-minute walking radius. The planning area also takes in an area that may be described as the “Greater Downtown” which runs along the Sixth Street commercial corridor from Lincoln Avenue on the west to the Temescal Wash on the east and extends along Main Street from the Grand Boulevard Circle, slightly north of the Riverside Freeway, to West Burr Street to the south.

Boundary Expansion: The Specific Plan boundaries as described, represent an expansion of the boundaries established in the Downtown Revitalization Specific Plan as initially adopted. This expansion is based on community input received during the DRP planning process, and its analysis of existing conditions which evaluated strengths and weaknesses of the Downtown, its area of influence and properties in need of improvement. The expanded boundaries primarily take in residential properties south of the Grand Boulevard Circle. These properties represent traditional neighborhoods associated with Corona’s history which is similar to other residential neighborhoods within Grand Boulevard.

Site Setting & Character: Downtown is comprised of an eclectic mix ofsingle and multi-family residential, retail, professional office, medical facilities and civic uses, with a limited amount of industrial and hospitality uses. As the conceptual heart of Corona, it is home to some of Corona’s most significant public and private institutions, including the Historic Civic Center, City Park, and the public library, as well as the Corona Regional Medical Center.

Much of the area retains a small-town character, a mix of old and new buildings that feature a variety of architectural styles; within the Grand Boulevard Circle are some of Corona’s oldest residential neighborhoods, highlighted by several historic homes. Traditionally the main thoroughfares before completion of the I-15 and Riverside Freeways, Sixth Street and Main Street accommodate mostly auto-oriented commercial uses.

As previously noted, the Downtown Core’s physical environment was much altered during the mid to late 20th Century. The presence of underutilized and vacant commercial structures and units, and expansive surface parking lots, detract from the visual quality, public amenity, and perceived safety of the area. Only a few commercial and civic buildings of historic value remain in the Downtown Core, most notably the Corona Theater and the former Corona High School Building (Historic Civic Center).

1.4 PURPOSE
The intentoftheupdatedDowntownRevitalization Specific Planistoimplement the vision for Downtown as refined and established by the General Plan 2020 -2040 and the Downtown Revitalization Plan, addressing changing conditions and evolving opportunities. More specifically, the Specific Plan formulates policies,designates andregulateslanduses, establishes developmentstandards and design guidelines, presents a framework forthe design ofstreets and public space, and describes strategies and actions to revitalize the area. The overall major objectives of the Specific Plan are asfollows:

1. Promote Downtown as the compelling heart of the community, the governmental, cultural, commercial, social, and recreational hub of the community.

2. Provide an environment for local history, arts, and culture to flourish and become an integral and cherished feature of Downtown.

3. Stimulate economic development and reinvestment in the Downtown.

4. Support economic activity compatible with the character and scale of the traditional downtown environment.

5. Encourage high-quality development that will achieve the vision of the General Plan 2020 - 2040 and the Downtown Corona Revitalization Plan.

6. Establish place-based zoning regulations and design guidelines that promote development and design compatible with their surroundings.

7. Create a pedestrian friendly environment, encompassing enhanced streetscapes and engaging public outdoor spaces.

8. Preserve and enhance Downtown’s residential neighborhoods, including the preservation and restoration of historic homes, while accommodating new housing that is in keeping with the traditional character of the neighborhood.

9. Identify and provide needed public facilities and community amenities.

1.5 AUTHORITY
The Downtown Revitalization Specific Plan is established through the authority granted to the City of Corona by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Specific Plans).

The Specific Plan will serve as the regulatory document governing zoning, development standards, and permitted land uses. Where the specific plan is silent, the provisions of the Zoning Code in Title 17 of the Corona Municipal Code shall prevail.

The Downtown Revitalization Specific Plan will also align with other master plans of the city, including but not limited to the General Plan, storm drain master plan, water master plan, sewer master plan and bicycle master plan.

The Specific Plan may be amended to further systematic implementation of the Corona General Plan.

Main Street existing condition

CHAPTER 2: VISION & FRAMEWORK 13
CHAPTER 2: VISION & FRAMEWORK

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN
CHAPTER 1: INTRODUCTION
12 CORONA DOWNTOWN SPECIFIC PLAN
CHAPTER 2:

VISION & FRAMEWORK

2.1 OVERVIEW: THE VISION FOR
DOWNTOWN ..............................................14

2.2 COMMUNITY OUTREACH..........................14

2.3 GENERAL PLAN 2020- 2040.......................16

2.4 DOWNTOWN REVITALIZATION PLAN ......19

2.5 DOWNTOWN DESIGN
GUIDELINES (2022).....................................21

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 2: VISION & FRAMEWORK 15 CHAPTER 2: VISION & FRAMEWORK CHAPTER 2: VISION & FRAMEWORK 14 2.1 OVERVIEW: THE VISION FOR DOWNTOWN
Collectively, the General Plan 2020 - 2040, the Downtown Revitalization Plan (DRP) and the Downtown Corona Design Guidelines present a coherent and compelling vision for the Downtown. The Vision for Downtown is summarized as follows:
• Function as the heart of the community, possessing a unique identity and sense of place derived from its traditional character and preservation of its historic resources and neighborhoods.
• Be a vibrant, walkable place featuring a complementary mix of uses that include various services and amenities, restaurants, and entertainment venues that will attract residents and visitors .
• Feature quality public space, memorable streetscapes, and outdoor gathering spaces for public celebrations, festivals, and events. • Have new development be respectful of the traditional town center character and use quality materials that add visual appeal and interest along the Downtown streets and public spaces.

The 2024 amendment to the Downtown Revitalization Specific Plan primarily focuses on design changes to the public and private realm development standards and revised design guidelines that will facilitate the vision for Downtown. This Chaptersummarizesthe city’s community engagement that helped define the vision for Downtown. It also presents the goals, policies, and objectives of the General Plan, the DRP, and Downtown Corona Design Guidelines documents that inform and provide a framework for the update.

2.2 COMMUNITY OUTREACH
Since the initial adoption of the Downtown Revitalization Specific Plan in 1999, and most recently before the 2024 amendment to the Specific Plan, there has been a heightened interest in Downtown by elected officials and community residents and businesses. Various planning activities have involved extensive community engagement, validating the longstanding vision for a successful and active core, and establishing and strengthening supporting principles, policies, and strategies for revitalization of the area.

A summary of this community engagement and its outcomes is as follows:

2.2.1 general plan update
The General Plan 2020 - 2040 update was a technical update to the 2004 General Plan. The overall city vision did not change nor did the distribution of land uses. The planning processinvolved research and updated technical studies supporting the Land Use, Circulation, Infrastructure, Public Safety, Parks and Recreation, Noise, Healthy Community and Environmental Resources Elements. The General Plan Update involved input of decisionmakers, regulatory agencies, and individuals. Outreach methods included a dedicated website, a community survey, a community meeting, City Council study sessions, and public hearings. The General Plan Update also carried forward opportunity districts identified for redevelopment that were not completed under the previous General Plan. Downtown is identified as an opportunity district in the General Plan Update which includesspecific goals and policies related to the redevelopment of the Downtown.

2.2.2 Downtown Revitalization Plan & Design Guidelines
(2022)
TheDRPplanning processincluded robuststakeholderoutreachandcommunity engagement, including multiple public meetings and workshops, targeted stakeholder meetings, and on-line surveys and feedback. Outreach meetings afforded input from a range of stakeholders that live, work, and invest in Downtown. Engagement meetings focused on the topics of economic trends, revitalization challenges and opportunities, local assets, public improvement needs and priorities, and the vision for Downtown. Stakeholders identified numerous shortcomings relative to identity, walkability, infrastructure, safety, and amenities, while citing Downtown’s strategic location, regional access via freeways and Metrolink, and the presence ofsignificant institutional anchors as advantages. Their aspirationsfor Downtown may be summarized as a dynamic and engaging place offering a variety of commercial and public amenities.

2.2.3 specific plan amendment (2024)
The outreach conducted forthe Specific Plan Amendment wasmore focused with the following objectives:
• Ensure stakeholders remain engaged in Downtown planning, including the Specific Plan Amendment.
• Confirm that stakeholders remain in alignment with prior visioning and its recommendations.
• Focus on identifying topics of concern and opportunities to improve the document’s regulatory requirements.

Outreach activities included interviews with key stakeholders, City Council study session , and public hearings leading to the adoption of the amended Specific Plan. These engagement activities confirmbroad supportfor updates to the Specific Plans’ regulatory requirements that reinforce the vision for a more active, walkable, and visually appealing Downtown environment that features a consistent quality of development.

Community workshop for the 2022 Downtown Revitalization Plan Conceptual rendering for proposed Downtown public space

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 2: VISION & FRAMEWORK 17 CHAPTER 2: VISION & FRAMEWORK CHAPTER 2: VISION & FRAMEWORK 16 2.2.4 Major Themes
Several issues and opportunities emerged during the process of community engagement for the Specific Plan Amendment, generally consistent with input received during prior visioning.
• Downtown Image & Character: Stakeholders desire a more consistent and identifiable visual character for Downtown; however, consistency does not imply sameness or imitation of a single historical style, but rather a consistently high quality of development.
• Downtown Activity & Walkability: Stakeholders want to experience a lively and more walkable Downtown core, and welcome businesses and services that will attract Corona residents and visitors, including quality restaurants, shopping, and entertainment venues.
• Downtown Building Standards & Guidelines: Stakeholders generally support building practicesthat contribute to amore active and pedestrianfriendly Downtown core, including mixed use, reduced setbacks and increased building height, architectural variation, and street level interest. • Downtown Mobility & Parking: Some stakeholders are concerned that development will cause vehicular congestion and limit access to parking but acknowledge the advantages of walkability and suggest structured parking in the Downtown core.
• Downtown Safety & Security: Stakeholders are highly concerned about safety. They feelthatCorona residents andvisitorswill avoidDowntown, and business will not thrive without a sufficiently safe and secure environment. • Downtown Precedents: Because of the City’s proximity to Orange County, stakeholders commonly cite active downtowns in Orange, Brea, and Fullerton. Outside of Orange County, the downtowns of Redlands and Pasadena are most often mentioned.

2.2.5 city park master plan
City Park is the city’s oldest community park located in the Downtown covering 20 acres. The City Council adopted the City Park Master Plan on July 19, 2023, which provides a conceptual design and specifications for a new aquatic center, two community buildings, splash pad, playground, sports amenities, public event space, and other related improvements.

Outreach included online surveys, door knocking, social media and video posts, and pop-up events at City Park. Visual marketing was done in both English and Spanish to reach a larger demographic. As a result of these efforts, over 2,100 survey responses were collected, representing a wide range of respondents citywide. The data collected through the outreach process revealed the community desires an experience within the park and not just a stagnant collection of amenities.

2.3 GENERAL PLAN 2020 - 2040: GOALS & POLICIES

FOR DOWNTOWN
The General Plan establishes an overall vision of Corona as a “vibrant and diverse community with a small-town charm” with the intent to manage change and growth to “sustain livability, economic vitality,social well-being, and environmental quality.” Nine (9) guiding principles were established that build upon this vision and identifies opportunity areas for reuse and renovation of underutilized parcels and obsolete development, including Downtown Corona.

2.3.1 downtown guiding principle
The guiding principle for Downtown statesthat “Downtown will be restored as the symbolic, functional, and historic core of Corona.” TheGeneral Plan further describes and explainsthis guiding principle asfollows:
“Downtown Corona continues to be the focus for redevelopment to encourage the establishment of mixed land uses consisting of retail and entertainment land uses, with its historic housing and commercial buildings as cornerstones.

Cumulatively, these features will create a vibrant downtown offering a quality pedestrian-oriented urban village. Traditional character, appearance, and functions of the Downtown’s historic resources will be blended with new development as part of its revitalization.”

2.3.2 downtown opportunity district goals & policies
Opportunity Districts defined by the General Plan have distinct goals and policies, and may be supplemented by a specific plan. The land use goal and policies for Downtown Corona are as follows:

Goal LU-17: A revitalized Downtown Corona that is the centerpiece of community identity, history and culture, and governance – known for its diverse and eclectic physical development and form, vibrant economy, historic character, and pedestrian activity.

Land Use Policies
LU-17.1: Accommodate a mix of commercial, office, entertainment, civic, cultural, housing, and similar uses in accordance with the land use plan’s designations and applicable density standards and design and development policies, as may be precisely defined by specific plan.

LU-17.2: Allow for the development of a mix of housing types as well as senior housing to enhance the customer base and promote walking to Downtown uses and activities.

LU-17.3: Promote innovative redevelopment activities as feasible and supporting programs for business retention and proactive recruitment of new businesses to stimulate the revitalization of the Downtown.

LU-17.4: Promote the development of community-oriented, cultural, and live/ theatrical performance uses, building on the Civic Center’s current role as the centerpiece of arts and culture.

LU-17.5 Accommodate public gatherings, festivals, and other special events in public places, such as parks and the community center LU-17.6 Promote and support the redevelopment of the Corona Mall and adjacent properties into a central attraction within the Downtown Core, with a mix of supporting land uses.

Design & Development Policies
LU-17.7 Ensure that new Downtown development is attractive and creates an image conducive to economic revitalization consistent with the adopted specific plan.

LU-17.8 Maintain the generally small scale, “village-like” character of Downtown’s buildings, avoiding large “box-like” structures or developments and renovations of buildings that are inconsistent with the character of adjacent land uses.

LU-17.9 Promote the consolidation of individual lotsfor the development of cohesive and well-designed commercial and mixed-use projects that maintain the area’s character of low-rise and pedestrian-oriented buildings with distinctive storefronts.

LU-17.10 Locate and design commercial and civic structures and sites to achieve a pedestrian-oriented environment that serves as a centerpiece of community activity.

LU-17.11 Require that commercial uses be designed to exhibit a high level of architectural and site quality in accordance with the principles defined by Policies LU-11.11 through LU-11.13.

LU-17.12 Require that mixed-use projects that integrate commercial uses with housing be designed to exhibit a high level of quality in accordance with the principles defined by Policy LU-13.6.

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 2: VISION & FRAMEWORK 19 CHAPTER 2: VISION & FRAMEWORK CHAPTER 2: VISION & FRAMEWORK 18 LU-17.13 Ensure that multi-family housing conveys high quality visual character, exemplified bymodulated building masses, articulated facades, separate or well-defined entries for each unit, extensive landscape, and on-site amenities in accordance with principles defined by Policy LU-7.8.

LU-17.14 Promote the development of more cohesive and uniform patterns of housing types and densities in the Downtown, avoiding the “hodge-podge” appearance that currently exists on some streets.

LU-17.15 Enhance the historic character ofthe Downtown by requiring new construction to implement architectural features reminiscent of the era.

LU-17.16 Identify and promote Downtown’s historic housing and support therehabilitationandpreservationofexistinghomesofhistoric significance.

LU-17.17 Promote the heritage of historic structures and sites by encouraging the placement ofmarkers and supporting financial incentives.

Circulation and Streetscape
LU-17.18 Promote the development of centralized parking facilities that can be shared by multiple businesses to allow for a more pedestrian and social environment in Downtown.

LU-17.19 Consider limiting the vehicle right-of-way along key corridors within the Downtown, substituting right-of-way formerly dedicated to vehicles to routes for pedestrians and bicyclists.

LU-17.20 Retrofit and improve existing streetscapes with pedestrian improvements, sidewalks, specialty pavements, benches, and other features to encourage walkability.

LU-17.21Enhancethevisualcharacter,pedestrianactivity,anddistinctidentity for Downtown streets with elementssuch astrees, plantings, benches, trash receptacles, sidewalk and crosswalk paving, signage, pedestrian-scaled lighting, entry identification, public art, and comparable improvements.

LU-17.22 Incorporate extensive landscaping treatments to Downtown street corridors with elements such as tree planting with mature trees, planters, landscaped gateways, and other similar techniques to beautify and create a downtown ambiance.

Maintenance
LU-17.23Supporttheongoing improvementof commercial andresidential properties in the Downtown through programs of education, financial assistance, and partnerships with local businesses, organizations, and nonprofits.

LU-17.24 Maintain proactive code enforcement and nuisance abatement programs to sustain the quality of development and character of the Downtown.

LU-17.25 Repair, upgrade, and maintain the quality of public streets and sidewalks in the Downtown to encourage pedestrian activity, improve roadway safety, and beautify streets.

Programming
LU-17.26 Promote and work with local business organizations to establish an annual calendar of events that attracts residents and visitors Downtown.

LU-17.27 Work with law enforcement officials to maintain a visible presence to enhance and maintain the safety of Downtown for residents, visitors, and business.

2.3.3 revitalization of target areas
The Economic Development Element goals and policies are long-term to provide an organizational framework and process that can guide ongoing development efforts. The Element covers the revitalization of target areas, which includes the Downtown. The goal and policies for the revitalization of target areas are as follows:

Goal ED-3: Promote the revitalization of targeted growth areas including the Downtown, North Main Street, southeast corner of the SR-91 and I-15 interchanges, the Sixth Street corridor, the North-West Quadrant, and the City’s Sphere areas.

ED-3.1 Analyze economic development opportunities in targeted growth areas that could meet the City’s economic needs, while following guidelines that ensure compatibility with the City’s economic strategy.

ED-3.2 Undertake targeted economic studies to examine highest and best use of the designated land uses for these areas.

ED-3.3 Encourage diversity of housing opportunities of varying densities to reinforce the Village character.

ED-3.4 Promote the consolidation of auto sales, service, and related uses on Sixth Street between Lincoln Avenue and the SR-91 freeway.

2.4 DOWNTOWN REVITALIZATION PLAN (2022):

GOALS & STRATEGIES
The DRP presents the following vision statement: “To shape Downtown into a Thriving, Vibrant Destination that offers a unique sense of place for residents, businesses, and visitors.”
The DRP further states that its key purposes are to achieve a better blend of land uses, improve connectivity within the Downtown Core and to the North Main Metrolink Station, better activate key civic spaces, including City Park, and the Historic Civic Center, and complement, expand, and retain businesses along major commercial corridors such as Sixth Street and Main Street. In addition,theDRP seeksto promote preservation and improvement of older residential neighborhood, and to expand health and wellness, and medical oriented businesses around the Corona Regional Medical Center, which provide critical services and jobs in the local economy.

Conceptual rendering showing a paseo Conceptual rendering showing public space

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 2: VISION & FRAMEWORK 21 CHAPTER 2: VISION & FRAMEWORK CHAPTER 2: VISION & FRAMEWORK 20 To support implementation, the DRP establishes five (5) goals with accom- panying strategies for the Downtown, taking into consideration economic trends and the feedback received during stakeholder and community out- reach. These strategies are summarized as follows:

1. Enhanced Safety. Increase safety in Downtown, takinga targeted approach that utilizesa dedicated police enforcement team and coordinates with the City’s Homeless Solutions team. Improve public infrastructure and use environmental design measures that will activate public space and promote safety and security, such as security cameras, lighting, and on-going maintenance.

2. Catalyst Projects. Prioritize key catalytic projects and engage in strategic public-private partnerships and programs to help revitalize Downtown.

Key projectsinclude restoration of City Park and the historic Civic Center as active places accommodating community activities and events, renewal of the Corona Mall, and development of the Medical Center area and other opportunity sites.

3. Public Infrastructure Projects. Improve the quality ofDowntown’s public realm. Street improvements should involve landscape enhancements, tree replanting, and sidewalk and lighting improvements that will support pedestrian activity, especially along Sixth Street.

4. Sense of Place. Establisha sense of place and stronger identity for the Downtown, using public signage, wayfinding, and public art, including gateway signage. Implement unique branding, new and upgraded outdoor gathering spaces at public spaces, and revised design standards for Downtown.

5. Community Events& Programing. Promote community festivals and events to draw residents to Downtown year-round and activate its outdoor spaces, encompassinga range of activities such as cultural events, seasonal events, live music and performing arts, outdoor markets, etc.

2.5 DOWNTOWN DESIGN GUIDELINES (2022): KEY

PLACEMAKING STRATEGIES
The Downtown Design Guidelines emphasize key placemaking strategies that will facilitate the vision fora restored and vibrant “heart” for the community.

1. Blending historically inspired buildings typologies, scale, and form with contemporary uses, technology, and flexibility.

2. Emphasizing placemaking elements to createa regional destination, including “outdoor rooms”, pedestrian safety, and environmental art/ identity graphics.

3. Prioritizing Downtown asa destination for citizens and visitors while still meeting and anticipating current and future needs for pedestrian, transit, cyclist, and vehicular circulation/ parking.

4. Avoiding the “sameness” of auto-oriented suburbia by facilitating the surprise, delight, diversity, and discovery found when walking through historic “urbane” downtowns, created over many decades by many stakeholders.

Additionally,this document presentsa series of goalsforthe design guidelines.

1. Restore Downtown Corona’s physical presence asa multifaceted town center.

2. Encourage future development that createsa walkable environment typical of active downtown districts.

3. Providea framework for new construction and redevelopment that is appropriately scaled and harmonizes with remaining historic or significant structures.

4. Allow design flexibility for new construction that alludes to the City’s history without mimicking it:a built environment that honors the past ina contemporary manner.

Conceptual rendering showing Downtown redevelopment

CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 23
CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN
CHAPTER 2: VISION & FRAMEWORK
22 5. Create and rehabilitate buildings to help define high quality public spaces that are suitable for formal and informal gatherings.

6. Create a destination for local residents and visitors.

7. Create a setting for large and small-scale public events and celebrations.

8. Support the development of a district that is accessible and benefits all segments of the community.

9. Increase the ability to access multiple destinations without the use of a car.
6th Street and Grand Boulevard proposed concept
Street-level photograph taken at 6th Street and Grand Boulevard

CORONA DOWNTOWN SPECIFIC PLAN
CHAPTER 3:

LAND USE AND

DEVELOPMENT

STANDARDS

3.1 PURPOSE AND GENERAL PROVISIONS ....24

3.2 REGULATING PLAN AND LAND USE
DISTRICTS ...................................................24

3.3 ALLOWABLE LAND USES............................27

3.4 DEVELOPMENT STANDARDS.....................38

3.5 LANDSCAPE STANDARDS ..........................48

3.6 VEHICULAR PARKING.................................49

3.7 SIGNAGE......................................................52

3.8 SPECIAL USE REGULATIONS
AND STANDARDS .......................................55

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 25 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 24 3.1 PURPOSE AND GENERAL PROVISIONS

3.1.1 Purpose
The development standards in this chapter are requirements that address aspects of land use,site development, and building design that are essential to achieving the overall downtown vision of Corona. They are precise specifications for such things as building height, setbacks, open space, and parking.

3.1.2 Intent
The development standards in this Chapter are intended to work together with the design guidelines and standards contained in Chapter4 to ensure that all use of property, including new development, creates high-quality architecture,promotesamoreenvironmentallyandeconomicallysustainable downtown, encourages an active pedestrian-scaled environment, and provides connections and appropriate transitions between areas within the downtown area as well as city-wide.

3.1.3 Applicability
A. Corona Downtown Revitalization Specific Plan Area
The requirements of this chapter are applicable to the area shown in the Regulating Plan in Figure 3.1. This area is referred to in this chapter as “Downtown Corona.”
B. Compliance with Standards
Allsites,structures, and uses within Downtown Corona shall comply with the requirements of this chapter and the California Building Code and California Fire Code as adopted by the City of Corona.

C. Precedence
In addition to the requirements of this Specific Plan, all projects shall comply with the Corona Municipal Code (CMC). In the event ofa conflict between the City Zoning Code (CMC Title 17– Zoning) and this Specific Plan, the provisions of this chapter shall govern. Any issue not specifically covered in the Specific Plan shall be subject to the regulations in the Zoning Code and/or Corona Municipal Code (CMC). The Director of Planning and Development may interpret the provisions of the Specific Plan on issues not specifically covered in the City’s existing regulations in accordance with Chapter8 (Plan Administration and Implementation).

3.1.4 Administration
Compliance with the use and development standards in this chapter, in addition to the design standards and guidelines in Chapter 4, and other policies and regulations of this Specific Plan, shall be verified through the application and review procedures defined in Chapter8 (Plan Administration and Implementation).

3.2 REGULATING PLAN AND LAND USE DISTRICTS

3.2.1 Intent
This chapter establishes the land use districts within Downtown Corona.

The specific plan area is comprised of the land use districts as indicated on Figure 3-1, Land Use Regulating Plan. The land use districts do not necessarily coincide with the zones contained in the City of Corona Zoning Code. Land uses shown on Figure 3-1 with an Affordable Housing Overlay (AHO) zone are allowed multifamily residential according to Chapter 17.31 of the CMC. The purpose/intent of each district is shown below.

Figure 3-1: Land Use/Regulating Plan

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 27 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 26 Business Park (BP) District
The Business Park (BP) District provides for the development of attractive well-planned light industrial/business park uses to serve the needs of the community, as well as subregional users. The district includes uses such as industrial arts educational facilities, home furnishings and repair, wholesale businesses, light manufacturing, research and development, and other support activities for Corona’s commercial and office districts. Due to its high visibility from the 91 Freeway, this district will provide for the development of an efficient and attractive architectural environment which includes adequate circulation and landscaping, attractive buildings, and coordinated signage.

Open Space, Parks, and Schools (OS) District
The Open Space, Parks, and Schools (OS) District is provided to clearly designate those areas which serve only recreational and/or educational needs. Permitted uses in this district are strictly limited. Public parks located within the OS District shall have the zoning designation Park (OSP) to provide for uniform park zoning citywide. Schools located within the OS District shall have the zoning designation School (OS-S) to provide for uniform school zoning Citywide.

3.3 ALLOWABLE LAND USES

3.3.1 Entitlement Options
The following Land Use Matrix (Table 3-1) addresses allowable uses and entitlement requirements within Downtown Corona. Certain uses may be subject to special conditions regarding the location, operation, design, or special permitting requirements ofthe use. Section 3.3.3 and Chapter 8 (Plan Administration and Implementation) describe provisions for unclassified uses and similar use determinations.

3.3.2 Conditional Use Permit
A conditionally permitted use requires approval of a conditional use permit by the Planning Commission according to Chapter 17.92 of the Corona Municipal Code. A conditionally permitted use subjectto a minor conditional use permit requires approval by the Board of Zoning Adjustment according to Section 17.98.085 of the Corona Municipal Code.

3.3.3 Similar Use Determinations
Since it is not possible to list every land use, or to anticipate every land use that might be proposed in the future, the Director of Planning and Development or their designee may determine a use is substantially similar to those provided for in the land use table and may be treated the same way as a listed use through a Similar Use Determination as outlined in Chapter 8 (Plan Administration and Implementation) of this Specific Plan.

3.2.2 Land Use Districts
Downtown (D) District
The Downtown (D) District provides opportunities for commercial retail, service commercial, business offices, restaurants and sidewalk dining, cultural and entertainment uses, mixed-use (including residential), as well as prominent buildings for governmental uses. The uses within the district are intended to encourage and support a pedestrian-friendly environment.

Parking structures of a human-scale and pedestrian character, including efficientinternal access, ingress and egress, plazas, courtyards, and attractive streetscapes are also intended for the district.

Gateway Business (GB) District
The Gateway Business (GB) District provides opportunities for professional offices, commercial services, retail, dining, and traveler services off the 91 Freeway which is geared toward visitors to Corona, as well as serving the local needs of residents.

Transitional Commercial (TC) District
The Transitional Commercial (TC) District provides a buffer commercial district from the Sixth Street corridor to the Downtown District. The district has a variety of low to medium intensity commercial uses in either a pedestrian or vehicular orientation. Governmental uses may also be located here as well as educational facilities, childcare, offices, and restaurants.

Community Services (CS) District
The Community Services (CS) District is a critical component of creating a true downtown with civic uses and activities. This includes governmental or institutional offices, libraries, hospitals, health care offices, churches, museums, and performing arts facilities. This district can also serve as a land use buffer between more intensive commercial uses and low-density residential neighborhoods.

General Commercial (GC) District
The General Commercial (GC) District provides for commercial uses that serve community and sub-regional needs, while incorporating efficient,safe, and attractive on-site pedestrian circulation. The district includes shopping centers as well as small single-site users which provide opportunities for neighborhood commercial services.

Residential Office (RO) District
The Residential Office (RO) District provides for office uses having a low volume of patronsin either existing residentialstructures orin new buildings that are architecturally sensitive to other historic residential structures found in the immediate vicinity. The district provides a much-needed land use buffer between the more intensive commercial districts and the lowdensity historic residential areas of Grand Boulevard.

Single Family Residential (SF) District
The Single Family (SF) District is provided to protect the integrity of Corona’s historic residential neighborhoods within the Grand Boulevard and on the outskirts. The district is intended as an area for preservation, and development of historically sensitive single-family detached residential.

Residential 2 (R2) District
The Residential 2 (R2) District is comprised of low-density multi-family dwellings with more than one residential dwelling unit on the same lot.

Housing types allowed in the district include duplexes, townhouses, and apartments.

Multi-Family (MF) District
The Multi-Family Residential (MF) District is intended to provide areas for a range of medium to high residential development. Housing types allowed in the district include townhouses, condominiums, and apartments.

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 29 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 28 TABLE 3.1 ALLOWABLE LAND USES
Downtown
Gateway
Business
Transitional
Commercial
General
Commercial
Business Park
Community
Service
Residential
Office
Single Family
Residential
Residential
2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes

RESIDENTIAL USES
Accessory Dwelling
Units P P P P Per the requirements of Chapter 17.85 of the Corona Municipal Code.

Home Occupations - - - - - - P P P P - Per the requirements of Chapter 17.80 of the Corona Municipal Code.

Live/Work Units P - P P - - C - - - -
Includes a residential unit with a single tenant
commercial space that is operated solely by the
resident of the residential dwelling unit.

Single Family Dwellings - - - - - - P P - P -
Two-Family Dwellings - - - - - - - - P P -
Mixed-Use P - P P - - C - - - -
Includes commercial/residential developments,
including residential and office/retail/service
either within the same structure or on the same
parcel. Also may include Senior Citizen Housing.

Multi-Family Dwellings P P P P - P - - P P -
Residential permitted by right in the D, GB, TC,
GC and CS zones for a housing development
project proposed according to Cal Gov’t Code §
65852.24 subject to the requirements of Corona
Municipal Code Chapter 17.31, or Cal Gov’t
Code § 65912.100 et seq.

Residential Home Care
Facilities - - P/
CUP
P/

CUP - P/
CUP
P/
CUP
P/
CUP
P/
CUP
P/
CUP - Allowed according to Chapter 17.73 of the
Corona Municipal Code.

Senior Citizen Housing C - C - - C - - P P -
Single Room Occupancy
Development C C C C - C - - - C - Efficiency unit to be occupied as a primary residence for more than 30 consecutive days.

Downtown
Gateway
Business
Transitional
Commercial
General
Commercial
Business Park
Community
Service
Residential
Office
Single Family
Residential
Residential
2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes

COMMERCIAL USES
General Retail
Artist Galleries and Studios P - P P - P P - - - - Examples include art, music, pottery, and other similar uses.

Artisan Marketplace (including
communal spaces) P - P P - - - - - - - Defined in CMC Chapter 17.04.

Flower/Garden Shops P P P P - P - - - - - Including outdoor display.

Food Markets P - P P - - C - - - -
Furniture Stores (new only) P - P P P - - - - - -
Handicraft-Type Industries P - P P - - - - - - -
Examples include furniture,
sculptures, stained glass, soaps,
other similar type uses. Must be
produced and sold on the same
premise less than 5,000 s.f.

Hardware Stores P - P P P - - - - - - Less than 5,000 square feet with no outside storage.

Liquor Stores MC - MC MC - - - - - - - Retail sales only, no on-site consumption.

Office Supplies/Equipment P P P P P P - - - - -
Pet Stores P - P P - - - - - - -
Retail Stores, General Merchandise P MC P P - - - - - - - As an auxiliary use to an
otherwise permitted use in the
GB district.

P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use See CMC 17.85 for ADUs/JADUs and CMC 17.73 for Residential Home Care Facilities

3.3.4 Land Use Table (next 10 pages)

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 31 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 30 Downtown
Gateway
Business
Transitional
Commercial
General
Commercial
Business Park
Community
Service
Residential
Office
Single Family
Residential
Residential
2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes
COMMERCIAL USES (continued)
General Retail
Retail Vendor Kiosk, Onsite P - - - - - - - - - -
According to the development
standards for onsite retail vendor
kiosks in Chapter 3.

Antique Shops (No Pawn Shops) P - P P - - - - - - -
Tobacco Stores MC - - MC - - - - - - -
Subject to the provisions of
Chapter 5.19 of the City of
Corona Municipal Code.

Entertainment and Recreation
Athletic Clubs C - P P - P - - - - -
Community Service Facilities, Clubs,
Lodges, Meeting Halls, Multi-use
venues

MC C P P - P - - - - -
Cultural Institutions, Museums P P P P - P - - - - MC
Not applicable to public school
sites regulated by the state of
California.

Entertainment, Outdoor MC - - - - - - - - - P
Art exhibits, festivals, live music,
movies, other similar type uses
within commonly used communal
space.

Gymnastics, Martial Arts Studies P - P P P P - - - - -
Health and Wellness Studios P - P P - P - - - - P Pilates, yoga, dance, personal training - no more than 3,500 sq. ft.

Massage Establishments - - - P - P - - - - -
Downtown
Gateway
Business
Transitional
Commercial
General
Commercial
Business Park
Community
Service
Residential
Office
Single Family
Residential
Residential
2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes
COMMERCIAL USES (continued)
Entertainment and Recreation (continued)
Recreation Entertainment, Indoor MC - MC MC - - - - - - - Bowling, billiards, retro arcades, other similar types of uses.

Theatre, indoor MC C C C - C - - - - -
Including live entertainment,
except for adult entertainment
according to Chapter 17.41 of the
Corona Municipal Code.

Eating and Drinking Establishments
Breweries, Micro/Craft (defined in
CMC Chapter 17.04) P/ZA P/ZA P/ZA P/ZA P/ZA - - - - - - Craft Beer tasting and/or tap
room, including retail sale for offsite consumption (without on-site brewing)

P/ZA - P/ZA P/ZA - - - - - - -
Coffee house, including on-site
roasting P P P P P P - - - - -
Coffee house with drive- through
services C C - C - C - - - - -
Delicatessen and bakery P P P P P P - - - - -
Distilleries/Wineries, Micro P/ZA P/ZA P/ZA P/ZA P/ZA - - - - - - Defined in CMC Chapter 17.04.

Food Hall P - P P - - - - - - - Multiple food/beverage operators within a common shared space.

P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 33 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 32 P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use Downtown Gateway Business Transitional Commercial General Commercial Business Park Community Service Residential Office Single Family Residential Residential 2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes
COMMERCIAL USES (continued)
Eating and Drinking Establishments (continued)
Liquor lounge/bar, onsite consumption (defined in CMC
Chapter 17.04)

P/ZA - P/ZA MC - - - - - - -
Night Clubs MC - - C - - - - - - -
Excluding Adult Entertainment
according to Chapter 17.41 of the
Corona Municipal Code.

Restaurants with walk-in service P P P P MC P - - - - - Restaurants with drive- through
service - C - C - - - - - - -
Restaurants with live entertainment
as an ancillary use.

P P P P MC MC - - - - -
Wine Stores, including retail sales,
tastings and on-site consumption P/ZA - P/ZA P/ZA - - - - - - - Sidewalk Dining P - P P - - - - - - - See Section 3.8.1.

Automotive Related Uses
Auto Parts Sales (no installations) - - - P P - - - - - - Auto Parts Sales (with installations) - - - - P - - - - - - Automobile Repair - - - - P - - - - - -
Automobile Sales and Leasing (Car,
RV, and Truck) - - - - C - - - - - - According to Chapter 17.72 of the Corona Municipal Code.

Automobile Service Stations - C C C - - - - - - - According to Chapter 17.72 of the Corona Municipal Code.

Downtown
Gateway
Business
Transitional
Commercial
General
Commercial
Business Park
Community
Service
Residential
Office
Single Family
Residential
Residential
2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes
COMMERCIAL USES (continued)
Automotive Related Uses (continued)
Car Wash, Full Service - - - - - - - - - - -
Car Wash, Self Service - - - - - - - - - - -
Motorcycle Sales - - - C C - - - - - - According to Chapter 17.72 of the Corona Municipal Code.

Parking Lots and Structures, Stand
alone C C C C C C - - - C -
According to the development
standards and design guidelines
of the specific plan.

Other Uses
Child Day Care (6 or fewer) - - - - - P P P P P -
Child Day Care (7-14) - - - - - P P P P P -
Child Day Care (more than 14) - - P - - P C C C C -
Banks, credit unions, and financial
services P P P P - P - - - - -
Bed and Breakfast Inns C - - - - - C C C C -
Health Care Facilities P/C/- - P/C/- P/C/- - P/C/- P/C/- P/C/- P/C/- P/C/- - According to Chapter 17.73 of
the Corona Municipal Code and
as permitted in the C2/C3 zone in
the D, TC, GC, & CS Districts; as
permitted in the R1 zone for the
SFR, RO, R2 and MFR Districts.

P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 35 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 34 P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use Downtown Gateway Business Transitional Commercial General Commercial Business Park Community Service Residential Office Single Family Residential Residential 2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes
COMMERCIAL USES (continued)
Other Uses (continued)
Funeral Parlors and Mortuaries - - C C - C - - - - -
Hotels C C C C - C - - - - -
Same definition as a hotel
according to Chapter 17.04 of the
Corona Municipal Code.

Laundromat, Dry Cleaners - - P P - - - - - - -
Motels - C - C - - - - - - -
Same definition as a motor inn
according to Chapter 17.04 of the
Corona Municipal Code.

Offices, Governmental P P P P P P P - - - -
Offices, Professional P P P P P P P - - - -
Personal Services P P P P - P MC - - - -
Includes barbers, beauty, and nail
shops, tailor shops, travel agent,
etc.

Religious Facilities - - C C - C C C C C C Refer to CMC Section 17.92.040.

Smoking Lounges MC - MC MC - - - - - - -
Minor Conditional Use Permit,
subject to the provisions of
Section 17.33.160 of the City of
Corona Municipal Code.

Downtown
Gateway
Business
Transitional
Commercial
General
Commercial
Business Park
Community
Service
Residential
Office
Single Family
Residential
Residential
2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes
COMMERCIAL USES (continued)
Tattoo and Body Piercing Salons - - - MC - - - - - - -
Veterinarians - MC MC P MC P - - - - -

MANUFACTURING AND INDUSTRIAL USES
Assembly, Light - - - - P - - - - - -
Boat and Marine sales and Repair - - - - P - - - - - -
Distribution (excludes truck
terminals) - - - - P - - - - - -
Home Improvement Centers - P P P P - - - - - - Includes home furnishings and hardware.

Laboratories (such as medical,
mechanical, optical) - P - - P P - - - - -
Manufacturing, Light - - - - P - - - - - -
Includes bakeries, cabinets, clothing,
communication equipment,
computers, cosmetics, furniture,
instruments, metal engraving,
musical instruments, packaging,
pharmaceutics, plastics, signs, silk
screening, sporting equipment, and
toys).

P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 37 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 36 P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use Downtown Gateway Business Transitional Commercial General Commercial Business Park Community Service Residential Office Single Family Residential Residential 2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes

MANUFACTURING AND INDUSTRIAL USES (CONTINUED)
Mixed Use - Commercial/Business Park
Development - - - - P - - - - - -
Feature a mix of commercial
and light industrial uses that
are “clean” operations such
as research and development,
e-commerce, parcel delivery
services, etc.

Outdoor Storage - - - - P - - - - - -
Only in conjunction with items
manufactured/assembled or
equipment used with businesses
conducted within a building on
site and screened by opaque
fencing.

Parcel Delivery - - - - P - - - - - -
Processing (except hazardous material) - - - - P - - - - - - Including bottling, cleaning/
dyeing, food preparation,
packaging.

Publishing - - - - P - - - - - -
Blueprinting, book binding,
printing, publishing and photo
copying.

Research/Development - P - - P - - - - - -
Repairing small appliances, electronic
equipment, plumbing/electrical shops - - P P P - - - - - - P=Permitted Uses P/ZA=Permitted with Zoning Administrator Approval C=Conditional Use MC= Minor Conditional Use. “-” = Prohibited Use Downtown Gateway Business Transitional Commercial General Commercial Business Park Community Service Residential Office Single Family Residential Residential 2 Multi-Family
Residential
Parks, Schools,
Open Space
Notes

MANUFACTURING AND INDUSTRIAL USES (CONTINUED)
Treatment, light (non-toxic coating/
plating) - - - - MC - - - - - -
Upholstery (within a fully enclosed
building) - - - P P - - - - - -
Wholesaling - - - - P - - - - - -
Welding, Machine Shop - - - - MC - - - - - -

PUBLIC AND SEMI-PUBLIC FACILITIES
Municipal Facilities P P P - - P - - - - P
Parks/Community Gardens P - P - - P P P P P P Public parks reviewed by Parks and Recreation Commission.

Public/Quasi-Public Uses P - P P - P C C C C P
Public Safety FacilitiesP P P P P P C - C C P
Schools/Educational Institutions P - P P P P P - - - P
Includes culinary, music, art,
trade, tutoring and other similar
uses.

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 39 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 38 3.4 DEVELOPMENT STANDARDS

3.4.1 Overview
The Development Standards Table 3-2 providesthe development criteria for all zoning districts within Downtown Corona , with the exception of the OS (Open Space) District. A development project within theOS Districtissubject to the discretion of a Precise Plan application, reviewed and approved by the Planning Commission, except that public schools regulated by the State of California are exemptfrom thisrequirement. Uses with associated standards notspecifically covered by this Specific Plan are subject to the regulations of the City of Corona Zoning Code for similar land use classifications.

The development standards of the Specific Plan are considered minimum requirements. All projects will need to comply with the design guidelines found in Chapter 4 ofthe Specific Plan, whichmay resultin furtherrestrictions.

Special use regulations and standards for outdoor dining, outdoor displays, live-work units, onsite retail kiosks, etc. are contained in Section 3.8.

1. All setbacks are minimums. Refer to the additional development standards for building and parking setbacks referenced in this chapter.

2. Refer to CMC Chapter 17.86 for additional setback requirements for properties established along Grand Avenue and Main Street.

3. Minimum setbacks: 5 feet for one story building; 7.5 feet for two story building; 10 feet for three story building.

4. Applicable only when property abuts a residential zone.

5. Other development standards according to the R-1-7.2 zone of CMC Chapter 17.18 the R2/R3 zone of CMC Chapters 17.22 and 17.24 shall apply . If the development standards of the specific plan conflict with the requirements in the CMC, the requirements in the specific plan shall prevail.

6. The Planning Commission may approve an increase in the overall building height to 3 stories or 40 feet subject to Precise Plan approval for multi-family apartment buildings consisting of five or more units.

7. According to Section 17.92.030 of the Corona Municipal Code, buildings may exceed the height limit of the zone with the approval of a Conditional Use Permit granted by the Planning Commission.

TABLE 3-2 DEVELOPMENT STANDARDS
D GB TC GC BP CS RO SF5 R25 MF5

RESIDENTIAL DENSITY
Maximum Dwelling Units Per Acre Refer to the City’s General Plan Land Use Designations for Density Ranges/Maximums

BUILDING AND LOT REQUIREMENTS
Minimum Lot Area (square feet) N/A N/A N/A N/A N/A N/A 7,200 7,200 7,200 7,200 Minimum Lot Width (feet) N/A N/A N/A N/A N/A N/A 50 50 60 60 Minimum Lot Depth (feet) N/A N/A N/A N/A N/A N/A 100 100 100 100

MAXIMUM BUILDING HEIGHT
Stories 57 77 37 37 37 37 2 2 2 26
Feet 607 757 407 407 507 407 30 30 30 306
Maximum Floor Area Ratio (FAR) Refer to the City’s General Plan Land Use Designations for FAR Maximums Lot Coverage (% of lot area including accessory
structures) N/A N/A N/A N/A N/A N/A N/A 35% 50% 60%
MINIMUM YARD SETBACKS1 & 2
Front Yard Setback (feet) 0 8 5 8 20 5 20 20 20 25
Side Yard Setback, Interior (feet) 104 104 104 104 0/10 104 5 5 5 53 Side Yard Setback, Street (feet) 0 8 5 8 15 5 15 15 15 15 Rear Yard Setback (feet) 104 104 104 104 10 104 10 10 10 15 Downtown Street Setting

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 41 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 40 F. Building Stepbacks
A building stepback is where the upper floors of a building, except for parking structures, are stepped back from the lower floors to increase the building setback from the property line based on the height of a building from an adjoining property or street. Uses allowed within the building stepback include private open space (terraces), shade structures (trellises), green roofs, and other open space features at the discretion of the Director of Planning and Development.

1. Stepbacks from Sixth Street. Starting on the fourth floor, the building shall be stepped back according to Table 3-3 for at least 70 percent of the building façade facing the street. The floors of a building above the fifth floor are allowed to have the same building stepback of the fifth floor with no additional building stepback required.

3.4.2 Scale of Buildings
The standards in this chapter are intended to help shape development in a manner that creates a defined public realm and appropriate scale of buildings for a visually appealing downtown. These standards will also help to reduce building massing through yard setback and building stepback requirements that create appropriate transitions from Sixth Street and to residential neighborhoods. Furthermore,the standards support high-quality architecture and urban design through variation and articulation of building facades.

A. Density - Residential
Residential projects shall not exceed the allowable dwelling units per acre as specified in Table 3-2. Achievement of the maximum development density cited in the table is not guaranteed;the actual yield of any development density will be determined according to the site-specific physical characteristics and compliancewiththerequireddevelopmentstandardsandthedesign guidelines.

Sites designated with an Affordable Housing Overlay shall yield a density no less than the density range according to Chapter 17.31 of the Corona Municipal Code.

1. Fractions shall be rounded to the nearest whole number; those at 0.50 shall be rounded up.

2. The maximum density is based on the net project site area after dedications of public rights-of-way.

3. Projects using density bonus incentives shall refer to Chapter 17.87 of the Corona Municipal Code.

B. Floor Area Ratio (FAR)
Non-residentialprojects,includingmixed-useprojects consistingofresidential, shall not exceed the allowable floor area as specified in Table 3-2. The area defined for the FAR is according to the Interpreting Density and Intensity Standards of the General Plan.

1. The maximum FAR is based on the net projectsite area after dedications of public rights-of-way.

C. Number of Stories
Buildingsshall not exceed the maximum number ofstories above the finished, exposed grade of the site as specified in Table 3-2.

D. Height of Buildings
Buildingsshall not exceed the heightlimits specified in Table 3-2. The building height is defined according to Chapter 17.04 of the Corona Municipal Code.

1. Maximumheightformassing adjacentto a certain street orinterior property line shall adhere to the building stepbacks of Section 3.4.2.F ofthis Chapter.

2. Exceptions are allowed for projecting features according to Chapter

17.66 of the Corona Municipal Code.

E. Building Setbacks

1. Setbacks. Setbacks are measured perpendicular from the property lines facing the street and shared property lines with other parcels. a. Building setbacks shall be according to Table 3-2.
b. Minimum setbacks shall apply to all stories of a building, except for the building stepbacks referenced in Section 3.4.2.F.
c. Features allowed within the setback, include:
i. Landscaping and planters;
ii. Hardscape such as stoops and patios;
iii. Arcades and galleries per Section 3.4.3.D.;
iv. Walls and fences per Section 3.4.3.E.;
v. Seating and furniture;
vi. Outdoor dining per Section 3.8.1; and
vii. Other open space amenities at the discretion of the Planning Director.

TABLE 3-3 BUILDING STEPBACKS ALONG SIXTH STREET.

Project Type
Stepbacks Along Sixth Street
3rd Floor 4th Floor 5th Floor
Mixed Use N/A 10’ from 3rd floor 10’ from 4th floor
Nonresidential N/A 10’ from 3rd floor 10’ from 4th floor Residential N/A 10’ from 3rd floor 10’ from 4th floor
Five story building with fourth and fifth floor stepped back along Sixth St Example of a 3rd floor stepback

2. Stepbacks from Interior Property Lines Adjacent to Single-Family Residential Zoning Districts. Starting on the fourth floor, the building shall be stepped back according to Table 3-4 for 100% of the building façade facing the residentialzone . The floors of a building above the fifth floor are allowed to have the same building stepback of the fifth floor with no additional building stepback required.

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 43 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 42 TABLE 3-4: BUILDING STEPBACKS ADJACENT TO A SINGLE
FAMILY RESIDENTIAL ZONE.

Project Type
Stepbacks Adjacent to a
Single Family Residential Zone
3rd Floor 4th Floor 5th Floor
Mixed Use N/A 10’ from 3rd floor 10’ from 4th floor
Nonresidential N/A 10’ from 3rd floor 10’ from 4th floor Residential N/A 10’ from 3rd floor 10’ from 4th floor
Five story building with fourth and fifth floor stepped back adjacent to single-family residential zones

2. Blank Building Walls. Expansive, blank walls that have no doors and windows on the side facing the street and open space shall not span more than 20 feet in length in the Downtown District.

3. Security Bars, Gates & Coverings. Exterior security bars, gates and coverings are prohibited in addition to interior security bars. Interior security gates and coverings are allowed and shall be open during business hours and concealed by side pockets or ceiling cavities.

C. Shade Structures
Shade structures, including but not limited to awnings and canopies, are encouraged throughout Downtown Corona in the Downtown and Commercial Districts. For more specific design guidance for shade structures, refer to the Design Guidelines in Chapter 4.

1. Buildings which front Sixth Street in the Downtown District, shade structures from the facade are encouraged to project a minimum of three feet but no more than four feet into the public right-of-way for at least 50 percent of the building frontage. Shade structures shall be reviewed and approved by the Planning and Development Department in addition to the approval of an encroachment permit.

2. Along all other street frontages, shade structures on the building facade may project up to two-thirds of the sidewalk width, subject to review and approval by the Planning and Development Department and the approval of an encroachment permit.

3. Shade structures attached to the building shall provide a vertical clearance of eight feet from the sidewalk elevation.

4. Shade structures shall not conflict with existing trees, signs, street lights, or any other existing street features.

5. An arcade space described in Section 3.4.3.D and located on the ground floor can be used instead of shade structures.

D. Building Arcades
An arcade is a covered walkway for pedestrians extending from the building façade supported by columns located in the Downtown and Commercial Districts.

1. An arcade shall not encroach into the public right-of-way but is allowed to encroach into the on-site front yard and street side yard setback.

2. An arcade shall have a minimum passage depth of 8 feet from the back of the column to the building façade.

3. The distance between columns shall be equal to or greater than the arcade depth dimension, as measured from the column center.

4. The façade shall meet the ground floor transparency requirements set forth in Section 3.4.3.B.

5. Uses allowed within the arcade include the following, provided an unobstructed pedestrian path of travel width of five feet is maintained. a. Outdoor displays;
b. Seating furniture;
c. Outdoor dining;
d. Landscape planters; and
e. Bicycle parking.

3.4.3 Building Frontages
The building frontage standards below are intended to :
• Increase the visibility into ground floor spaces to create visual interest for pedestrians;
• Limit expansive, blank walls on the ground floor to enhance the appearance of the building;
• Promote shade using arcades and shade structures; and • Prioritize pedestrian access by ensuring doorways are open to a public sidewalk or public open space.

A. Ground Floor

1. Height. Buildings facing the street shall have a minimum height of 16 feet on the ground floor for a nonresidential use. The minimum height of residential ground floor spaces shall be 10 feet.

B. Transparency

1. Windows and Doors. Glazing for each respective storefront shall be no less than 60% of the façade facing the street on the ground-floor of nonresidential uses, and no lessthan 30% ofthe façade above the ground floor. a. For non-residential and residential common space uses, the glazing on the ground floor shall be proportionate to the façade of the building or each respective storefront.
b. Windows shall be recessed or shall project a minimum of two inches from the façade. Flush windows may be allowed if it results in no negative impact on the total architectural quality of the building. c. Obstructions within the interior ground floor of the building shall not obscure more than 30 percent of the glazing of each respective storefront.

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 45 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 44 Example of an arcade along street frontage
E. Walls, Fences, and Hedges

1. Front yard setback. Walls, fences, raised planters, screening, and similar structures shall be permitted within the front yard setback subject to the following performance standards. However, hedges or walls in the Downtown District are limited to outdoor dining enclosures described in Section 3.8.1.
a. Maximum height shall not exceed 36 inches.
b. Fences and hedges used to contain outdoor dining spaces shall not exceed 42 inches and shall not obstruct any line ofsight requirement. c. Guardrails required for paths of travel may exceed the height of 36 inches if required by the Building Code. Guardrails shall be nonopaque. d. For specific design standards for walls, fences, and hedges, refer to Chapter 4.

2. Interior property line walls/fences.
a. Shall adhere to Chapter 17.70 of the Corona Municipal Code . b. Solid walls/fences which are integrated into the building architecture may be permitted to match the height of the ground floor, with a maximum length of 25 feet.

F. Trash receptacle enclosures.

1. Trash receptacle enclosures(including recycling and green waste containers) shall not be placed toward the front or street side of the property. All enclosures shall be screened by a solid fence not less than six (6) feet in height that is architecturally compatible with the building and shall have a covered top. The trash enclosure gates shall be secured with a locking system,such as a keypad system, to prevent unwanted activities.

3.4.4 Open Space
The open space standards below are intended to:
• Provide a variety of open space settings for gathering, recreation, and respite for residents and visitors;
• Give residents access to natural light and fresh air in and around living spaces;
• Improve building design and site planning by integrating open space into developments; and
• Correlate open space requirements based on the number of resident living units and size of the building.

A. Types of Open Space
A variety of high quality, usable, and accessible open space contributes to an active public realm and successful building design. A combination of open spaces serve a range of purposes, including spaces for relaxation and community gathering for residents, employees, and visitors.

Open spaces on either the ground floor or on the upper stories of buildings, correlated to the building use and size, can break up building massing, thereby improving site and building design. Open spaces are defined as follows:

1. Private open space. Open space areas such as patios, balconies, and yards that adjoin a dwelling unit and are reserved for the exclusive use of the resident(s) of said unit, and their guests.

2. Common open space. Open space areas and recreational spaces such as courtyards, pool areas, rooftop decks with outdoor seating and patio covers, tot lots, communal outdoor picnic areas with seating, shade structures, barbecues, etc. that are shared among residents of a building. Common open spaces can include common indoor space for fitness facilities and clubhouses that may or may not be open to the public.

3. Publicly accessible open space. Open space areassuch as plazas, pocket parks, splash pads, and paseos that are on private property but open to the public to congregate and gather. Typical amenities include outdoor seating, shared/open outdoor dining spaces, landscaping, fountains, and public art.

B. Minimum Area

1. Private and Common Open Space. Projects shall provide the minimum area of open space based on the use and size prescribed below. Areas used regularly for parking, loading, or storage shall not count towards minimum open space requirements.
a. Multiple Family Residential. A minimum of 150 square feet of open space per unit with 25% provided in private open space and 75% in common open space.
b. Non-Residential. Retail and commercial service projects shall provide publicly accessible open space at a minimum of 5 percent of the Private open space Common open space

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 47 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 46 gross floor area for the first 20,000 to 80,000 square feet; additional publicly accessible open space shall be provided at a minimum of 2 percent of the floor area after the first 80,000 square feet. c. Mixed-Use. Projectsshall comply with the requirements applicable to each type of use.

C. Standards for Private Open Space

1. Dimensions. Private outdoor space located on the ground floor shall have no dimension less than 10 feet. Private outdoor space located above the ground floor shall have no dimension less than 6 feet.

D. Standards for Common Open Space

1. Dimensions. A minimum dimension of 20 feet in each direction is required for common open space. Shared amenity space shall not be located in any required setback unlessthe setback directly abuts a public park.

2. Landscaping. In addition to the outdoor amenities provided in the common open space, a combination of low lying, drought tolerant shrubs and 24 inch box trees shall be planted within the common outdoor space. The design of the outdoor landscaping shall be reviewed during the Precise Plan application process.

3. Hardscape. Hardscape areas can include surfaces covered in paved concrete, brick, natural stone, concrete pavers, textured and colored concrete, or concrete with exposed or special aggregate.

4. Access. Common open space, or portions of common open space, may be accessible to the public if desired by the property owner.

5. Amenities. Amenities shall include the types of amenities described in

3.4.4.A.2.

E. Standards for Publicly Accessible Open Space

1. Dimensions. A minimum dimension of 20 feet in each direction is required for publicly accessible open space.

2. Signage. Publicly accessible open space shall have visible signage from the adjacent sidewalk identifying the space as a publicly accessible amenity and listing accessible hours.

3. Hardscape. No more than 40 percent of the publicly accessible open space shall be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniques or a combination thereof: brick, natural stone, unit concrete pavers, textured and colored concrete, or concrete with exposed or special aggregate.

4. Water Features. Decorative water features such as fountains, reflecting pools, or similar feature not occupying more than 5 percent of the publicly accessible open space is allowed. Swimming pools and splash pads intended for play by children are not considered water features for the purposes of this standard.

5. Seating. Seating shall be provided at a minimum of 1 seat per 300 square feet of required publicly accessible open space. Benches and/or seatwalls shall be calculated as 1 seat per 24 linear inches.

6. Landscaping. Tree wells and landscape planters occupying at least 25 percent of publicly accessible open space shall be provided.

7. Shade Structures. Shade structures in the form of trellises, shade trees and extended canopies from the building shall be provided throughout the publicly accessible outdoor space.

8. Common Open Space Credit. Publicly accessible open space in excess of the minimum may count towards a maximum of 30 percent of the common open space requirement at a 1:1 ratio.

F. Mid-Block Paseo Plaza Incentive Bonus

1. Purpose. Within the Downtown (D) District, it is desirable to encourage the provision of pedestrian paseos at mid-block locations to provide convenient pedestrian access to the street from public parking lots at the rear of buildings.

2. Requirements. In order to qualify for the mid-block paseo incentive bonus, a proposed project must meet the following requirements:
a. Paseos shall be designed to be an integral part of the overall project and shall be configured to provide straight-forward access from an alley orrear parking area to the street. The incorporation of plazasinto the design is highly encouraged. Building entrances are encouraged to front onto a paseo. If it is deemed that a business entrance cannot front onto a paseo, a minimum of one display window per business shall be provided facing onto the paseo.
b. A paseo shall incorporate landscape features, lighting, shade, textured paving, and other design elements to enhance the overall pedestrian environment and provide a high level of security, natural surveillance, and convenience.

3. Incentive Bonuses. For projects meeting the above requirements, the following development bonuses may be granted by the Planning Commission:
a. Required parking may be reduced by 15%.
b. If publicly accessible open space isrequired forthe project,the required Rooftop deck with outdoor seating and patio space can be reduced by 20%..

Conceptual rendering of publicly accessible open space area Publicly accessible open space

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 49 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 48 3.5 LANDSCAPE STANDARDS

3.5.1 Intent
The objectives of the landscaping in Downtown Corona are:
• To beautify Downtown and create a gateway to the City; • To soften the visual appearance of commercial developmen; • To unify the area as a pleasant environment for residents and visitors alike. • To increase native landscaping requirements and incentives to plant native or low water plantings for all public and private projects.

These objectives will be accomplished by a recognizable use of similar planting treatments along the streets in Downtown Corona. Consistency and continuity within the street right-of-way and building setback areas are extremely important. New development in Downtown Corona shall refer to the following landscape regulations.

3.5.2 General Provisions
A. Concept Landscape Plans

1. A concept landscaping plan shall be submitted as part of the entitlement process.

2. The concept plan shall exhibit a generalized design layout which adequately demonstrates the proposed landscaping program in terms of location, size/scale, function, theme and similar attributes.

B. Detailed Landscape Plans

1. Detailed landscape plans shall be prepared only after approval of the entitlement. Submittal of detailed plans shall be concurrent with any required grading plan(s) and other documents or reports.

2. Landscaping plans for projects shall be prepared by a licensed landscape architect registered to practice in the State of California.

3. Landscaping plansshall include the use of drought-tolerant,water-efficient and hydro zoned plant materials whenever/wherever possible.

C. Landscape Development Standards

1. Any existing structure that expands its gross floor area by 25% or more shall bring the subject property into full compliance with current landscaping requirements asset forth in the Chapter 17.70 of the Corona Municipal Code.

2. All landscaping areas shall be maintained in accordance Chapter 17.70 of the Corona Municipal Code.

3. All setbacks, parkways, and non-work /storage areas that are visible from a public street or from a parking lot available to the public shall be landscaped or hardscaped. Areas proposed for development in another phase shall be temporarily planted with ground coverto control dust and soil erosion if the phase will not begin construction within six months of completion of the previous phase.

4. Trees and shrubsshall be planted so that atmaturity they do notinterfere with utility service lines, street lighting, and traffic safety sight areas.

5. Trees planted within five feet of paving shall be provided with approved root control devices.

6. Landscape areas shall have plant materials and planting methods suitable for the soil and climatic conditions of the site. Landscape areas shall use water-efficient, drought-tolerant plants.

3.6 VEHICULAR PARKING

3.6.1 Parking Requirements and Standards
A. Minimum Parking Requirements

1. Number of Spaces. Projects shall provide off-street parking spaces per the parking standards of Chapter 17.76 of the Corona Municipal Code, except for outdoor dining described in Section 3.8.1, and commercial and residential mixed use described in Section 3.8.3.C.

2. Shared Parking. Parking may be shared among multiple uses that have reciprocal parking upon submittal of a shared parking analysis showing that the number of parking spaces needed islessthan the sum ofspaces required by Chapter 17.76 of the Corona Municipal Code. The shared parking analysis shall be prepared by a traffic engineer registered by the State of California.

B. Layout and Design of Parking

1. Siting of Parking Areas in the Downtown District. Required off-street parking shall be provided underground, in above-ground structures, or behind street-facing buildings within interior parking courts in the Downtown District. If surface parking lots are necessary, the parking shall be located behind the building from the front yard, away from the street corner on corner parcels, and behind on-site open spaces.

2. Surface Parking. Parking lotsshall be setback a minimum of 10 feet from the property line. Parking located along street side and rear yards, and along interior property lines not adjacent to residential can be reduced to 5 feetsubject to review by the Director of Planning and Development.

However, parking facing Sixth Street shall have a minimum setback of 10 feet, regardless of the orientation of the yard.
a. Parking shall be buffered from the street by buildings or landscaped area, with the exception of access drives .

Paseo between adjacent buildings
Public accessible paseo

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 51 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 50 b. Parking lot landscaping shall be provided in accordance with the Corona Municipal Code, except that one tree of at least 24 gallons in size shall be provided for every six (6) parking spaces. Trees shall be distributed as evenly as possible throughout the parking area, no more than of 35 percent of the required trees clustered within the street setback.

3. Podium Parking. Podium parking located above ground shall not exceed one story in conjunction with habitable buildingslocated above. Multiple stories of above ground parking are permitted if the project meets the parking structure standards below.

4. Parking Structures. Structures shall be buffered by commercial/office storefronts or residential units between the parking area and Sixth Street, with the exception of access drives . Parking structures shall be screened from public view on all public streets through either buffering of human-occupied floor areas or permanent view-obscuring screening materials which also incorporate enhanced landscaping.
a. Elevators and stairs shall be located adjacent to sidewalks or other public spaces.
b. Parking areas shall be screened from the public realm using heavygauge metal, precast concrete panels, laminated glass, green walls, or other means subject to review and approval by the Planning and Housing Commission.

5. Underground Parking. No setbacks are required other than those required to comply with building codes.

3.6.2 Parking Standards – Special Consideration
A. Downtown (D) District

1. For any proposed project in the Downtown (D) District, a maximum twenty-five (25) percent reduction in required parking spaces may be permitted by the City for the development of structured parking provided that one of the following findings can be made. a. Adequate parking will be available within 300 feetto serve the subject project.
b. The number of on-street parking spaces immediately adjacent to a non-residential development site, or the number that will be immediately adjacent upon completion of planned street/parking improvements, whichever is greater, may be counted toward the required number of off-street parking spaces for said non-residential use(s). The number of required parking spaces may be adjusted based on the preparation and findings of a parking study.

2. If the city has an in lieu fee for parking or intends to adopt an lieu fee, such parking requirements may be satisfied by payment of an in lieu fee to the City. The payment shall be equal to the sum of money for each parking space not provided on-site. The amount of the in-lieu fee shall be determined by a nexus fee study and adopted by the City Council.

The funds shall be used by the City for the purpose of acquiring and developing public off-street parking facilities.

B. Commercial Districts

1. Parking facilities abutting residentially zoned parcels shall provide a seven (7) foot high, double-sided decorative masonry wall to screen the parking area(s). Decorative masonry includes options such as splitface or slumpstone block, masonry block covered in stucco, or a plaster finish matching the architecture of the building. Landscaping including shrubs and trees shall be incorporated adjacent to walls to mitigate the visual effects of flat wall surfaces. Where possible, wall offsets and planting pockets shall also be provided (see Chapter 4, Design Guidelines for additional information in regards to design regulations).

2. Parking areas adjacent to public right-of-way shall provide a three (3) foot high landscaped berm across the entire parking frontage except for driveways. Landscape screening may include a combination of low hedge row plantings, landscaped berms or low decorative masonry walls.

3. Parking areas shall be provided with landscaped islands at the parking row terminus. Continuous rows of parking spaces shall be broken up every eight (8) spaces with an interior island that is the same depth as the parking stall and no less than 4 feet wide, or a tree well at the front corners of the parking space.

C. Residential Districts

1. Parking areas for multifamily residential shall adhere to the same standards provided in Section 3.6.1.B.

2. Building additions to existing single family houses are not required to provide additional parking spaces or covered parking spaces to the property, including single family homes never having a garage.

Surface parking requirements

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 53 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 52 3.7 SIGNAGE

3.7.1 Overview
This section describes the development standards for on-site signage associated with the land use districts of Downtown Corona.

3.7.2 Applicability
Signs in Downtown Corona, including temporary signs, shall be erected, constructed, altered, and maintained according to the standards set forth in this section. Where information on certain signage is silent, the definitions and development standards in Chapter 17.74 of the Corona Municipal Code shall prevail. Signage shall also conform to the Sign Design Guidelines in Chapter 4 of this Specific Plan.

3.7.3 Sign Types
Specific signage types and standards are described below.

A. Awning and Canopy Signs
Signs painted or printed on awnings, canopies, arcades, orsimilar attachments or structures are subject to the following standards.

1. Maximum Allowable Sign Area. Awning and canopy signs shall have a maximum allowable sign area of 10 square feet, or 25 percent of the total awning area, whichever is less.

2. Maximum Number of Signs. Awning and canopy signsshall be limited to one per establishment.

3. Illumination.Awning and canopy signsshall not be internally illuminated.

External illumination may be considered.

Awning sign diagram
B. Parcel Identification Signs.

A parcel identification sign means a freestanding sign at a fixed location,such as a pylon or monument sign that is installed with a permanent foundation and not attached to any building and advertises the business(es) located on the parcel or within the center it serves. Parcel identification signs are subject to the following standards.

1. Maximum Allowable Sign Area.
a. Residential Districts .
i. Single Family and R2: 6 square feet (nonpermanent yard type sign allowed)
ii. Multifamily: 32 square feet
b. All Other Districts. Allowable sign area shall be based on one square foot per linear foot of the property frontage adjacent to a street, up to 60 square feet.
c. A parcel identification sign associated with multiple businesses on the same parcel or center shall be limited to four tenants per sign.

2. Maximum Sign Height.
a. Residential Districts: 4 feet.
b. All Other Districts: 15 feet.

3. Support Structure. The support structure shall be architecturally compatible with the building or center it serves .
a. Location of Sign. All freestanding signs shall be located outside of the corner visibility requirements according to Section 17.70.050 of the Corona Municipal Code. One sign per street frontage per property is allowed.
b. The sign shall be located within an area that is landscaped. c. No portion of the sign shall extend into the public right of way.

4. Illumination. Parcel identification signs can be internally or externally illuminated if not located adjacent to a residential zone.

C. Hanging Signs.

A hanging sign can be a projecting sign or shingle sign. A projecting sign means a sign that projects horizontally from the exterior wall of a building associated with the adjacent business. A shingle sign means a sign that is suspended beneath a marquee, covered walkway, canopy, or awning associated with the adjacent business. Projecting and shingle signs are subject to the following standards.

1. Maximum Allowable Sign Area.
a. Residential Districts. 6 square feet.
b. All Other Districts. 10 square feet.

2. Maximum Sign Height. 15 feet.

3. Minimum Sign Clearance. 8 feet.

4. Maximum Number of Signs. One per each building frontage or tenant space.

5. Maximum Projection.
a. Projecting Sign. A projecting sign shall not extend more than fourfeet from the building to which it is attached and shall be designed and located in a way to not cause harm to street trees. Signs projecting into the public right- of-way are subject to an encroachment permit. b. Shingle Sign. A shingle sign shall not extend further than the outer edge of the marquee, covered walkway, canopy, or awning from which it is suspended.

6. Illumination. Projecting and shingle signsshall not be internally illuminated.

D. Building Identification Signs
A building identification sign means a sign thatisinstalled flat, on the surface of a building that identifies the name of a business occupying the building.

A building identification sign includes any sign attached to, erected against or painted upon the wall of a building or structure. Building identification signs are subject to the following standards.

Project and Shingle Sign Projection

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 55 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 54 1. Maximum Allowable Sign Area.
a. Single Family Residential. Building signage is prohibited. b. Multi-Family Residential District. Maximum sign area of 32 square feet.
c. Single Tenant Buildings in All Other Districts. One square foot per linear foot of the building elevation of where the sign is located. In no case, shall the total area of building signage on a single elevation exceed 150 square feet.
d. Multiple Tenant Buildings in All Other Districts. One square foot per linear foot of the building elevation of the tenant space of where the sign is located. In no case, shall the total area of the building signage on a single elevation of a tenant space exceed 150 square feet.

2. Location of Sign.
a. Building Height:
i. Single story buildings. No building signs shall extend above the roof of the building.
ii. Multi-story buildings.
▪ Single Tenant. The name of the tenant or the name of the building shall be on the top floor of the building. Building signage shall not extend above the roofline of the top floor. ▪ Multiple Tenants. The name of the building is allowed on the top floor of the building and the signage shall not extend above the roofline of the top floor. Tenant signage is only allowed for the tenants located on the first floor and signage shall not extend above the roofline of the first floor.
b. Building signs shall not cover architectural features of the building, including doors and windows .
c. Building signs are allowed on each elevation of the building according to Section 3.7.3.D. Signs are prohibited on building elevations facing adjacent residential properties.

3. Sign Attachment. Building signs shall be attached according to the following standards:
a. Attached parallel flat against the building wall, extending no more than 15 inches from the wall; or
b. Attached parallel to the fascia board of a sloping mansard roof. The sign shall not hang more than 18 inches below the fascia and shall not extend above the fascia of the sloping roof.

4. Illumination. The illumination of building signs shall be externally illuminated, except that a single storefront having a building width of 150 feet or greater is allowed internally illuminated wall signage.

E. Window Signs
Signs painted on or otherwise adhered directly onto a window and signs that block a window in any way are subject to the following standards.

1. Maximum Allowable Sign Area. 20 percent of the window area.

2. Location. Window signs are limited to the first floor and prohibited on windows located on the second floor and above.

F. Temporary Signs and Devices to Attract Attention

1. Temporary storefront banners are allowed per Section 17.74.080(A) of the CMC.

2. Devices to attract attention such as rooftop mounted balloons, feather flags, inflatable dancer waiving tube, and other similar devices are prohibited.

3.8 SPECIAL USE REGULATIONS AND STANDARDS

3.8.1 Outdoor Dining
A. Overview
Outdoor dining is allowed as an incidental use to an established restaurant, coffee house, or otherfood service businesses. Common outdoor dining spaces are also encouraged within on-site open spaces intended for public gatherings.

Thefollowing standards andregulationsshall apply to outdoordining inaddition to the Design Guidelinesreference in Chapter 4 for the Downtown District B. Development and Design Standards

1. Outdoor dining areas extending onto the public sidewalk shall maintain an unobstructed path of travel width of five feet where the outdoor dining occurs. The pedestrian path of travel shall be measured from the dining area boundary to the curb face and other obstructions(e.g. planters, utility boxes, light poles, tree wells, etc.). No tables, chairs, umbrellas, shade structures, or other fixturesshall be permitted within the pedestrian path.

2. Outdoor dining areas extending onto the public sidewalk or on-site of the property shall not obstruct entrances, exits, permitted signs, mailboxes, utilities, and activities associated with public transit stops. Outdoor dining activities shall not extend into the line-of-sight distances at street corners and driveways according to Section 17.70.050 ofthe Corona Municipal Code.

3. Outdoor dining shall not inhibit vehicular or pedestrian circulation.

4. Outdoor dining area may be divided or fenced at a maximum height of 42 inches.

5. A sidewalk or outdoor plaza adjacent to a restaurant may be used for permanent outdoor dining. The width of the dining area along a sidewalk shall not exceed the width of the building frontage of the subject establishment. However, a common outdoor space within a plaza setting may be used by multiple businesses to provide outdoor seating.

6. Outdoor dining shall be separated from parking facilities by pedestrian walkways, landscaping, decorative fences, walls, or other design features approved by the Director of Planning and Development.

7. No additional parking is required for outdoor dining located within designated patios or plazas, and when located on the sidewalk adjacent to the establishment.

C. Sidewalk Dining Permit

1. Outdoor dining located on the public sidewalk is subject to the approval of a Sidewalk Dining Permit issued by the Planning and Development Department. The application for a sidewalk dining permit shall include a detailed site plan showing accurate dimensions of the outdoor space and compliance with the developmentstandardslisted in Section 3.8.1.B and the design guidelines listed in Chapter 4 for the Downtown District.

2. Each application for a sidewalk dining permit shall be accompanied by an application fee as established by resolution of the City Council. Outdoor dinning areas extension onto public sidewalk

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 57 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 56 3.8.2 Outdoor Display of Merchandise
A. Overview
All businesses which engage in the outdoor display of merchandise shall comply with the following standards and regulations:

B. Development and Design Standards

1. The outdoor display of merchandise shall be incidental to the itemssold by the business and shall only be displayed along the building frontage of the business, including the area located on the public sidewalk adjacent to the business.

2. The outdoor display of merchandise shall maintain an unobstructed path of travel width of five feet.

3. An outdoor display shall not encroach into landscape areas.

4. An outdoor display shall not exceed 60 square feet.

5. An outdoor display shall not use public furniture, public utility poles and equipment, or public landscaping to display merchandise. Additionally, an outdoor display shall not obstruct any display windows, entrances, exits, permitted signs, mailboxes, utilities, and public seating; shall not extend into the safe line-of-sight according to Section 17.70.050 of the Corona Municipal Code.

6. An outdoor display shall only occur during the operating hours of the business and shall be removed prior to the close of business each day.

7. An outdoor display shall at all times be maintained in a safe, sound, and visually attractive condition. The business owner shall be responsible for continuously supervising the safe, sound, and visually attractive condition of the display items.

3.8.3 Mixed Use
A. Overview
The development of commercial and residential mixed use projects in the Downtown (D) and Transitional Commercial (TC), General Commercial (GC), and Residential Office (RO) Districts can present unique design issues not encountered in more conventional single use (e.g. all commercial) projects. The primary design issue related to mixed use projects is the need to successfully balance the requirements of residential uses, such as the need for privacy and security, with the needs of commercial uses for access, visibility, parking, loading, and possibly extended hours of operation.

Structures in mixed use developments can be combined on a single lot, or as components of a single development. In the Downtown (D), Transitional Commercial (TC), General Commercial (GC), and Residential Office (RO) districts, the mixed uses can be combined vertically or horizontally on the site. For example, office and residential uses can be located on upper floors with retail on the ground floor or offices and retail located in the front or outer perimeters of the project with residential to the interior.

B. Uses Allowed
The land uses are those allowed by Table 3.1 for the D, TC, GC and RO Districts.

C. Limitations and Requirements

1. In a vertical mixed use project, residential units shall not occupy the ground floor spaces. In a horizontal mixed use project, residential units shall not occupy street front ground floor spaces.

2. Structures shall adhere to the development standards of Table 3-2, unless otherwise specified in this section..

3. The residential floor area of a unit in a mixed use project shall be no less than 600 square feet.

4. Parking shall be provided in the following manner:
a. Two standard parking spaces per one and two residential bedroom units, and 2.5 spaces for three or more bedroom units, plus one parking space every five units for guest. Only one parking space per unit is required to be covered. Senior housing shall be parked per Chapter 17.76 of the CMC.
b. Commercial parking shall be provided at one parking space per 250 square feet of commercial floor area, including uses such as coffee houses, bakeries and ice cream shops. Restaurants/ eating establishmentsshall provide parking at one space per 100 square feet of floor area. All other commercial uses shall be parked per Chapter

17.76 of the CMC.
a. Residential guest parking can be included in the requirement for commercial parking provided that parking remains open and unassigned. Parking should be conveniently located near nonresidential uses, but visibly minimized from arterialstreets and public spaces.

5. Trash enclosures are required per Chapter 17.79 of the Corona Municipal Code. The minimum required enclosure space shall be the aggregate of commercial and multiple family residential standards.

6. All roof-mounted equipment shall be screened. Special consideration shall be given to the location and screening of noise generating equipment such as refrigeration units, air conditioning, and exhaust fans. Noise reducing screens and insulation may be required where such equipment has the potential to impact residential uses.

3.8.4 Live/Work Units
A. Overview
Live/work units are single tenant spaces that include both residential and commercial/office square footage for a business to be conducted solely by the resident of the unit. In no instance should the work portion of the unit be leased to a party not a resident of the unit. A live/work unit is not a mixed use development containing residential unitsthat are separate and different from the commercial units. Live work units are allowed in the Downtown (D), Transitional Commercial (TC), General Commercial (GC) and Residential Office (RO) Districts according to Table 3.1.

B. Limitations and Requirements

1. Structures shall adhere to the development standards of Section 3.4 and the design guidelines of the applicable land use district in Chapter 4, unless otherwise specified in this section.

2. The permitted non-residential uses of the live/work units shall be restricted to the following uses:
a. Antique collectible shops (pawn shop not permitted) b. Artist studios, galleries and museums
Conceptual rendering of mixed use

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 59 CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS 58 c. Boutiquesselling hand crafted and hand sewn items(does notinclude mass produced items)
d. Dance, martial arts and music studios
e. Photography studios
f. Professional and technical based offices
g. Uses similar to those listed, as determined by the Planning and Development Director

3. Permitted uses of the live/work units shall adhere to the following standards:
a. The residential living area shall bea minimum of 900 square feet.

Additionally, the work space of the unit shall have an area that is at least 20 percent of the size of the residential living area. The work space shall not be utilized as residential living area. b. The primary entrance ofthe work space shall be fromthe ground floor of the unit with access obtained from parking areas, public spaces, breezeways, interior hallways and corridors, or exterior courtyards. c. Parking shall adhere to the design standards in Chapter 17.76 of the Corona Municipal Code and shall be provided in the following manner:
i. Two covered parking spaces per unit( the covered parking spaces shall be used for the parking of automobiles and shall not be used for the storage of materials)
ii. Guest parking: one uncovered space per every two units d. Common outdoor recreation facilities, such as pools, spas, clubhouses, atriums, and/or patio areasshall be provided at 50 square feet per unit. e. A loading space(s) for parcel delivery servicesshall be provided within the project. The space shall be 12’ wide x 25’ depth.

3.8.5 Trash enclosures
Trash enclosures shall be in accordance with Chapter 17.79 of the Corona Municipal Code. The minimum required enclosure space shall be per the City’s Multi-Family residential standards.

3.8.6 On-site Outdoor Retail Kiosk
A. Overview
An outdoor retail kiosk isa nonpermanent stand that holds merchandise available for sale to the public. An outdoor retail kiosk is located on private property within an open space area designated for outdoor sales by the owner of the property. An outdoor retail kiosk does not have the same meaning asa sidewalk vendor according to Chapter 5.35 of the Corona Municipal Code.

B. Location

1. An outdoor retail kiosk shall be located withina paved area with accessible access around all sides of the kiosk.

2. Multiple retail kiosks can be located in one area ifa required distance of 10 feet is maintained between kiosks.

3. The number of outdoor retail kiosks shall comply with place of assembly standards according to the city’s Fire Department.

C. Kiosk Requirements

1. No stand shall exceed four (4) feet in width, eight (8) feet in length, and eight (8) feet in height.

2. The kiosk exterior must be constructed of finished hardwood, enameled steel, or lexan finish.

3. Kiosks shall have colorful and clean canopies or umbrellas.

4. Signage for the operator is limited to the kiosk and any signage shall be professionally painted or applied on the canopy or attached to the kiosk.

The area of the signage shall not exceed 10 square feet and shall be proportionate to the size of the kiosk.

5. A city business license shall be displayed ina visible and conspicuous location at all times during the operation of the kiosk.

6. A retail kiosk shall operate the same hours asthe other businesses on the property. At the close of each business day, the kiosk shall be properly secured to prevent theft.

D. Onsite Outdoor Retail Kiosk Permit

1. An Onsite Outdoor Retail Kiosk Permit shall be approved by the Planning and Development Department. Each application fora permit shall be accompanied by an application fee as established by resolution of the City Council.

Live/work building

CHAPTER 4: DESIGN GUIDELINES 61
CHAPTER 4: DESIGN GUIDELINES

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN
CHAPTER 3: LAND USE AND DEVELOPMENT STANDARDS
60 CORONA DOWNTOWN SPECIFIC PLAN
CHAPTER 4:

DESIGN GUIDELINES

4.1 OVERVIEW ...................................................62

4.2 DOWNTOWN CORE GUIDELINES .................64

4.3 COMMERCIAL GUIDELINES..........................74

4.4 LIGHT INDUSTRIAL / BUSINESS
PARK GUIDELINES ........................................82

4.5 LANDSCAPE GUIDELINES .............................88

4.6 SIGNAGE, LIGHTING & ON-SITE
PUBLIC ART GUIDELINES..............................92

4.7 GENERAL RESIDENTIAL GUIDELINES .......96

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 63 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 62 4.1 OVERVIEW

4.1.1 Purpose
The Specific Plan design guidelines ofthis chapter apply to new development and existing development undergoing rehabilitation that will extensively change the appearance of the existing structure or the onsite design of the property. The design guidelinesimplementthe desired vision forDowntown, which are intended to achieve the following:
• Promote development patterns that re-establish the traditional urban fabric and restore Downtown as the active hub of the community. • Ensure development creates a positive image and identity so that it stimulates economic development and reinvestment in Downtown. • Facilitate designsthat contribute to a walkable environment onDowntown streets and public gatherings within outdoor spaces.
• Ensure development is compatible with the surrounding character and complementstheappearanceofwell-establishedDowntownneighborhoods by incorporating building materials and architectural elements that are common in the neighborhood.
• Complement the development standards established in Chapter 3. • Provide clear and understandable design criteria that are to be consistently applied in the evaluation of proposed projects during the design review process.

4.1.2 Design Context
The physical environment of the Downtown was considerably altered during the mid to late 20th Century due to changing demographics, market conditions, and land use policies. Consequently, the Downtown commercial areas are no longer thriving with destination uses that draw people to the area or designed to encourage walking or public gatherings. The desired vision is to reestablish the urban fabric and recreate the former traditional downtown environment. The historic structures that exist in the Downtown should serve as a frame of reference for new development, particularly in terms of building scale, massing, and placement. However, new construction for commercial,mixeduse, andbusinessparkdevelopmentsshould notmimic historic architectural styles, but rather conform to development patterns suitable to a traditional downtown environment and use building materials and architectural elements that are historically common in the area.

4.1.3 Applicability
The design guidelines allow design flexibility as needed to address unique site conditions and/or project characteristics, provided the intent of the guidelines is met. The word “shall” is used to express a mandatory result.

The words “should,” “encouraged,” or “discouraged” are used to describe desired outcomes. The design guidelines apply to:
• New development and to exterior rehabilitation improvements and alterations that will extensively change the appearance of the existing structure or the onsite design of the property.
• Properties in the Specific Plan that are zoned with an Affordable Housing Overlay zone according to Chapter 17.31 of the Corona Municipal Code and developed with a housing development project defined in Section

17.31.020, except that the objective development standards provided in the City’s High Density & Mixed-Use Objective Development Standards and Design Guidelines shall apply to the housing development.

The design guidelines do not apply to:
• The architectural style of historic buildings listed on the Corona Heritage Inventory or Corona Register, which are required to adhere to the City’s Design Guidelines for Historic Buildings.
• Interior remodeling or standard maintenance and repair of the exterior building and grounds provided the activity undertaken does not significantly alter the exterior appearance or site design.

4.1.4 Organization
The design guidelines are organized as follows:
• Section 4.2 Downtown Core Guidelines. This section establishes site planning andarchitecturaldesignguidelinesforresidential,non-residential and mixed-use development within the Downtown Core as delineated by Grand Boulevard, which includes the Downtown (D), Community Services (CS), Gateway Business (GB), and Transitional Commercial (TC) Districts. • Section 4.3 Commercial Guidelines. This section establishes site planning and architectural design guidelines for residential and non-residential development within the General Commercial (GC) District located on the outside of Grand Boulevard.
• Section 4.4 Light Industrial/Business Park. This section establishes site planning and architectural design guidelines for non-residential development within the Business Park (BP) District.
• Section 4.5 Landscape Guidelines. This section establishes guidelines for new landscaping, including the rehabilitation of landscaping for nonresidential and mixed-use development in the Downtown. • Section 4.6 Signage & Lighting Guidelines. This section establishes guidelines for the signage and lighting of non-residential and mixed-use development in the Downtown, including on-site public art. • Section 4.7 Residential Guidelines. This section establishes guidelines for new residential construction and the rehabilitation and adaptive reuse of existing residential structures within the Residential Office (RO), Single Family Residential (SF), Residential 2 (R2), and Multi-family Residential (MF) Districts.

The Corona Theater
Historic Civic Center

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 65 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 64 4.2 DOWNTOWN CORE GUIDELINES

4.2.1 Design Intent
This section establishes site planning and building design guidelines for commercial and mixed-use development within the Downtown Core as delineated by the Grand Boulevard, encompassing the Downtown (D), the Community Services (CS), the Transitional Commercial (TC), and Gateway Business Districts. The intent is to restore and reinforce the identity of the Downtown Core and enhance the overall image of the community by creating an urbane and walkable downtown that accommodates a diverse mixture of uses. More specifically, development in the Downtown Core will accomplish the following:
• Heighten visual appeal and enhance the sense of place of the Downtown by restoring its character and identity as a historic downtown. • Promote designs and materials reminiscent of Corona’s past, while accommodating the architectural diversity that generates interest and vitality. • Establishastrongcurbappealwithbuildingsusinggroundfloortransparency that draws pedestrian activity to streetside sidewalks. • Feature attractive and highly articulated facades and storefronts that unify a building and incorporate human-scale design elements. • Promote quality building designs using proportionate facade details, durable materials, and colors that withstand weathering and provide long-term value.
• Introduce outdoor rooms such as on-site plazas, paseos, and courtyards that support social interaction and gatherings.
• Promote compatible parking solutions that encourage structured parking while minimizing exposure of off-street parking lots along primary street frontages.

4.2.2 Site Planning
New commercial and mixed-use development shall be developed in a manner that will enhance the public realm and support lively social interaction by orienting buildings toward the primary street frontage and publicly accessible outdoor space. On-site open space shall normally take on the character of an outdoor room to encourage public use. Vehicular access, circulation, and parking shall minimize its impact on the primary street frontage to maintain the continuity of buildings near the street.

Service areas shall be oriented away from the primary street frontage and pedestrian spaces.

Site Character

1. Site elements, including buildings, circulation and parking, service areas, and outdoor gathering space shall be placed in a manner to achieve an overall sense of order and enhance the visual appearance of property.

2. Mitigate negative visual and site development impacts on adjoining residential districts and other sensitive uses using suitable setbacks, and buffering of the building mass, parking, and loading areas.

3. Vertical mixed-use development that integrates residential and compatible commercial uses is encouraged in areas where pedestrian activity is desired.

Building Placement & Orientation

1. Orient the primary façade of buildings near the front of the property, parallel to the street or prominent (public or communal) outdoor space.

2. Make primary entrances to a building readily identifiable and accessible from adjoining streets and common open space areas. Street corner entrances to the building or common open space are encouraged.

3. The building’s relationship to the street shall create curb appeal with street facing facades that support sidewalk activity.

4. Minor variations in setbacks and on a building’s street facing facade are allowed to provide recessed shop entrances and active outdoor space in front of the building. Minor building setbacks and recessions along the street frontage shall normally be treated as an extension of the sidewalk.

Parking & Circulation

1. Establish safe, convenient, and efficient pedestrian and vehicular access and circulation, while minimizing pedestrian and vehicular conflict.

2. Demarcate pedestrian routes and crossings within parking lots using special paving; similarly, pedestrian points of access to the site should be visually differentiated from vehicular points of access.

3. Limit the number of curb cuts by consolidating curb-cuts and driveways servingmultiple buildings and promote reciprocal parking arrangements.

Vertical mixed-use with ground floor commercial
Attractive, well-designed street facades Storefronts provide visual appeal

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 67 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 66 3. On-site plazas should be located at or near the same grade as adjacent sidewalks and provide a physical and visual connection from the sidewalk.

4. Furnish and enrich outdoor gathering space with amenities, such as attractive plantings, shaded seating areas, low seat walls, pedestrianscaled light fixtures, decorative paving, etc.

5. Locate outdoor space in areas where there is visibility from the street and incorporate architecturally compatible lighting to enhance nighttime security.

4.2.3 Building Design
Buildingsin the Downtown Core shall have architectural interest and diversity, and relate to the historic fabric of the downtown. No single design theme or architectural style is required and replicating past styles is not mandatory, but acknowledging historic architectural elementsisrequired. Buildingsshall heighten the pedestrian experience, exhibit finely detailed and articulated facades that are rich in character and establish a visual rhythm along the street. “Human scale” design features shall be included along street and public-facing facades, with elements such as window transparency, arcades, canopies, and awnings. The highest quality materials and finishes, especially at street level, will communicate permanence and value.

Building Character & Quality

1. The overall building design shall display visual interest and a welldesigned aesthetic quality that enhances the public realm.

2. Designs shall be compatible and to scale with the built environment and have an appropriate transition in the building height to adjacent buildings.

3. Outdoor public space is allowed on the street side to support food and beverage establishments and other retail businesses.

4. A diversity of architectural styles that are consistent with a downtown setting and sensitive to the historic character of buildingsin the vicinity is allowed. No single style or theme should be used predominantly within the Downtown Core.

Scale & Massing

1. Employ simple, yet varied massing and height to provide visual interest and emphasize key building elements that will differentiate individual tenants, identify building lobbies and reception areas, and/or highlight a building corner.

2. Buildings should achieve a minimum height of 18 feet.

3. Transition the scale and mass of larger buildings adjacent to smaller structures by stepping back the upper floors of buildings and/or increase the building setback along a shared property line. Buildings should have a discernible bottom, middle and top.

4. Differentiate the ground floor from the upper levels of a building using changesin the massing, architectural details, and materials. A building’s ground floorshould be taller than its upper floorsto accommodate retail and other non-residential uses.

5. Use architectural elements that give buildings a “human scale” appearance, such as recessed entries and windows, awnings, and popouts from the facade.

6. Use pedestrian arcades and colonnades that shade pedestrian pathways and connect building and shop entrances.

Roof Design

1. Vary the roof form in a manner consistent with a building’s massing and form, which may include modulation in building height.

2. Vary the roof line of buildings to create visual interest. Flat roofs shall incorporate a cornice or parapet that complements the architecture.

4. On-site surface parking shall have a minimal visual impact on the street and placed to the side or preferably the rear of a building. Parking shall not be between the building and street where the street is the site’s primary frontage or occupy the street corner of a block. Structured, and podium parking is allowed.

5. Incorporate compatible landscape treatment to shade and visually enhance surface parking lots, including landscape buffers, islands, and medians as appropriate to the scale and expansiveness of the surface lot.

6. Provide a landscape setback where parking fronts the street and along shared property lines to buffer adjacent uses from the impacts of parking. Landscaping shall be an aesthetic enhancement from the street while allowing for adequate surveillance.

7. Include a landscape planter and/or pedestrian pathway to separate buildings from drive aisles and parking. Vehicular circulation and parking should not directly abut a building.

8. Introduce a planting island or diamond for every eight (8) parking stalls; planting islands, medians, and planters within and adjacent to parking lots should have a minimum width of four (4) feet, inclusive of curbing.

Service, Loading & Storage

1. Service, loading, and storage facilities shall be placed away from pedestrian areas, preferably behind the building, and shall not front on a public street.

2. Provide service and loading activities entirely on-site, including space for truck stacking. Loading activities shall not encroach on the public rightof-way and shall not conflict with on-site circulation and parking.

3. Design trash enclosures to be architecturally compatible and to have convenient access for pick up and removal.

4. Mitigate the impact of loading, outdoor storage, and trash areas on adjacent uses using setbacks and enhanced screening and/or buffering.

5. Screen mechanical and electrical equipment from street views and from areaswithahighvolumeofpedestriantrafficusingcompatiblearchitectural treatment and/or plantings that adequately hide the equipment.

On-Site Open Space

1. Incorporate usable on-site communal outdoor space, such as paseos, plazas, courtyards, and similar outdoor gathering space, consistent with the scale and function of the development.

2. Activate the edges of on-site paseos, plazas, courtyards, and similar outdoor spaces to enliven on-site uses, such as outdoor dining and retail, to the extent feasible.

On-site plaza extends sidewalk

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 69 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 68 3. Locate and screen rooftop equipmentso that it is not visible from streets or active pedestrian areas. Screening materials shall be integral to the architecture and not perceived as an appendage.

4. Roof forms that are out of character with the traditional downtown are prohibited.

5. Use roofing materials that correspond with the overall building design.

6. Roofs covered in corrugated metal or fiberglass, crushed rock, shake shingles and non-architectural roofing materials (e.g., roll roofing) are prohibited.

Façade Modulation & Articulation

1. Blank, unadorned wall surfaces are not allowed on exposed portions of the building.

2. Articulate the wall plane of the building facade using discernible vertical and horizontal offsets, door and window treatments, and other architectural details.

3. Establish a visual relationship with adjacent buildings as appropriate, by referencing architectural elements such as parapets, cornices, lintels, and sill lines.

4. Architectural canopies, awnings, and overhangs that add visual interest and shade shall be compatible with the design of the building and placed relative to the architectural elements of the façade.

5. Canopies, awnings, and overhangs made of canvas, glass, metal, or other permanent materials are allowed, whereas internally illuminated vinyl awnings are prohibited.

6. Canopies, awnings, and similar shade structures without ground support structures may extend into the public right-of-way, if the City has determined sufficient clearance exists for pedestrians and there is no interference with public streetscape elements (example: street trees, street pole lights).

Entrances & Fenestration

1. Balanced fenestration features shall be used to create a distinctive building appearance or storefront design.

2. Windows and doors shall provide architectural interest and foster a sense of security and vibrancy at the street level.

3. Highlight building and store entrances with recessed entrances, projections, canopies, awnings, or othersimilarfeatures. Main entrances that lead to a building lobby or reception area should be differentiated from storefront entrances.

4. Distinguish commercial from residential entrances and use transparent materials on the ground floorto provide an open and visible environment for commercial activities. Opaque glass and highly reflective exterior glazing along commercial frontages are prohibited.

5. Scale windows to differentiate the ground level from upper levels.

Storefront windows should be sizeable to attract pedestrians.

Conceptual mixed-use building with visual interest, aesthetic quality and transparency Arcade reduces visual mass and articulates facade Upper floor setback reduces visual mass Conceptual paseo design between buildings Awning placement consistent with facade design

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 71 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 70 4.2.4 Supplemental Guidelines: Parking Structures
These supplemental guidelines for parking structures are intended to promote well-designed structures that complement the scale and appearance of the buildings in the downtown. Parking structures shall include wayfinding cues,suitable lighting forsafe and secure access,reliefsin the facades to alleviate visual monotony, and attractive shields to minimize the appearance of parked vehicles from public view.

1. Parking structures shall be strategically placed to not have a dominate appearance along the street. Landscaped setbacks and vertical plantings shall be used along street perimetersto soften the appearance of parking structures. To the extent feasible, parking structures should be placed behind buildings and interior to the block.

2. The height of parking structures shall be the same height or lower as the building it serves.

3. Parking structures shall be designed to complement the architecture of other buildings on the site or in the surrounding area. Façades shall utilize building materials compatible with other buildings and durable, attractive screening. Vertical elements shall be incorporated into the design to prevent visual monotony and enhance the appearance.

4. Vehicular and pedestrian entrances shall be readily identifiable, using stair and elevator towers, and changes in the materials and colors, etc.

5. Wrap parking facilities with active uses such as retail and community space on the ground floor and along primary street frontages and other areas that attract a high volume of pedestrian activity is allowed.

6. Parked vehicles shall be screened from view. Artistic screen walls and panels, latticework, and green walls are acceptable screening materials.

Landscape setbacks and vertical landscape elements shall be used to soften the views at street level.

6. Recess windows and entries or provide an outside trim to these elements to enhance façade depth and create shadow lines.

7. Place rear entrancesto the building on the parking lotside as appropriate.

Rear entrancesshall be consistent with the overall design and composition of the building.

Details, Materials & Colors

1. Provide architectural details that create visual interest particularly at the street level and along elevations that are instantly visible to the public.

2. Architectural details shall be integral to the building and contribute to a harmonious design. Features that appear tacked-on or artificially thin are prohibited.

3. Materials and colors shall enhance the visual appearance of the building andmaterialsshall be compatible on allsides ofthe building. Any changes in the material, texture, and color shall result in a well-articulated wall surface.

4. Building materials and finishesshall unify the appearance ofthe building, convey a sense of permanence, and withstand weather and wear.

5. Building colorsshall be generally neutral orsubdued to provide simplicity and harmony. Bright colors shall be used as an accent to the façade to articulate or highlight certain features.

6. Finish materials that include unfinished concrete or precision concrete block, fiber glass siding, corrugated sheet metal, and non-architectural grade plywood are prohibited.

7. Vents, gutters and downspouts, louvers, exposed flashing, etc. shall be design elements that are fully coordinated with the rest of the building and/or hidden from public view.

Mixed-use building showcasing harmonious high-quality materials Inviting rear entrance
Highly identifiable vehicular entrance
Vertical element enhance appearance of parking structure

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 73 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 72 3. Creativity and individual expression in storefront design is allowed, provided each storefront is compatible with the overall building design and composition.

4. Designs shall have highly visible and inviting storefront entries and expansive windows that support ground floor transparency and visual access to the interior display of goods and services, and recessed entrances or covered entrances by an arcade, canopy, or awning.

5. Dark tinted, reflective, or opaque glazing on storefront windows are prohibited.

6. Incorporate arcades, canopies, and awnings to shelter pedestrians and shade storefront windowsfrom glare. These elementsshall be compatible with the design of the building and individual storefronts.

7. Durable, high-quality details and materials shall be used on storefronts, such as stone, brick, wood, tile, terra-cotta, and decorative metal.

8. Security systems such as roll up metal doors, steel folding security gates and other similar devices at shop entrances and display windows shall be placed in the interior of the building.

4.2.6 Supplemental Guidelines: Sidewalk Dining
These supplemental guidelines for sidewalk dining are to support outdoor dining in the Downtown Core along the street side of buildings, provided it does not unduly interfere with pedestrian movement or streetscape amenities, create visual clutter, or require permanent alteration to the public right-of-way. Properly designed sidewalk dining will incorporate high-quality barriers, use visually compatible tables and chairs, and offer overhead shade and congenial outdoor lighting.

1. Sidewalk dining is allowed by a Sidewalk Dining Permit issued by the City according to the guidelines listed herein.

2. Sidewalk dining is allowed to extend onto the sidewalk in the public rightof-way, provided an unobstructed pedestrian path of travel width of five (5) feet is maintained along the sidewalk where the outdoor dining is to occur and shall not extend in front of neighboring establishments.

3. An enclosed barrier used for the dining area shall be no higher than 42 inches and shall be durable, stable, removable, and maintained in good condition.

4. The base of an enclosed barrier shall not create a tripping hazard, and shall not be comprised of chain link, chicken wire, rope rail, chain rails, or trash cans.

5. Movable pots and planter boxes made of durable, high-quality materials is allowed in sidewalk dining areas and can be integrated with the barrier.

Plantings shall not be so dense as to interfere with the visibility into the dining area or between the establishment and the sidewalk.

7. Wayfinding graphics and lighting within and surrounding the parking structure shall be used to promote safe pedestrian and vehicular entry and exit.

8. Lighting shall be shielded to minimize glare onto adjacent properties while still providing the appropriate lighting on the site for visibility.

4.2.5 Supplemental Guidelines: Storefront Design
These supplemental guidelines for a storefront design address both infill development and the rehabilitation of existing buildings and are intended to facilitate an individual and creative storefront design while achieving compatibility with the downtown environment. Well-designed storefronts will feature articulated facades that establish visual rhythm, inviting entries, large windows that provide transparency, and quality building materials and details that heighten visual interest at a human scale.

1. Maximize retail entrances along public streets and outdoor gathering spaces. A regular cadence of storefront entrances should occur along pedestrian-oriented streets.

2. Direct and unimpeded access shall occur between storefronts and the sidewalk. Access should be positioned at the same or similar grade level as the sidewalk.

Individual expression of storefronts
High level of transparency with
inviting entry
High-quality storefront materials
and details
Appealing rhythm of storefronts along sidewalk
Attractive barrier and planter delineate outdoor dining area

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 75 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 74 • Require buildings with drive-thru services to have an attractive design from the street to maintain the appeal of the Downtown.

Commercial use showcasing safe and efficient street scene

4.3.2 Site Planning
Commercial development projects shall contribute to the visual appeal, and orderly function of the Downtown commercial corridor. Site development shall visually prioritize buildings and outdoor space near the front of the property, provide efficient site access and circulation, and minimize the impact of unsightly site functions such as surface parking, storage, loading, and refuse collection. Emphasisshall be placed on improving the pedestrian experience by delineating strong pathways and connections and integrating usable and welcoming public and communal outdoor areas.

Site Character

1. Site elements, including buildings, circulation and parking, service areas, and outdoor gathering space shall be placed in a manner to achieve an overall sense of order and enhance the visual appearance of property.

2. Promote site layouts that emphasize pedestrian access from the street frontage to the front of the building, and to communal outdoor space, while minimizing the impact of large building walls, surface parking, and loading areas.

3. Mitigate negative visual and site development impacts on adjoining residential districts and other sensitive uses using suitable setbacks, and buffering of the building mass, parking, and loading areas.

Building Placement & Orientation

1. Orient the primary façade of buildings near the front of the property, parallel to the street or prominent (public or communal) outdoor space.

2. Arrange multiple buildings on a site to create a sense of unity, and to enclose, shape, and share communal outdoor space.

3. Make primary entrances to a building readily identifiable and accessible from adjoining streets and common open space areas.

4. Increase setbacks or enhance buffers from adjacent residentially zoned properties and other sensitive uses as needed to mitigate negative impacts from building mass, noise, light and glare, etc.

Circulation & Parking

1. Establish safe, convenient, and efficient pedestrian and vehicular access and circulation, while minimizing pedestrian and vehicular conflict.

2. Demarcate pedestrian routes and crossings within parking lots using special paving; similarly, pedestrian points of access to the site should be visually differentiated from vehicular points of access.

6. Outdoor furniture shall not create noise or visual clutter. Acceptable outdoor furniture includes tables, chairs, umbrellas, heat lamps, menu displays and barrier elements. Waste receptacles, serving stations, loudspeakers, sofas, and televisions are prohibited.

7. Outdoorfurniture should be compatible in appearance with the storefront and tables, chairs, and umbrellasshall be removable and not permanently affixed to the public right-of-way.

8. Shading of the outdoor dining areas can include umbrellas and awnings.

Umbrellas shall be made of durable weather resistant fabric suitable for outdoor patio use and allow a clearance of seven (7) feet.

9. Small-scale lighting for establishments open during evening and nighttime hours, including hanging lanterns, string lights, festoon lights, or othersimilar lightsshall not be affixed to the sidewalk or City property nor extend beyond the outdoor dining area, or create undue spillover or glare on adjacent streets and properties.

10. Alternations to the sidewalk, including coverings such as platforms, artificial turf, paint, and carpet are prohibited.

4.3 COMMERCIAL GUIDELINES

4.3.1 Intent
This section sets forth design guidelines for various commercial retail, service, and office development types within the General Commercial (GC) District located outside the Downtown Core as defined by Grand Boulevard.

The intent is to support investment in the Downtown and improve the City’s economic vitality by enhancing the overall appeal of the greater Downtown area and improving the aesthetic quality of the commercial gateway on Sixth Street. More specifically, commercial development within the greater Downtown area should accomplish the following:
• Improve the experience of the Sixth Street commercial corridorlocated on the outside circle of Grand Boulevard by promoting quality site planning and building design that enhances the street scene.
• Contribute to a safe,secure, and attractive street environment by creating transparency and placing design emphasis on building street frontages. • Design aesthetically attractive buildings featuring articulated facades and quality materials, and details that create visual interest and enrich the public’s experience of the building.
• Establish well-planned on-site organization by providing safe and efficient site circulation, access, and parking, while prioritizing space for pedestrian movement and outdoor gathering.
• Reduce the visual prominence ofsurface parking by placing itsubordinate to buildings so that it is not the primary focus from the street, and incorporating landscaping to beautify, screen, and shade. • Incorporate extensions of the building design to mitigate the view and noise of unsightly site functions by screening loading and refuse collection containers. Attractive umbrellas shade diners

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 77 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 76 On-Site Open Space

1. Incorporate usable on-site communal outdoor space, such as plazas, courtyards, outdoor dining and similar outdoor gathering space, consistent with the scale and function of the development.

2. Activate the edges of on-site plazas, courtyards, and similar outdoor spaces to enliven on-site uses to the extent feasible.

3. Furnish and enrich outdoor gathering space with amenities, such as attractive plantings, shaded seating areas, low seat walls, pedestrianscaled light fixtures, decorative paving, etc.

4. Shade outdoor seating areas with canopy trees and architecturally compatible structures such as trellises, pergolas, etc.

5. Locate outdoor space in areas where there is visibility from the street and incorporate architecturally compatible lighting to enhance nighttime security.

3. Layout parking areas that consider the path of travel for pedestrians and minimize the need to cross parking aisles and landscape areas.

4. Limit the number of curb cuts by consolidating curb-cuts and driveways servingmultiple buildings and promote reciprocal parking arrangements.

5. Separate truck traffic associated with loading and unloading activities from the site’s primary on-site circulation used by patrons, to the extent feasible, and use directional signage to direct truck traffic accordingly.

6. Locate and design on-site parking facilities to the side and rear of a building, and not between the building and street where the street isthe site’s primary frontage.

7. Incorporate compatible landscape treatment to shade and visually enhance surface parking lots, including landscape buffers, islands, and medians as appropriate to the scale and expansiveness of the surface lot.

8. Provide a landscape setback where parking fronts the street and along shared property lines to buffer adjacent uses from the impacts of parking. Landscaping shall be an aesthetic enhancement from the street while allowing for adequate surveillance.

9. Include a landscape planter and/or pedestrian pathway to separate buildings from drive aisles and parking. Vehicular circulation and parking should not directly abut a building.

10. Introduce a planting island or diamond for every eight (8) parking stalls; planting islands, medians, and planters within and adjacent to parking lots should have a minimum width of four (4) feet, inclusive of curbing.

Service, Loading & Storage

1. Place service, loading and outdoor storage areas in areas of the site with low visibility to minimize visual impact and screen areas from public view using compatible architectural treatment and landscaping.

2. Loading docks and overhead doors shall not be placed along the front elevation of the building or the front of the property or directly near the street.

3. Provide service and loading activities entirely on-site, including space for truck stacking. Loading activities shall not encroach on the public rightof-way and shall not conflict with on-site circulation and parking.

4. Design trash enclosures to be architecturally compatible and to have convenient access for pick up and removal.

5. Mitigate the impact of loading, outdoor storage, and trash areas on adjacent uses using setbacks and enhanced screening and/or buffering.

6. Screen mechanical and electrical equipment from street views and from areas with a high volume of pedestrian traffic using compatible architectural treatment and/or plantings that adequately hide the equipment.

Attractive screening of mechanical
equipment
Trash enclosure compatible with
architectural design
On-site open space with an active edge and numerous site amenities Defined pedestrian circulation within surface parking lot Compatible shade structure promotes usability of outdoor space

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 79 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 78 Roof Design

1. Vary the roof line of buildings to create visual interest. Flat roofs shall incorporate a cornice or parapet that complements the architecture.

2. Locate and screen rooftop equipmentso that it is not visible from streets or active pedestrian areas. Screening materials shall be integral to the architecture and not perceived as an appendage.

3. Use roofing materials that correspond with the overall building design.

4. Roofs covered in corrugated metal or fiberglass, crushed rock, shake shingles and non-architectural roofing materials (e.g., roll roofing) are prohibited.

Varying roof design creating visual interest
Façade Modulation & Articulation

1. Articulate the wall plane of the building facade using discernible vertical and horizontal offsets, door and window treatments, and other architectural details. Blank, unadorned wall surfaces are not allowed on exposed portions of the building.

2. Architectural canopies, awnings, and overhangs that add visual interest and shade shall be compatible with the design of the building and placed relative to the architectural elements of the façade.

3. Canopies, awnings, and overhangs made of canvas, glass, metal, or other permanent materials are allowed, whereas internally illuminated vinyl awnings are prohibited.

Well articulated façade with window treatments and awnings

4.3.3 Building Design
Commercial buildings shall contribute to the aesthetic appearance of the Downtown commercial corridor. Commercial buildingsshall exhibit articulated and detailed facades, balanced fenestration and recognizable public entrance.

Additionally, buildings shall have “human-scale” design elements that offer visual interest and architectural diversity to the everyday user, and provide the same details, materials, and colors across all building elevations.

Building Character & Quality

1. The overall building design shall display visual interest and a welldesigned aesthetic quality that enhances the public realm.

2. Designs shall be compatible and to scale with the built environment and have an appropriate transition in the building height to adjacent buildings.

3. The selected architecturalstyle ortheme shall be conveyed in a consistent manner and displayed on all building elevations.

Scale & Massing

1. Employ simple, yet varied massing and height to provide visual interest and emphasize key building elements that will differentiate individual tenants, identify building lobbies and reception areas, and/or highlight a building corner.

2. Modulate the mass of the building to give prominence to public entrances using projected or recessed elements along the elevation of the building.

3. Use architectural elements that give buildings a “human scale” appearance, such as recessed entries and windows, awnings, and popouts from the facade.

4. Use pedestrian arcades that shade pedestrian pathways and connect buildings.

Commercial buildings in a downtown setting featuring articulated and detailed facades
Commercial building showing modulation to give prominence to the entrance

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 81 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 80 4.3.4 Supplemental Guidelines: Buildings with Drive-Thru Services
The intent of the supplemental design guidelines for buildings with drivethru services is to ensure the development fits on the site and with the built environment so that it does not detract from the character of the Downtown commercial corridor. The intent is for buildings with drive-thru services to have a positive contribution to the street environment, have design compatibility with adjacent uses, provide pedestrian accessibility and safety, incorporate outdoor seating to serve patrons, and provide adequate screening and buffering of unsightly activities such as refuse collection and queuing lanes.

Site Planning

1. Orient the main customer entrance to be accessible from an adjacent sidewalk or outdoor common area. Buildings also shall be located closer to the street frontage of the site.

2. Locate outdoor dining and seating areas nearthemain customer entrance.

Buildings with a walk-up window shall be in the same area as the outdoor dining/seating area.

3. Parking lots and queuing lanes shall not occupy the corner of a street block and shall not be the prominent view located along the street.

4. Landscaping shall visually buffer the queuing lane and shall not interfere with pedestrian and vehicular sight lines.

5. Reciprocal vehicular access with adjacent parking areas is strongly encouraged.

6. Pedestrian access to the building shall not cross the queuing lane and the pedestrian paths of travel shall be identified using different colored paving.

7. Loading areasshall notface the street and buffering shall be incorporated to minimize impacts on adjacent land uses. Loading areas visible to the public shall be screened using architecturally compatible materials.

8. Trash and recycling enclosure shall be consistent with the building’s architecture and shall be separated from adjacent parking stalls by a planter area.

9. Outdoor dining/seating intended for the business shall be an integral part of the site layout and can include areas that are part of an outdoor plaza or courtyard that includes suitable amenities, such as tables, seating, trash cans, and overhead covers.

Entrances & Fenestration

1. Balanced fenestration features shall be used to create a distinctive building appearance or storefront design.

2. Provide building and store entrances that are distinguished from the storefront facade.

3. Recess windows and entries or provide an outside trim to these elements to enhance façade depth and create shadow lines.

4. Use transparent materials on the ground floor for the building’s main entrance, windows, and along pedestrian walkways to provide an open and visible environment.

5. Place rear entrances to the building on the parking lot side as appropriate. Rear entrances shall be consistent with the overall design and composition of the building.

Details, Materials & Colors

1. Provide architectural details that create visual interest and relief along the building façade to minimize the scale and mass of the building, especially at the street level and on elevations that are readily visible to the public.

2. Architectural details shall be integral to the building and contribute to a harmonious design. Features that are tacked on or artificially thin are prohibited.

3. Materials and colors shall enhance the visual appearance of the building andmaterialsshall be compatible on allsides ofthe building. Any changes in the material, texture, and color shall result in a well-articulated wall surface.

4. Building materials and finishesshall unify the appearance ofthe building, convey a sense of permanence, and withstand weather and wear.

5. Building colorsshall be generally neutral orsubdued to provide simplicity and harmony. Bright colors shall be used as an accent to the façade to articulate or highlight certain features.

6. Finish materials that include unfinished concrete or precision concrete block, fiber glass siding, corrugated sheet metal, and non-architectural grade plywood are prohibited.

7. Vents, gutters and downspouts, louvers, exposed flashing, etc. shall be design elements that are fully coordinated with the rest of the building and/or hidden from public view.

Storefront design featuring a high proportion of glazed surfaces for an inviting entrance Landscape buffering the drive-thru lane and pedestrian areas

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 83 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 82 4.4.2 Site Planning
Site planning shall demonstrate an orderly layout that prioritizes the visual appearance of buildings along public facing façades, while incorporating attractive landscaping and possible common outdoor areas for employees.

The onsite design shall demonstrate efficient access to the property and an on-site circulation pattern that prevents conflict with the everyday user and service vehicles ancillary to the business. The unsightly appearance of storage, loading, and refuse collection shall be properly buffered with screening. Suitable setbacks, and architectural and landscape screens and buffers shall be incorporated into the onsite design to minimize impacts on adjacent properties and public areas. .

Site Character

1. Buildings, circulation and parking, service areas, and outdoor gathering spaces shall demonstrate a site layout that achieves an overall sense of order and enhances the visual environment.

2. Site layouts shall emphasize the orientation of building frontages, public entrances, and public or communal outdoor space on areas of the site with the most prominent view.

3. Negative visual impacts on adjoining residential districts and other sensitive uses shall be mitigated using setbacks, and the screening or buffering of the building mass, and service and loading areas.

Building Placement & Orientation

1. The primary façade of buildings shall be oriented toward the public street or prominent outdoor space.

2. Multiple buildings on a site shall be arranged to create a sense of unity, and to enclose and shape outdoor space.

3. Building setbacks shall vary along the front or street side façade of the building to provide visual interest and minimize the appearance of long, unarticulated building facades.

4. Primary building entrances shall be readily identifiable and have an accessible path from an adjoining street and public area.

5. Setbacksfromadjacentresidentially zoned properties and othersensitive uses, landscape buffers, and screen walls shall be used to mitigate noise, light and glare, etc.

Parking & Circulation

1. Establish safe, convenient, and efficient pedestrian and vehicular access and circulation, while minimizing pedestrian and vehicular conflict.

2. Demarcate pedestrian routes within the parking lot to the building using different paving; similarly, pedestrian points of access to the site should be differentiated from vehicular points of access.

Building Design.

1. The architectural design shall be consistent with the architectural style and character of the Downtown.

2. Consistent architectural treatmentshall be provided on all facades of the building and if the building is part of a larger commercial development, the architectural treatment shall be consistent.

3. Demarcate customer entrances using canopies, awnings or similar architectural projections at the customer entrance and walk-up window.

4.4 LIGHT INDUSTRIAL / BUSINESS PARK GUIDELINES

4.4.1 Intent
This section establishes the site planning and building design guidelines for light industrial and business park developments located within the Business Park (BP) District. The intent is to promote orderly and high-quality light industrial and business park environments within the context of Downtown.

Light industrial and business park developments in the Downtown area should accomplish the following:
• Promote a site design that demonstrates an orderly and functional organization.
• Complement the downtown atmosphere by having buildings and features that are compatible with the character and scale of the area, and an articulated building mass along public facing facades.
• Ensure safe andefficientsitecirculation, access, andparking thatminimizes conflicts between pedestrians, automobiles, and delivery trucks. • Introduce common outdoor gathering areas as a visual enhancement and an amenity for visitors and employees.
• Emphasize the appearance of building entrances and the massing along the ground floor or lower portion of the building by incorporating design materials and expressions different from the primary walls of the building. • Reduce the visual prominence ofsurface parking by placing itsubordinate to buildings to not dominate the appearance from the street, and incorporate planted areasto beautify,screen, and shade the parking area. • Use proper location and screening of service, loading, and refuse collection areas to mitigate the negative visual impact associated with service functions.

Outdoor dining area and awnings defining customer entrance Inviting business park outdoor amenities

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 85 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 84 adjacent uses using setbacks and enhanced screening and/or buffering.

6. Screen mechanical and electrical equipment from street views and from areaswithahighvolumeofpedestriantrafficusingcompatiblearchitectural treatment and/or plantings that adequately hide the equipment.

On-Site Open Space

1. Incorporate usable on-site communal outdoor space, such as entry plazas, courtyards and “greens”, for use by the employees to the extent feasible.

2. Furnish outdoor gathering space with plantings and outdoor furniture, such as seat walls, benches and lighting that is appropriate to the scale and function of the space.

3. Shade outdoor seating areas with canopy trees and architecturally compatible structures such as trellises, etc.

3. Limit the number of curb cuts by consolidating curb-cuts and driveways serving multiple buildings on a block.

4. Separate truck traffic associated with loading and unloading activities from the site’s primary on-site circulation for employee and visitors to the extent feasible, and use on-site directional signage to direct truck traffic accordingly.

5. Locate and design on-site parking to the side and rear of a building, and not between the building and street where the street is the site’s primary frontage.

6. Incorporate compatible landscape treatment to visually enhance and shade surface parking lots, including landscape buffers, islands, and medians as appropriate to the scale and expansiveness of the surface lot.

7. Provide a landscape setback where parking fronts the street and along shared property lines to buffer adjacent uses from the impacts of parking. Landscaping shall be an aesthetic enhancement from the street while allowing for adequate surveillance.

8. Include a landscape planter and/or pedestrian pathway to separate buildings from drive aisles and parking. Vehicular circulation and parking should not directly abut a building.

9. Introduce a planting island or diamond for every eight (8) parking stalls; planting islands, medians, and planters within and adjacent to parking lots should have a minimum width of four (4) feet, inclusive of curbing.

Service, Loading & Storage

1. Place service, loading and outdoor storage areas in areas of the site with low visibility to minimize visual impact and screen areas from public view using compatible architectural treatment and landscaping

2. Loading docks and overhead doors shall not be placed along the front elevation of the building or the front of the property or directly near the street.

3. Provide service and loading activities entirely on-site, including space for truck stacking. Loading activities shall not encroach on the public rightof-way and shall not conflict with on-site circulation and parking.

4. Design trash enclosures to be architecturally compatible and to have convenient access for pick up and removal.

5. Mitigate the impact of loading, outdoor storage, and trash areas on Low plantings screen surface parking
Dense plantings screen loading area
On-site courtyard with user appropriate amenities
Communal space with seating, plantings, and shade from trellis

CITY OF CORONA DOWNTOWN REVITALIZATION SPECIFIC PLAN CHAPTER 4: DESIGN GUIDELINES 87 CHAPTER 4: DESIGN GUIDELINES CHAPTER 4: DESIGN GUIDELINES 86 4.4.3 Building Design
Light industry and business park buildings shall contribute to the aesthetic appearance of the Downtown. Well-designed buildings shall accentuate and articulate key parts of the building and provide a “human scale” design element where the building interfaces with the public along public streets.

Although buildings should present a unified appearance with all facades displaying a consistent level of quality, design expression will normally focus on public building entrances and along public facing facades.

Character & Quality

1. Buildings shall have a consistent aesthetic quality on all facades with particular attention given to the most public facing facades.

2. Designs shall be compatible and to scale with the built environment and have an appropriate transition in the building height to adjacent buildings.

Scale & Massing

1. Usearchitecturalelementsthatgivebuildingsa“humanscale”appearance, such as recessed entries and windows, awnings, and pop-outs from the façade, especially along the primary frontage.

2. Accentuate key parts ofthe building,such as corners,main entrances and reception areas, and office space using projected or recessed elevations.

Roof Design

1. Vary the roof line of buildings to create visual interest. Flat roofs shall incorporate a cornice or parapet that complements the architecture.

2. Locate and screen rooftop equipmentso that it is not visible from streets or active pedestrian areas. Screening materials shall be integral to the architectural and not perceived as an appendage.

3. Roofs covered in corrugated metal, fiberglass, crushed rock or highly reflective roof surfaces are prohibited.

Façade Modulation & Articulation

1. Modulate exterior building walls along street facing facades and pedestrian areas.

3. Articulate the wall plane of the building facade using horizontal and vertical features every 50 feet, door and window treatments, and other compatible architectural treatments.

4. Architectural canopies and overhangs used on the building shall be compatible with the building design and are encouraged at a building’s main entrance.

Entrances & Fenestration

1. Windows and doors shall create a distinctive building appearance.

2. Primary entrances and facades along pedestrian activity shall use ground floor transparency where possible. Highly reflective glazing is prohibited.

3. Recess windows and entries or provide an outside trim to these elements to enhance façade depth and create shadow lines.

Details, Materials & Colors

1. Materials and colors shall enhance the visual appearance of the building andmaterialsshall be compatible on allsides ofthe building. Any changes in the material, texture, and color shall result in a well-articulated wall surface.

2. Building materials and finishesshall unify the appearance ofthe building, convey a sense of permanence, and withstand weather and wear.

3. Architectural details shall be integral to the building and contribute to a harmonious design. Features that are tacked on or artificially thin are prohibited.

4. Building colorsshall be generally neutral orsubdued to provide simplicity and harmony. Bright colors shall be used as an accent to the façade to articulate or highlight certain features.

5. Finish materials that include unfinished concrete or precision concrete block, fiber glass siding, corrugated sheet metal, and non-architectural grade plywood are prohibited.

6. Vents, gutters and downspouts, louvers, exposed flashing, etc. shall be design elements that are fully coordinated with the rest of the building and/or hidden from public view.

Building presents a consistent architectural character
Massing accentuates main building entrance
Building creates interest through vertical and horizontal offsets