Agenda packet — Corona City Council, February 5, 2025 (part 14 of 33)

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• Population / Public Services / Utilities and Service Systems: This Alternative will result in the development of 142 single-family residential units. Based on an average of 3.42 persons per dwelling unit (Department of Finance), development of the Project site under this Alternative would result in a population increase of approximately 486 persons. This population increase would increase demand on sewer, water supplies, solid waste facilities, and school facilities. Impacts related to public services and utilities and service system requirements for this Alternative would increase.

Conclusion
Under this Alternative, impacts related to air quality, greenhouse gas emissions, noise, and transportation would be reduced, while impacts related to public services, utilities and service systems would increase. Impacts related to other issues would be similar to those identified with the Modified project.

The GRRSP establishes objectives that will guide development of the Project site. These objectives include providing for the efficient and orderly development of the Project site; developing land uses which reflect sound economic, market, and financial considerations; developing uses that will generate revenue for the City of Corona; and providing convenient commercial and industrial services for the local and regional consumers. Under this Alternative, the Project site would be developed with single-family dwelling units and designated open space. This Alternative would not achieve the basic stated objectives of the Green River Ranch Specific Plan and is, therefore, rejected.

6.5 SUMMARY OF POTENTIAL IMPACTS OF ALTERNATIVES
Table 6.5-1 is a generalized comparative assessment of potential environmental impacts of the Alternatives as compared to the Modified Project.

Table 6.5-1 - Comparison of the Project Alternatives
Environmental
Issues
No Project/No Build
Alternative
Mixed Use
Alternative
Residential
Alternative
Aesthetics Reduced Increased Equal
Agricultural & Forest
Resources Similar Similar Similar
Air Quality Reduced Reduced Reduced
Biological Resources Reduced Increased Similar
Cultural Resources Reduced Increased Similar
Energy Reduced Reduced Reduced
Geology / Soils Reduced Similar Similar
Greenhouse Gas
Emissions Reduced Reduced Reduced

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D R A F T S U B S E Q U E N T E I R

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Hazards & Hazardous
Materials Reduced Similar Similar
Hydrology / Water
Quality Reduced Similar Similar
Land Use and
Planning Reduced Similar Similar
Minerals Reduced Similar Similar
Noise Reduced Reduced Reduced
Population and
Housing Reduced Similar Increased
Public Services Reduced Similar Increased
Recreation Reduced Similar Increased
Transportation Reduced Reduced Reduced
Tribal Cultural
Resources
Reduced Increased Similar
Utilities / Service
Systems Reduced Reduced Increased
Wildfire Reduced Increased Similar
For comparison, Table 6.5-2 provides a generalized comparative assessment of potential environmental impacts of the Approved Project vs. the Modified Project.

Table 6.5-2 - Comparison of the Approved Project vs. Modified Project Environmental Issues
Approved Project
Significance
Modified Project
Comparison
Aesthetics Less than Significant with
Mitigation Similar
Agricultural & Forest Resources Less than Significant Similar Air Quality Significant and Unavoidable
after Mitigation Similar
Biological Resources Significant and Unavoidable
after Mitigation Reduced
Cultural Resources Less than Significant Similar
Energy Reduced Similar
Geology / Soils Less than Significant with
Mitigation Similar
Greenhouse Gas Emissions Not Addressed New Impact
Hazards & Hazardous Materials Less than Significant Similar Hydrology / Water Quality Less than Significant with
Mitigation Similar
Land Use and Planning Less than Significant Similar
Minerals Reduced Similar

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Noise Significant and Unavoidable
after Mitigation Reduced
Population and Housing Less than Significant Similar
Public Services Less than Significant Similar
Recreation Less than Significant Similar
Transportation Significant and Unavoidable
after Mitigation Similar
Tribal Cultural Resources Less than Significant New Impact Utilities / Service Systems Less than Significant Similar Wildfire Less than Significant with
Mitigation Similar

6.6 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The No Build / No Project Alternative is the Environmentally Superior Alternative since no development would occur on the Project site. Unlike the Modified Project or the Project Alternatives 2 thru 3, the No Build / No Project Alternative would not result in traffic, air quality, or noise impacts, nor would this Alternative disturb the current on-site biological, cultural, paleontological condition of the site, or alter existing on-site topography and drainage.

As required by CEQA (Section 15126(d)(4), if a “No Build” Alternative is selected as the environmentally superior alternative, the EIR shall also identify an Environmentally Superior Alternative among the other Alternatives.

While both the No Build / No Project and Residential Alternative reduce traffic and air quality impacts, the reduction in daily vehicle trips (and, therefore, the generation of mobile-source emissions), each generated impacts to population and housing, public services, and utilities and service systems in excess of that identified with the Modified Project. In addition, the Residential Alternative would permit the construction and occupation of residential uses adjacent to Green River Road and SR-91, which would result in the exposure of sensitive uses (residential dwellings) to traffic noise generated on these roadways. However, such impacts would be reduced with implementation of appropriate Project Design Features and/or mitigation. Furthermore, neither of the two Alternatives fully implement the Project Objects as stated in the GRRSP or the Modified Project as previously stated. Therefore, these two alternatives are rejected as environmentally superior to the proposed project.

The Mixed Use Alternative only incrementally reduces average daily trips and thereby reducing air quality and greenhouse gas emission impacts. In addition, due to the Alternatives less dense industrial design, generate noise impacts to nearby sensitive receptors would be reduced. The GRRSP establishes objectives that will guide development of the Project site.

This Alternative would achieve the stated objectives of the GRRSP and the Project Objectives.

Based on the preceding analysis, Alternative 2, Mixed Use Alternative has been selected as the

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This Alternative would achieve the stated objectives of the GRRSP and the Project Objectives.

Based on the preceding analysis, Alternative 2, Mixed Use Alternative has been selected as the Environmentally Superior Alternative. However, under current state zoning laws, the City cannot approve projects that would result in fewer residences than under existing conditions and therefore this Alternative is rejected from consideration.

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7.0 OTHER CEQA-REQUIRED ANALYSIS
This section of the Draft Subsequent Environmental Impact Report (Draft SEIR) provides a discussion of additional CEQA impact considerations, including Significant Irreversible Environmental Changes, Growth- Inducing Impacts, and any Mandatory Findings of Significance.

7.1 CEQA REQUIREMENTS
Section 15126.2 (b) of the CEQA Guidelines requires that an EIR discuss any significant impacts associated with the Modified Project. In Section 4.0, Environmental Impact Analysis, of this Draft SEIR, describes the potential environmental impacts of the Modified Project and recommends mitigation measures to reduce impacts to a less than significant level, where feasible. Section 1.0, Executive Summary, which summarizes the impacts, mitigation measures, and levels of significance before and after mitigation.

7.2 SIGNIFICANT AND IRREVERSIBLE ENVIRONMENTAL CHANGES
The CEQA Guidelines §15126.2(d), requires a discussion of any significant irreversible environmental changes that would be caused by a proposed project. Generally, the section states that a project would result in significant irreversible environmental changes if the following occurs:
• The project would involve a large commitment of nonrenewable resources in a way that would make their nonuse or removal unlikely;
• The primary and secondary impacts would generally commit future generations to similar uses;
• The project would involve uses in which irreversible damage could result from any potential environmental accidents associated with the project; and • The proposed consumption of resources is not justified (e.g., the project involved the wasteful use of energy).

The Modified Project would NOT involve a large commitment of nonrenewable resources in a way that would make their nonuse or removal unlikely.

The Modified Project would not involve the utilization of nonrenewable resources in a manner that would make their nonuse or removal unlikely. Nonrenewable resources associated with the development of the Modified Project site would include fossil fuels. Fossil fuels would serve as energy sources during both construction and operations of the Modified Project. Fossil fuels would act as transportation energy sources for construction vehicles and heavy equipment during the construction period and by vehicles and equipment used during project operations.

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Though the Modified Project would endeavor to utilize fossil fuels efficiently, their use would be vital for construction and operations activities, making their nonuse unlikely. However, the Modified Project would not require the continued use of fossil fuels at the end of its operational life. By nature of being a nonrenewable resource, fossil fuels, once consumed, cannot be replaced. Those fuels, once spent, may be transformed into another form of matter such as exhaust or smoke. Standard vehicles and equipment used by the Modified Project in both construction and operational phases would likely utilize fossil fuels. Some construction and operational equipment such as forklifts may be electrified and therefore not rely on fossil fuels.

Energy-efficient equipment would be utilized according to their availability and in order to comply with energy regulations and policies for the Modified Project as a whole as it pertains to residential, office, hospitality, and commercial uses.

The Modified Project proposes the potential development of a fueling station; however such operations are highly regulated and would not likely store significant amounts of fossil fuels.

Fossil fuels on-site would be stored in a manner that would make their removal unlikely. No infrastructure is proposed to store fossil fuels in large amounts or without the ability of removal. The Modified Project would also require the commitment of land on which the Modified Project would be developed for a mixed-use of residential, office, hospitality, and commercial uses. Similarly, land is a finite resource in that once developed and in active use it removes the ability for that land to be used for other purposes. However, development of the Modified Project site would not eliminate the possibility of redevelopment in the future. a) The primary and secondary impacts would generally commit future generations to similar uses.

Impacts associated with the Modified Project are largely less than significant with mitigation applied. The majority of identified impacts, not adequately covered by the previous EIR, were anticipated to create a less than significant impact or no impact, with the exception of air quality and greenhouse gas emissions.

Once development of the proposed Modified Project occurs, it would not be feasible to return the developed land to its existing (pre-project) condition. In addition, the redevelopment is proposed with the intent to last a long time. However, because the project site is already developed with urban uses, redevelopment under the Modified Project would not represent a substantial change in land use.

The Modified Project’s development is anticipated to produce significant and unavoidable impacts based on analyses conducted in Section 4.3, Air Quality and Section 4.17, Transportation. These impacts would also affect the surrounding environment.

The use of materials considered hazardous waste would be minimal; mostly used for cleaning, landscaping, and operational maintenance. Compliance with federal, state, and local regulations would ensure that the usage and storage of any hazardous materials and waste

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would be completed in the safest and most efficient manner. Similarly, the Modified Project would comply with any federal, state, and local air quality and water quality regulations to further ensure the least amount of environmental impact. The mixed-use nature of the Modified Project is unlikely to lead to impacts that would commit future generations and developments to similar uses. Therefore, the Modified Project would not influence future development in that land area as the existing land use designations would be unchanged. b) The project would NOT involve uses in which irreversible damage could result from any potential environmental accidents associated with the project.

The Modified Project is intended to develop warehouse, commercial, hospitality, office and residential facilities and is not anticipated to release hazardous material into the environment.

Construction and operation of the Modified Project would utilize chemical substances common with typical construction, landscaping, and cleaning activities and do not generally pose a significant hazard to the public or environment. However, in the event that hazardous materials are either used or stored on the project site, National Pollutant Discharge Elimination System (NPDES) and Occupational Safety and Health Administration (OHSA) requirements would both reduce the significance of any impacts and ensure the Modified Project’s compliance with any Federal, State, and local policy regarding hazardous materials and accidents. c) The proposed consumption of resources is justified (e.g., the project does NOT involve the wasteful use of energy).

The Modified Project would comply with any applicable federal, state, and local regulations and laws regarding the use of resources during both construction and operations. As established in Section 4.8, Utilities and Service Systems, development of the Modified Project would not significantly impact water, electricity, solid waste, and telecommunications resources. It was found that the Easter Municipal Water District (EMWD), the water supplier for the City and project site, is able to meet the Modified Project’s expanded demand. Further, development of the Modified Project would include the use of energy-efficient design and materials in accordance with the most recent Federal, State, and local regulations. Therefore, resources used for the Modified Project, including energy, would be done in an efficient, justifiable manner.

7.3 GROWTH INDUCING IMPACTS
State CEQA Guidelines §15126.2(e) requires that EIRs include a discussion of ways in which a project could induce growth. The State CEQA Guidelines identify a project as “growthinducing” if it fosters economic or population growth or if it encourages the construction of additional housing either directly or indirectly in the surrounding environment. New employees from commercial or industrial development and new population from residential development represent direct forms of growth. These direct forms of growth have a secondary effect of expanding the size of local markets and inducing additional economic activity in the

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area. The proposed Modified Project would therefore have a growth inducing impact if it would:
• Directly or indirectly foster economic or population growth, or the construction of additional housing;
• Remove obstacles to population growth;
• Require the construction of new or expanded facilities that could cause significant environmental
• effects; or
• Encourage and facilitate other activities that could significantly affect the environment, either individually or cumulatively.

A project’s potential to induce growth does not automatically result in growth. Growth can only happen through capital investment in new economic opportunities by the private or public sectors. Under CEQA, the potential for growth inducement is not considered necessarily detrimental nor necessarily beneficial, and neither is it automatically considered to be of little significance to the environment. This issue is presented to provide additional information on ways in which the Modified Project could contribute to significant changes in the environment, beyond the direct consequences of implementing the Modified Project examined in the preceding sections of this Draft SEIR.

Direct Growth-Inducing Impacts in the Surrounding Environment Growth inducement can be defined as the relationship between a project and growth within the surrounding area. This relationship is often difficult to establish with any degree of precision and cannot be measured on a numerical scale because there are many social, economic, and political factors associated with the rate and location of development. Accordingly, the CEQA Guidelines instruct that an EIR should focus on the way’s growth might be induced. This relationship is sometimes looked at as either one of facilitating planned growth or inducing unplanned growth. Both types of growth, however, should be evaluated. Potential growthinducing effects are examined through analysis of the following questions:

1. Would the project directly or indirectly foster economic or population growth, or the construction of additional housing?
NO. The Modified Project, when implemented, would directly induce population growth in the City through the development of 32 new dwelling units and commercial uses. The Modified Project would result in a similar level of development intensity as the Approved Project.

Although the Modified Project would directly and indirectly induce economic and population growth, this growth is consistent with the City’s local plans including the existing GRRSP as well as regional planning documents and is therefore not considered a significant impact.

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2. Would the project remove obstacles to population growth? NO. The Modified Project is located at the edge of the City’s limits, and adjacent to US National Forest land and unincorporated areas of Riverside County with limited development potential.

Development of the Modified Project would not complete infrastructure gaps that impede development. For these reasons, the Modified Project would not remove an impediment to growth.

3. Would the project require the construction of new or expanded facilities that could cause significant environmental effects?
NO. As discussed in Draft SEIR Section 4.19, Utilities and Service Systems, the construction of utilities to the Modified Project site would result in a less than significant impact on the environment. The Modified Project is not anticipated to require new or expanded off-site facilities that would result in significant environmental impacts.

4. Would the project encourage and facilitate other activities that could significantly affect the environment, either individually or cumulatively? NO. Refer to Sections 4.1 through Section 4.20 of this Draft SEIR, which discusses reasonably foreseeable potential impacts of the Modified Project during construction and operation.

7.4 MANDATORY FINDINGS OF SIGNIFICANCE
CEQA requires preparation of an EIR when certain specified impacts may result from construction or implementation of a project. An SEIR has been prepared for the Modified Project, which addresses the Mandatory Findings of Significance within Sections 4.1 through Section 4.20 including degradation of the environment, impacts to habitats or species, shortterm vs. long-term goals, cumulatively considerable impacts, and substantial adverse effects on human beings.

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8.0 REFERENCES
California Air Resources Board (CARB). Air Quality and Land Use Handbook: A Community Perspective (2005). Available at:
http://www.aqmd.gov/docs/defaultsource/ ceqa/handbook/california-air-resourcesboard-air-quality-and-land-usehandbook-a-community-health-perspective.pdf.

Accessed July 2023.

California Air Resources Board (CARB). Cap and Trade Overview. California Air Resources Board (2015).

California Air Resources Board (CARB). California's 2017 Climate Change Scoping Plan (2017).

California Air Resources Board (CARB). 2022 Scoping Plan for Achieving Carbon Neutrality (2022).

California Building Standards Commission. 2022 California Green Building Standards Code (CALGreen), Part 11, Title 24 (2023). Available at:
https://www.dgs.ca.gov/BSC/CALGreen. Accessed July 2023.

California Department of Conservation (DOC). California Important Farmland Finder (2022). Available at: https://maps.conservation.ca.gov/dlrp/ciff/. Accessed May 2023.

California Department of Finance. E-5 Population and Housing Estimates for Cities, Counties, and the State, January 2021-2023, with 2020 Benchmark (2023). Available at: https://dof.ca.gov/forecasting/demographics/estimates/e-5- population-andhousing-estimates-for-cities-counties-and-the-state-2020-2024/. Accessed June 2023.

California Department of Forestry and Fire Protection (CAL FIRE). Corona – Very High Fire Hazard Severity Zones in LRA (n.d.). Available at: https://34c031f8-c9fd-4018- 8c5a-4159cdff6b0d-cdn-endpoint.azureedge.net/-/media/osfm-website/what-wedo/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones/firehazard-severity-zones-map/upload1/corona.pdf?rev=1ec85f7d5f46442bb5b065da1b37539a&hash=8FDDA637553D7B 5119CDBE6014623E24. Accessed May 2022.

California Department of Resources Recycling and Recovery (CalRecycle). Disposal Rate Calculator – Corona 2022. (2022). Available at:
https://www2.calrecycle.ca.gov/LGCentral/AnnualReporting/DisposalRateCalculator.

Accessed May 2023.

California Department of Resources Recycling and Recovery (CalRecycle). SWIS Facility/Site Activity Details. El Sobrante Landfill (2023). Available at:

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https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?siteID=2402.

Accessed June 2023.

California Department of Resources Recycling and Recovery (CalRecycle). SWIS Facility/Site Activity Details. Olinda Alpha Landfill (2023). Available at:
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2757?siteID=2093.

Accessed June 2023.

California Department of Transportation (Caltrans). Scenic Highway, State Scenic Highway Map (2019). Available at: https://dot.ca.gov/programs/design/lap-landscapearchitecture-and-community-livability/lap-liv-i-scenic-highways. Accessed May 2023.

California Energy Commission. Building Energy Efficiency Standards (n.d.). Available at:
https://www.energy.ca.gov/programs-and-topics/programs/building-energyefficiencystandards. Accessed July 2023.

California Energy Commission. Appliance Efficiency Regulations-Title 20 (2023). Available at: https://www.energy.ca.gov/rules-and-regulations/appliance-efficiencyregulationstitle-20 Accessed July 2023.

California Energy Commission. Energy Commission Adopts Updated Building Standards to Improve Efficiency, Reduce Emissions From Homes and Businesses (2021). Available at: https://www.energy.ca.gov/news/2021-08/energycommission-adopts-updatedbuilding-standards-improve-efficiency-reduce. Accessed July 2023.

U.S. Environmental Protection Agency. Criteria Air Pollutants (2023). Available at:
https://www.epa.gov/criteria-air-pollutants. Accessed July 2023.

California Geologic Survey (CGS). California Earthquake Hazards Zone Application, Earthquake Zones of Required Investigation (2021). Available at:
https://maps.conservation.ca.gov/cgs/EQZApp/app/. Accessed June 2023.

California State Water Resources Control Board. Geotracker (2019). Available at:
https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=corona.

Accessed June 2022.

City of Corona. City of Corona, Climate Action Plan Update (2019). Available at:
https://www.coronaca.gov/home/showpublisheddocument/18422/6372393539620700

00. Accessed August 2023.

City of Corona. Corona General Plan Technical Update for the City of Corona, Draft Environmental Impact Report (2019). Available at:
https://www.coronaca.gov/home/showpublisheddocument/17290/6371227991571000

00. Accessed June 2023.

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City of Corona. City of City of Corona 2020 – 2040 General Plan (2020). Available at:
https://www.coronaca.gov/home/showpublisheddocument/17292/6373966484359700

00. Accessed June 2023.

City of Corona. City of Corona 2020 Urban Water Management Plan (2021). Available at:
https://www.coronaca.gov/home/showpublisheddocument/20292/6376124027134000

00. Accessed April 2023.

City of Corona. 2023. Corona, California, Municipal Code (2023). Available at:
https://codelibrary.amlegal.com/codes/corona/latest/corona_ca/0-0-0- 33686.

Accessed June 2023.

Corona Fire Department (CFD). Corona Fire Department 2021 Annual Report (2021).

Available at:
https://www.coronaca.gov/home/showpublisheddocument/21776/6378416616372000

00. Accessed June 2023.

Corona Police Department (CPD). Corona Police Department 2022 Annual Report (2022).

Available at:
https://www.coronaca.gov/home/showpublisheddocument/23662/6381395416577700

00. Accessed May 2023.

Federal Emergency Management Agency (FEMA). FEMA Flood Map Service Center. Map 06065C0668G, 06065C0669G, 06065C1335G (2023). Available at:
https://msc.fema.gov/portal/home. Accessed June 2023.

Google, Inc. 2024. Google Earth Pro version 7.3.6.9796. Build date 02/22/2024. Accessed June 2024.

Riverside Transit Agency (RTA). Maps and Schedules (2024). Available at:
https://www.riversidetransit.com/index.php/route-info. Accessed June 2023.

South Coast Air Quality Management District. Significance Thresholds and Analysis (2022).

Available at: http://www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysishandbook. Accessed August 2023.

Southern California Association of Governments (SCAG). Connect SoCal, A Plan for Navigating a Brighter Future (2024). Available at:
https://scag.ca.gov/sites/main/files/file-attachments/23-2987-connect-socal-2024- final-complete-040424.pdf?1714175547. Accessed May 2024.

Southern California Association of Governments (SCAG). 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy (2020). Available at:
https://www.connectsocal.org/Pages/Connect-SoCal-Final-Plan.aspx. Accessed May 2023.

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United States Forest Service (USFS). Wildlife Hazard Potential, Version 2020 Classified (2020). Available at:
https://usfs.maps.arcgis.com/home/webmap/viewer.html?useExisting=1&layers=552 26e8547f84a ae8965210a9801c357. Accessed May 2023.

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Ms. Sandra Vanian
City of Corona Planning & Development Department
400 South Vincentia Ave
Corona, CA 92882
Dear Sandra and Corona City Council Members
Re: Subsequent Draft Environmental Impact Report October 11, 2024, Green River Ranch Specific Plan
As Board Members of the Montenero Community Association a residential community of 241 homes immediately adjacent to The Green River Ranch Specific plan, we strongly object to the amendments & rezoning described in the City’s Notice of Hearing planned for November 25, 2024 including GPA 2020-002, SPA 2020-006, TTM 37963, and PP 2020-004.

While we acknowledge that private developers and landowners enjoy the right to develop their property and enjoy profit from doing the same, the revisions and rezoning requested to the original plan approved back in 2001 is radically different from the 2024 plan which will have severe and irreversible environmental impact on our collective environment & transportation. This has been stated and clarified in subsequent conversations with you.

While your hearing notice indicated that it was distributed to residents within 500 feet of the project area, this notification, while being the absolute minimum requirement, does not take into account other Homeowners Associations and communities in our area which will be impacted by the traffic flow which is already at a critical stage and had they been notified, would likely want to weigh in on this project plan. Further, it is somewhat misleading to characterize an auto trip as equivalent to that of an 18-wheeler carrying freight.

The Green River Ranch Project area is unique in that there is no additional access for commuters from Chino, Riverside, South Corona, and in fact, any commuters traveling on the 91 freeway to Orange County or Los Angeles because of the unique topography including the mountains, river, Prado Dam and the railroad. In fact, there is probably no other locale that presents so many traffic chokepoints.

As you know, Gavin Newsom recently signed AB98 into law which restricts Industrial developments of this type so close to homes, and he did that for a reason. While this project could “ fall under the radar” because of the deadlines for the enforcement of the

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new provisions of AB98, it doesn’t mean you should approve this rezoning; particularly since you already aware of the state’s intent. Also, the State of California is intent on building more homes, which would certainly be better than an industrial warehouse project with 18 wheelers in our community..

It seems it would be most prudent for all involved for City Council to deny this particular rezoning application and perhaps revert to a project with a smaller footprint or a project that actually benefits the City of Corona and is a true gateway into our city. As I remember most of the community was not opposed to restaurants, a hotel, and boutique gift shops and homes which would benefit us vs creating such an adverse environmental impact.

By supporting this project, it seemed like the city was mostly interested in job creation, but it also seems that most of the potential “prospects” for utilizing this industrial space are already here in the City of Corona anyway , which would not create many “net/new” jobs here , but would create a miasma of environmental and traffic issues.

We are available for discussion at your convenience.

Paul Ramlo, President
Mike Serle, Vice President
Wael Elatar, Treasurer
Martha Domingues, Secretary
Jon Hettinger, Member at Large

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From: Sandra Vanian
To: Paul Ramlo
Cc: Joanne Coletta; Jim Steiner
Subject: RE: FW: Green River horse property development Date: Wednesday, November 6, 2024 11:29:00 AM
Attachments: image001.png
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Mr. Ramlo,
CEQA recognizes that not all projects will adhere to certain thresholds, therefore, it allows a city under an EIR to override unavoidable environmental impacts. The developer is still responsible for implementing the mitigation measures disclosed in the EIR even though it will not fully reduce certain impacts to less than significant. The city can still approve the project as proposed or request certain modifications if the city determines that the proposed revisions would be better than the original proposal. The city can also evaluate the proposed project against the original land use plan from 2001 based on the impacts that were disclosed at that time. The city can also look at the benefit of the project during the decision making process.

The data used to determine the project’s traffic impact was based on traffic counts collected in May 2023, after the construction of Foothill Parkway, so the data in the 2024 EI R does include Foothill Parkway.

Let me know if you have any further questions.

Sincerely,
Sandra Vanian,
Planning Manager
From: Paul Ramlo <[email protected]>
Sent: Thursday, October 31, 2024 4:23 PM
To: Sandra Vanian <[email protected]>
Cc: Joanne Coletta <[email protected]>; Jim Steiner <[email protected]> Subject: Re: FW: Green River horse property development [CAUTION] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Sandra, thank you for your detailed response and explanation. It definitely helps me understand that verbiage in the EIR and gives me an idea of how significant of a change they are expecting. If I follow your explanation, it seems that the developer may have

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fallen short of the city’s requirements in a couple different areas. In your experience, would that stop the project completely or simply take the developer back to the drawing board?
Additionally, if I understand correctly, data was collected or utilized from the 2001 EIR which, I believe, was quite a bit before Foothill Parkway was connected to Green River Rd substantially impacting the traffic levels in the area. Was that factor considered or accounted for in the 2024 EIR?
I doing my best to remain neutral towards the development and only want to echo the feelings and questions of the Montenero community. My position on the board is obviously one that requires me to act in the best interests of the neighborhood as a whole.

Paul Ramlo
On Thu, Oct 31, 2024 at 12:50 PM Sandra Vanian <[email protected]> wrote:

Mr. Ramlo,
Thank you for your response to the city’s Notice Of Availability regarding the draft Green River Ranch Specific Plan Subsequent EIR (EIR). My name is Sandra Vanian and I am the Planning Manager for the Planning and Development Department. I am also the planner overseeing the project.

In response to your question of what a “significant” impact really means, it is a term that is used in the California Environmental Quality Act (CEQA) when it comes to assessing a development’s impact on the environment when compared to thresholds established by a regulatory agency on certain areas of the environment.

Environmental reports prepared under CEQA cover multiple areas of discussion, such as biological resources, air quality, transportation, geological, etc. Each of these categories is regulated by a different agency and each agency establishes an operating threshold. Technical studies associated with the project are prepared to determine if a project would operate within those thresholds or exceed it. If a project exceeds an adopted threshold, even when a project implements mitigation measures to try and meet the threshold, CEQA considers this to a be significant impact instead of a less than significant impact. Basically, all projects have a change to the environment, it is just a matter of the project operating within established thresholds or in some cases above the threshold.

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With respect to air quality, there are pollutant emissions emitted daily in our lives and these daily emission thresholds are established by the South Coast Air Quality Management District. Emissions come from mobile activities, such as passenger vehicles, trucks, and construction activity, and stationary operations such as landscape maintenance, the use of electricity in daily operations, the use of certain chemicals in a business (manufacturing process) or home (cleaning products, pesticides, etc.), exterior building coatings, and the like.

The air quality analysis prepared for the revised Green River Ranch project indicated the project would exceed certain pollutant emissions associated with the project’s operations. In the original EIR prepared for the Green River Ranch Specific Plan in 2001, pollutant emissions associated with future project operations already disclosed that the thresholds for stationary source emissions and mobile source emissions would be exceeded. The subsequent EIR prepared for the revised Green River Ranch project continues to show that pollutants associated with stationary and mobile source emissions would be exceeded even with mitigation. Therefore, the city needs to identify this as a significant impact.

Unlike the 2001 EIR, the 2024 subsequent EIR includes a health risk assessment regarding the exposure to toxic air contaminants, which includes exposure to diesel particulate matter as a result of heavy-duty diesel trucks accessing the site on nearby sensitive receptors. The assessment specifically looked at the nearest home (4341 San Viscaya Circle) to the project site. The revised project’s potential cancer risk is estimated to be 5.14 in one million. This is less than SCAQMD’s cancer risk threshold which is 10 in one million. As such, the revised project will not cause a significant human health or cancer risk to the nearby residential community.

As for the transportation impacts, CEQA revised this evaluation sometime in 2018 and requires the city to evaluate vehicle miles traveled instead of level of service impacts like in the 2001 EIR. Metric vehicle miles traveled (VMT) measures the number of “miles” traveled by vehicles associated with the project. The daily VMT that is expected to be generated by this project is 62.0, which exceeds the city’s daily VMT threshold of 40.6. The VMT is about getting more individuals to travel less miles in passenger vehicles. The EIR proposes mitigation measures (ride share programs, carpooling, etc.) to help reduce the project’s daily VMT, but there is no amount of feasible mitigation that can fully reduce the project’s VMT down to the city’s threshold. Therefore, this is considered a significant and unavoidable impact.

However, the number of daily vehicular trips generated by the revised project

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[CAUTION] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Good afternoon Joanne. My name is Paul Ramlo and I am the HOA board president for the Montenero community in Corona. Our neighborhood is located in the hills abutting the Green River Road Horse Ranch Development. I wanted to reach out to you regarding a recent notice that was sent out to the neighborhood concerning the EIR for this project. Jim and I briefly spoke last week regarding the project and he recommended I reach out to you for clarification on some concerns.

As the board president, I am the recipient of many neighbors complaints and concerns regarding issues in our community. That of course includes their concerns over the horse ranch project. At Jim‘s recommendation, I wanted to reach out to you and seek clarification so that I can Address homeowner concerns with a little more certainty.

The neighborhood recently received the notification of the EIR meeting and of the published document online. Many of the homeowners have a great concern over the verbiage in the letter, which stated “implementation of the proposed project would result in significant and unavoidable impacts to air quality and transportation.” This verbiage alone can be very alarming to people and has obviously caused great concern in the neighborhood. I recognize that certain words are traditionally used in these types of reports and since I am not an EIR expert, I figured I would reach out to someone who might be able to clarify or at least expand on what a “significant” impact would really look like.

As I’m sure you are aware of, our neighborhood, especially cherished and benefited from the beautiful horse property that we have had had at the base of our neighborhood for so many years. Many of us are very concerned over the impact this development will have not only on air quality and traffic congestion, but more importantly, our home values. Any information you can share with me on the process of approving this type of project would be greatly appreciated. As you might assume, there are many neighbors that simply would like the property to remain undeveloped. I know that may be a very unrealistic expectation.

Thank you in advance for your time.

Paul Ramlo
Montenero neighborhood HOA President

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compared to the original specific plan decreased by 61% (2001 project showed 11,207 daily trips and the revised project shows 4,370 daily trips). It is easier to understand vehicular trips than vehicle miles traveled because trips can be counted, which people can relate to.

You are correct that an EIR is not always easy to understand, hopefully the information in this email is easier to understand and helpful. In 2001 the project was entitled for future development so development is imminent.

If you have additional questions, please email me or call me at (951) 279-3553.

Sincerely,
Sandra Vanian
Planning Manager
P: (951) 279-3553
400 South Vicentia
Avenue
Corona, CA 92882
www.coronaca.gov
From: Paul Ramlo <[email protected]>
Sent: Monday, October 28, 2024 3:27 PM
To: Joanne Coletta <[email protected]>
Cc: Jim Steiner <[email protected]>
Subject: Green River horse property development

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10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] November 14, 2024
Sandra Vanian
Planning Manager
City of Corona – Planning & Development Department
400 S. Vicentia Ave., Ste. 120
Corona, CA 92882
Via U.S. Mail and email to [email protected]
Re: Comments on the Draft Subsequent Environmental Impact Report for the Green River Ranch Specific Plan Amendment and Industrial Business Park Project, SCH No. 2022080640
Dear Ms. Vanian:

Advocates for the Environment submits the comments in this letter regarding the Draft Subsequent Environmental Impact Report (EIR) for the Green River Ranch Specific Plan Amendment and Industrial Business Park Project (Project). The Project Site is located near the cross streets of Dominguez Ranch Road and Green River Road in the City of Corona (City), in Riverside County. The Project would involve developing 5.5 acres of “General Commercial” uses, 49.52 acres of “Business Park Industrial” (BPI), up to 32 “Estate Residential” lots on 20.39 acres, 83.55 acres of “Open Space General” land uses, and 1.44 acres of roads, all on the 160.4-acre Project Site. We have reviewed the EIR released in October 2024 and submit comments regarding the sufficiency of the EIR’s Greenhouse-Gas (GHG) analysis under the California Environmental Quality Act (CEQA).

The City Should Require the Project to be Net-Zero
Given the current regulatory context and technological advancements, a net-zero significance threshold is feasible and extensively supportable. GHG emissions from buildings, including indirect emissions from offsite generation of electricity, direct emissions produced onsite, and from construction with cement and steel, amounted to 21% of global GHG emissions in 2019. (IPCC Sixth Assessment Report, Climate Change 2022, WGIII, Mitigation of Climate Change, p. 9-4.) This is a considerable portion of global GHG emissions.

It is much more affordable to construct new building projects to be net-zero than to obtain the same level of GHG reductions by expensively retrofitting older buildings to comply with climate change regulations. Climate damages will keep increasing until we reach net zero GHG emissions, and there is a California state policy requiring the state to be net-zero by 2045. It therefore is economically unsound to construct new buildings that are not net-zero.

Environmental groups have achieved tremendous outcomes by litigation under CEQA. Two of the largest mixed-use development projects in the history of California, Newhall Ranch (now Advocates for the Environment
A non-profit public-interest law firm
and environmental advocacy organization

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CEQA Comments to the City of Corona Page 2
Green River Ranch Specific Plan Amendment and Industrial Business Park Project November 14, 2024 10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] FivePoint Valencia), and Centennial (part of Tejon Ranch) decided to move forward as net-zero communities after losing CEQA lawsuits to environmental groups. The ability for these large projects to become net-zero indicates that it is achievable, even for large-scale developments. The Applicant for this Project should do the same.

We urge the City to adopt net-zero as the GHG significance threshold for this project. This threshold is well-supported by plans for the reduction of GHG emissions in California, and particularly the CARB Climate Change Scoping Plans. The CARB 2017 Scoping Plan states that “achieving no net additional increase in GHG emissions, resulting in no contribution to GHG impacts, is an appropriate overall objective for new development.” (CARB 2017 Scoping Plan, p. 101.) Additionally, the CARB 2022 Scoping Plan reaffirms the necessity of a net zero target by expressing:
“it is clear that California must transition away from fossil fuels to zero-emission technologies with all possible speed … in order to meet our GHG and air quality targets.” (CARB 2022 Scoping Plan, p. 184.) CARB further encourages a net-zero threshold in its strategies for local actions in Appendix D to the 2022 Scoping Plan. (CARB 2022 Scoping Plan, Appendix D p. 24-26.) Moving this Project forward as a net-zero project would not only be the right thing for the City to do, but also would help protect the City and the Applicant from CEQA GHG litigation.

CEQA GHG Significance Analysis
The EIR derived its GHG significance thresholds from the CEQA Appendix G Guidelines:
whether the Project would generate GHG emissions that may have a significant impact, and whether the Project would conflict with an applicable plan, policy, or regulation for the reduction of GHG emissions. (EIR, p. 4.8-17.) The City used CalEEMod to quantify the net Project’s annual emissions, which were reported to be 19,208.02 metric tons of carbon dioxide equivalent (MTCO2e) per year. (EIR, p. 4.8-19.) The EIR concluded that the Project’s GHG emissions would be less than significant after mitigation. (EIR, p. 4.8-20.)
Consistency with Identified Applicable Plans
The EIR includes a discussion of the City of Corona Climate Action Plan (CAP) and the 2022 Scoping Plan as evidence that the Project would not conflict with any applicable plan, policy, or regulation for GHG emissions reductions. This significance analysis violates CEQA by failing to provide the necessary information to analyze the Project's consistency with the CAP, overlooking the Project’s conflict with the 2022 Scoping Plan, and failing to acknowledge and analyze all applicable plans for the reduction of GHGs. This Project is inconsistent with several applicable plans that were excluded. As a result, this significance analysis violates CEQA by being deficient and misleading in several areas.

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CEQA Comments to the City of Corona Page 3
Green River Ranch Specific Plan Amendment and Industrial Business Park Project November 14, 2024 10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] Failure to provide information needed to analyze consistency with the CAP CEQA requires that EIRs include enough information to fully inform decision-makers and the public. Here, the EIR fails to include critical information necessary for assessing the project's consistency with the CAP. Specifically, the EIR does not detail the GHG reduction measures that the Project, will implement to meet the mandated 100-point requirement in the CAP or how the points will be apportioned. This omission hinders a comprehensive evaluation of the project’s environmental impacts and violates CEQA, which requires full disclosure of relevant information to inform decisionmakers and the public. Without this information, it remains unclear whether the Project aligns with the GHG reduction goals set forth by the CAP.

The Project chooses to demonstrate consistency through the CAP's point system rather than adhering to an established numerical threshold of significance for GHG emissions. As a result of this chosen threshold, the project proposes MM GHG 1. According to this measure, prior to issuing a building permit, the applicant shall provide documentation demonstrating that the improvements and/or buildings include the measures from the CAP screening tables (Appendix C to the CAP), as needed to achieve a minimum of 100 points for both the residential and non-residential portions.

Alternatively, specific measures may be substituted for other measures that achieve an equivalent amount of GHG reductions, subject to review. (DEIR, p. 4.8-21.) While the EIR claims that incorporation of this mitigation measure will result in less than significant emissions, it does not provide sufficient information to analyze the extent of GHG emissions reductions that the 100 points would achieve.

Neither the EIR nor the Appendix provide a copy of the CAP screening tables or specify which measures the project will commit to in order to reach the required 100-point minimum; instead, the EIR defers the selection of these measures to a future date. Mixed-use projects, such as this one, must complete both Table 1 and Table 2 of the CAP (CAP Appendix C, p. 6). However, both tables are missing from the EIR. As it currently stands, the language of MM GHG 1 defers the selection of the measures needed to achieve the 100 points for both the residential and non-residential portions of the project. The EIR withholds critical information from the general public by deferring these details to the future, leaving the public without a clear understanding of how GHG reductions will be achieved.

Furthermore, the requirement to identify specific measures for achieving the 100 points is especially pertinent because the CAP mandates that mixed-use projects when filling out table 1 and 2 are required to proportion the points identical to the proportioning of the mix of uses. (CAP Appendix C, p. 6). The EIR fails to provide this crucial information. To ensure consistency with the CAP, the selected measures must be detailed to confirm they are appropriately proportioned to reflect the project’s mixed-use nature. Without this information, the project may allocate points arbitrarily between the two tables, potentially resulting in inadequate GHG emission reductions.

This lack of information not only undermines transparency but also makes it difficult to ascertain whether the selected measures would effectively contribute to GHG emissions reductions.

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CEQA Comments to the City of Corona Page 4
Green River Ranch Specific Plan Amendment and Industrial Business Park Project November 14, 2024 10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] By failing to provide the necessary details, the EIR violates CEQA’s mandates for full disclosure, thereby jeopardizing the integrity of the efforts aimed at achieving meaningful GHG reduction goals.

Inadequate Commitment to the CAP
The inclusion of an alternative provision in MM GHG-1 undermines the project’s commitment to the CAP's GHG reduction goals. While the measure requires the project applicant to demonstrate compliance with the CAP GHG Emissions Screening Tables to achieve a minimum of 100 points, it also allows for the substitution of specific measures with alternatives that purportedly achieve equivalent GHG reductions. (DEIR, p. 4-8-21.) This flexibility introduces uncertainty and potential inconsistency in how GHG reductions are realized. The flexibility undermines the integrity of the consistency analysis because it is unclear which CAP measures would have been chosen for the Project and it is difficult to calculate the associated GHG reductions with the measures in the screening tables. MM GHG-1 is therefore vague and unenforceable, in violation of CEQA.

The Project Would be Inconsistent with the 2022 Scoping Plan The DEIR asserted that the Project would not conflict with the 2022 Scoping Plan. Yet, there are some policies in the 2022 Scoping Plan that the Project would not adhere to. The 2022 Scoping Plan sets a goal for 50% of all industrial energy demand to be electrified by 2045 (2022 CARB Scoping Plan, p. 77).1 The EIR makes no showing that the Project is consistent with this goal. The 2022 CARB Scoping Plan also places particular emphasis on decarbonizing industrial facilities by “displacing fossil fuel use with a mix of electrification, solar thermal heat, biomethane, low- or zerocarbon hydrogen, and other low-carbon fuels to provide energy for heat and reduce combustion emissions” (2022 CARB Scoping Plan, p. 208). Again, the Project does not appear to be consistent with this goal, based on the analysis provided in the EIR. The Project creates a conflict with the 2022 Scoping Plan by its heavy reliance on diesel fuel in its operations. (See EIR, p. 4.6-19 [noting an estimate of over a million gallons of combined diesel and gasoline consumed annually for operations.]) Accordingly, the Project would have a significant GHG impact under the City’s chosen significance threshold.

The EIR Should Have Analyzed All Applicable Plans
The City chose, as its second GHG threshold, whether the Project would “conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of GHGs.” (EIR, p. 4.8-18.) This language requires that the EIR analyze the Project’s consistency with all other applicable plans, not just the plans that the City prefers to analyze.

An agency must consider a project’s GHG impact over time to reasonably evaluate the full extent of environmental impact as CEQA requires. The EIR did not account for the Project’s lifespan, 1 2022 Scoping Plan located at: https://ww2.arb.ca.gov/sites/default/files/2023-04/2022-sp.pdf

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CEQA Comments to the City of Corona Page 5
Green River Ranch Specific Plan Amendment and Industrial Business Park Project November 14, 2024 10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] which is presumed to be 30 years due to the construction impact being amortized over a 30-year period. (EIR, p. 4.8-19.) Therefore, the Project must show consistency with long-term State GHG goals, including Executive Order B-55-18 (EO B- 55-18), and the 2017 CARB Scoping Plan.

EO B-55-18 requires the State of California to achieve carbon neutrality—net zero GHG emissions—by 2045. The Project is inconsistent with EO B-55-18 because it does not prohibit the use of gasoline, diesel, and natural gas. In fact, the Project would use diesel-powered equipment during construction, and require five emergency diesel-powered fire pumps during operations. (EIR, p. 4.6- 18; Appendix I p, 54.) Burning non-renewable fuels, such as diesel, results in substantial GHG emissions, preventing the Project from ever achieving carbon neutrality, unless it enters into agreements with the applicant and/or future tenant to ensure that fossil fuel use is on track to be eliminated by 2045. Thus, the Project would conflict with EO B-55-18. As stated by the City’s chosen threshold, conflict with any applicable policy would be a significant GHG impact.

The 2017 Scoping Plan was developed to help California comply with SB 32, which mandates a 40% reduction in GHG emissions below 1990 levels by 2030 (Health & Safety Code § 38566). The EIR does not explain how the Project aligns with these objectives or the 2050 goal of reducing emissions by 80% below 1990 levels. Moreover, the 2017 Scoping Plan sets statewide per capita GHG emissions targets of 6 MTCO2e by 2030 and 2 MTCO2e by 2050 (CARB Scoping Plan, p. 99).

With the Project’s per-service population GHG emissions of around 17 MTCO2e/capita, the Project significantly overshoots the 2050 target.2 Further, there is no evidence that the Project would implement measures to reach the target by 2050. Given that this reduction must be achieved within the Project’s operational lifespan, it is evident that the Project will remain inconsistent with the 2017 Scoping Plan's long-term goals. Therefore, the Project’s GHG impact is significant under the second threshold because it directly conflicts with established plans for reducing GHG emissions.

Consequently, because the Project is inconsistent with applicable plans for the reduction of GHGs, it is significant under the second threshold.

MM GHG-1 is Improperly Deferred
A lead agency must describe and analyze proposed mitigation measures in the EIR and cannot defer to a later time the discussion of mitigation measures—including the potential impact of any mitigation measures taken. Here, MM GHG-1, which defers the decision on particular measures from the Screening Tables to implement until just prior to the issuance of a building permit. (EIR, p.

4.8-21.) This is improper deferral because the City is required to identify the specific, enforceable measures during the preparation of the EIR, and MM GHG-1 does not enforce achieving 100 points on the Screening Tables because it allows for an alternative in which specific measures may be “substituted for other measures,” without identifying any standards for determining appropriate 2 19,208.02 𝑀𝑇𝐶𝑂2𝑒 ÷ 1,125 𝑒𝑚𝑝𝑙𝑜𝑦𝑒𝑒𝑠 = 17.07 𝑀𝑇𝐶𝑂2𝑒/𝑠𝑒𝑟𝑣𝑖𝑐𝑒 𝑝𝑜𝑝𝑢𝑙𝑎𝑡𝑖𝑜𝑛

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CEQA Comments to the City of Corona Page 6
Green River Ranch Specific Plan Amendment and Industrial Business Park Project November 14, 2024 10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650-0030 X101 [email protected] substitutions. Thus, the discussion of MM GHG-1 did not demonstrate that it could reduce the Project’s GHG impact to a less than significant level, let alone the fair share which is required for cumulative GHG impact.

Conclusion
In conclusion, the Project would have a significant GHG impact under the chosen threshold of consistency with applicable plans because the Project is not consistent with applicable plans, policies, and regulations for the reduction of GHGs. The Project’s impacts are therefore significant, under the threshold adopted by the City. MM GHG-1 is an inadequate mitigation measure to reduce the Project’s GHG impact because it is unenforceable and improperly deferred.

Please put Advocates for the Environment on the list of interested parties to receive updates about the progress of this potential project approval. We make this request under Public Resources Code, section 21092.2.

Sincerely,
Dean Wallraff, Attorney at Law
Executive Director, Advocates for the Environment

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JASON E. UHLEY 1995 MARKET STREET
General Manager-Chief Engineer RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
259388
October 21, 2024
City of Corona
Planning Department
Post Office Box 940
Corona, CA 92882-0940
Attention: Sandra Vanian Re: Green River Ranch Specific Plan Amendment & Business Park Industrial
Development Project, APNs 101-180-014,
101-180-015, 101-180-017, 101-180-034,
101-180-035, 101-180-037, 101-180-038 and
101-190-034
The Riverside County Flood Control and Water Conservation District (District) does not usually review land divisions/land use cases or provide State Division of Real Estate letters/flood hazard reports for projects that are located within incorporated cities. Exceptions are made for cases with items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees).

The District's review is based on the above-referenced project transmittal, received October 4, 2024. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue:
☒ This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed.
☐ This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ☐ This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation,

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City of Corona - 2 - October 21, 2024
Re: Green River Ranch Specific Plan
Amendment & Business Park Industrial 259388
Development Project, APNs 101-180-014,
101-180-015, 101-180-017, 101-180-034,
101-180-035, 101-180-037, 101-180-038 and
101-190-034
EM:mm
and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ☐ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, ____________________. If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ☐ The District's previous comments are still valid.

GENERAL INFORMATION
The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document, and/or Mitigation Monitoring and Reporting Program, and with all other federal, state, and local environmental rules and regulations that may apply, such as, but not limited to, the Multiple Species Habitat Conservation Plan (MSHCP), Sections 404 and 401 of the Clean Water Act, California Fish and Game Code Section 1602, and the Porter Cologne Water Quality Control Act.

The District's action associated with the subject project triggers evaluation by the District with respect to the applicant's compliance with federal, state, and local environmental laws. For this project, the Lead Agency is the agency in the address above, and the District is a Responsible Agency under CEQA. The District, as a Copermittee under the MSHCP, needs to demonstrate that all District related activities, including the actions identified above, are consistent with the MSHCP. This is typically achieved through determinations from the CEQA Lead Agency (if they are also a Co-permittee) for the project. For the MSHCP, the District's focus will be particular to Sections 6.1.2, 6.1.3, 6.1.4, 6.3.2, 7.3.7, 7.5.3, and Appendix C of the MSHCP. Please include consistency determination statements from the Lead Agency/Co-permittee for the project for each of these sections in the CEQA document. The District may also require that an applicant provide supporting technical documentation for environmental clearance.

This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt.

If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy.

Very truly yours,

AMY MCNEILL
Engineering Project Manager

Page 1926 of 4376 ends

JASON E. UHLEY 1995 MARKET STREET
General Manager-Chief Engineer RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org
259577

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
November 7, 2024
City of Corona
Planning Department
Post Office Box 940
Corona, CA 92882-0940
Attention: Sandra Vanian Re: TTM 37963, GPA 2020-0002,
SPA 2020-0006, PP 2020-0004,
APNs 101-180-014, 101-180-015,
101-180-017, 101-180-035, 101-180-037
and 101-180-038
The Riverside County Flood Control and Water Conservation District (District) does not usually review land divisions/land use cases or provide State Division of Real Estate letters/flood hazard reports for projects that are located within incorporated cities. Exceptions are made for cases with items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees).

The District's review is based on the above-referenced project transmittal, received October 31, 2024. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue:
☒ This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed.
☐ This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety.
☐ This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

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City of Corona - 2 - November 7, 2024
Re: TTM 37963, GPA 2020-0002, 259577
SPA 2020-0006, PP 2020-0004,
APNs 101-180-014, 101-180-015,
101-180-017, 101-180-035, 101-180-037
and 101-180-038
Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ☐ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, _______. If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ☒ The District's previous comments dated October 21, 2024 for this Green River Ranch Specific Plan Amendment and Business Park Industrial Development Project are still valid.

Very truly yours,

AMY MCNEILL
Engineering Project Manager
EM:zl
Attachment

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From: Mauricio Alvarez
To: Sandra Vanian
Subject: GPA2020-0002, SPA2020-0006, TTM 37963, PP2020-0004 Date: Tuesday, November 12, 2024 9:50:59 AM
[CAUTION] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Good Morning Sandra,
Thank you for including RTA in the notice of the public hearing for the proposed warehouse project on Green River Rd & Dominguez Ranch Road. After further review, there are no comments to submit for this particular project.

Thank you,
Mauricio Alvarez, MBA
Planning Analyst
Riverside Transit Agency
p: 951.565.5260 | e: [email protected]
Website | Facebook | Twitter | Instagram
1825 Third Street, Riverside, CA 92507

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From: A Jasman
To: Sandra Vanian
Subject: Green River Ranch Specific Plan
Date: Wednesday, November 20, 2024 5:30:34 PM
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I am against any changes to the plans outside of increases to designated open space.

I am against any plans that create noise, that bring truck traffic, create light from signage or lampposts or ambient light from structures.

I am against any plans increasing car traffic either from large employee staffs, delivery trucks, or other traffic.

I am against any structures/businesses that create pollution, steam evaporation, or other visual or non-visual exhaust.

Amy Jasman
23 year Sierra Del Oro resident
2515 Glenbush Cir
Corona, CA 92882
Yahoo Mail: Search, Organize, Conquer

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From: ileana alvarez
To: Sandra Vanian
Subject: Green River Ranch Plan
Date: Wednesday, November 20, 2024 5:59:04 PM
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Hello Sandra,
My name is Ileana Alvarez, I'm a residen of corona in sierra del oro and I am writting this email to inform you that I'm agains any ammendments to the Green River Ranch Specific plan that increase traffic, noise pollution, light pollution, create carbon emission, increase exhaust or emissions from buildings, etc.

Feel free to reach out to me if you have any qustions
Ileana Alvarez
714-507-9756
752 Meridian Cir.

Corona, Ca

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From: Kim Ishiki
To: Sandra Vanian
Subject: Project on green river.

Date: Wednesday, November 20, 2024 5:59:53 PM
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To whom it may concern,
I oppose to the development on green river. The traffic and congestion, the pollution and emissions are not in the best interest of this neighborhood.

Thank you
Sent from my iPhone

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From: Francesca & Pietro
To: Sandra Vanian
Subject: Fwd: Public Comment - Green River Ranch Specific Plan Amendment & Business Park Industrial Development Date: Wednesday, November 20, 2024 6:20:33 PM
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Hello Sandra,
If you could change the last sentence of my public comment below to " I ask that the zoning changes Not Be Approved and Greatly Negatively Impact the Community of SDO and Corona, Thank You." from "The zoning changed should not be approved and greatly negatively impact the SDO and Coorona." Autocorrect changed my last sentence to improper grammar as I was rushing to make sure my public comment was sent by today to be included in the staff report for the Commission Meeting on 11/25, and just found out about the meeting and having to send it to be included in the report to staff by today, the Wed. before the meeting.

Thank you for your help and time.

Best Regards,
Francesca Da Sacco
---------- Forwarded message ---------
From: Francesca & Pietro <[email protected]>
Date: Wed, Nov 20, 2024 at 6:00 PM
Subject: Public Comment - Green River Ranch Specific Plan Amendment & Business Park Industrial Development
To: <[email protected]>
Hello Sandra Vanian,
I am sending the following public comments to be included to the staff and planning commission for the Public meeting on 11/25
As a resident of Sierra Del Oro I have serious concerns about this project being approved and the rezoning requests being prospectively approved by staff, City Council, and Corona's planning commission. In 2022 My Husband & I attended the Developer Scoping Meeting where a presentation from the Developer was given. It contained the proposals approved in 2001 & what the developer wanted/wants now, to change zoning to make it an industrial park which includes 5 large Industrial Warehouses with 746,167 Sq, Ft. & a bunch of semi loading and unloading docks & 1,200 parking spaces as part of the rezoning.

Resident after resident voiced many concerns about/against the zoning changes & negative

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effects it would have on the environment, wildlife, community of SDO, traffic issues, safety issues, infrastructure issues & many other negative impacts to residents of Corona. Some of the main concerns were the amount of increased traffic this will inevitably bring to our community which already struggles w/ serious traffic issues. We already have a serious risk of being locked in our communities whenever there is a traffic accident on the freeway, or heaven forbid if a serious emergency hit! I have personally had to cancel Drs. appts and other appt. in the past because of being locked in my community because of traffic issues, construction, or accidents. This proposal is alarming considering the traffic ramifications alone, and the fact that our infrastructure annot handle this.

There were also many concerns regarding the environmental impact, wildlife, pollution, air quality, & a big concern I had which is how can a proper and accurate Environmental Impact Report be done when they don't know what corporations or companies will be using these large industrial warehouses, or what they will be used for? I asked this question directly to the project presenter at the scoping meeting in 2022 and he did not have an answer, and said "It just is"! When I look at pieces of the environmental report which I just received the links, and havent really had time to properly review. The report from a few links I clicked on looks unfinished with statements like "Our area does not handle this so we don't know, or an expert was contacted and they said they weren't aware of a certain issue but then provides multiple other people to contact that might have information or a different answer. Some of these reports are based on information that was done 25 years ago and are outdated, for example the earthquake fault report. There is a fault that runs directly under this project, and the last report was done 25 years ago in 1999.

It's also really disappointing that we signed up on multiple lists that were provided at the original original scoping meeting in 2022 and never received 1 update. I'm guessing we aren't the only ones that didn't get updates since the original meeting was jam packed. Multiple Corona Employees at the meeting said we would be updated if we signed up for the list. My husband and I signed up on multiple lists and did not receive any updates except for one from the developer yesterday 11/19/24 that included an updated PDF of their proposal with no mention of the Public Meeting on 11/25, or public comment, only that it's ready to go forward for approval. We also were never sent the public notice for the Public Hearing where residents can comment for 11/25 th meeting. I just found out today by accident when I signed up to be notified. I also made public comments previously in the last meeting, and did not see them in the public comments section on your website. The people at the meeting were told their comments would be made public and a part of the project. I was also told that in an email, but when I look on the website I dont see my comments or the comments of many people that spoke at the initial scoping meeting.

Sugar coating this development by promoting the trade off for allowing the zoning changes to large industrial warehouses and getting the top 80 acres of the property changed to open space instead of building estate houses on it, and still include some residential towards the top is not a fair trade off or any excuse to allow for this selling out of SDO, and the residents quality of life. Is the land at the top even feasible to be built on at this point considering the severe fire danger right there, possible landslides, an earthquake fault that resides right under it... Not to mention the dangerous grading conditions? I remember the day the construction worker died from grading Sierra Bella a sad day for our community that I will never forget, and the fact that a worker died building that development on grades that were "deemed safe", but proved deadly for the gentleman that lost his life grading for estate houses in the SDO foothills....

Also seems like a really unfair trade for 746,000+ sq feet in industrial warehouses with a

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bunch of semi loading docs... and the selling out of our community in SDO and Corona.

I am not opposed to development in Corona, but this is the absolute wrong place to change zoning to 746,000+ sq feet of industrial warehouse park. The current infrastructure cannot handle this type of industrial warehouse park, and the zoning changes negatively affect the quality of life of the residents of SDO, including huge safety risks for the residents of SDO.

This environmental impact report is not accurate since it is based on certain data over that is outdated and over 25 years old. And the companies /corporations that could be moving in have not even been identified which greatly impacts this report. The zoning changed should not be approved and greatly negatively impact the SDO and Coorona.

Best Regards,
Francesca Da Sacco

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From: John Fox
To: Sandra Vanian
Subject: Western Realco proposal to be discussed at 11/25/24 Planning Commission meeting Date: Wednesday, November 20, 2024 2:42:31 PM
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Hi Sandra,
In case I’m unable to make the meeting, I’d like to submit comments and questions about the proposed project and zoning change for “the horse ranch” property by developer, Western Realco, scheduled to be reviewed by the Planning Commission on Monday, 11/25.

While I generally support the idea of what the developer proposes, I have several concerns:

The insistence on creating a mostly single-level building pad, necessitating massive earthmoving, creating a pad elevation about 40 feet higher than Green River Road at the northeast corner of the proposed development at the intersection of Green River and Dominguez Ranch Road.

What assurance will there be that this will not become a logistics center with diesel trucks coming and going day and night and sitting idling while on-site?The project needs to limit operations to prohibit overnight hours and ensure the property is secure during those hours.

The question of overnight operations and security during those hours is due to persistent street racing and congregation of such vehicles at the adjacent Promenade retail mall, of which Corona PD is well aware.

Light pollution from rooftop skylights lit day and night. A couple dozen homes in Montenero and everyone exiting the neighborhood will have a view of the project’s rooftops.

Conflicting claims within the EIR regarding traffic. While the stated intent of the developer is to create jobs in Corona, the EIR states that vehicle trip times associated with the project will be higher than the average for the area, meaning that most traffic to the site will be from outside Corona.

Although the developer says this project is “not intended” as a logistics center, the design lends itself to that purpose, leading to the chance that a large company could scoop up most or all of the space, using the up to 50 loading docks for trucking distribution. Prevailing winds and the topography of the area mean noise and emissions will naturally flow southeast into the Montenero residential tract. Note that equipment backing up and beeping is already an issue from the 91/71 interchange construction.

While it is natural for new development of any kind to add to traffic, this project will exist in the just about the worst choke point in the city. Every effort needs to be made to ensure that impact is mitigated. I doubt that a dedicated right-turn lane into the new project and an extension of the right

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turn-only lane onto the new eastbound 91 onramp will help much. That (fourth) lane onto eastbound 91 will need to be isolated from the #3 lane to be effective.

In spite of any future retail development in the parcel on the north side of Green River Road, this project will be the main gateway welcome into the western entrance to Corona. It can’t look like an industrial park. A mostly single-level pad with 750,000 square feet of industrial buildings on this rolling acreage including a chunk of the foothills is truly a case of trying to fit a square peg in a round hole. Pad slopes with plantings that will take decades to mature don’t adequately disguise the industrial nature of this project.

Respectfully submitted,
John Fox
1300 San Ponte Rd.

Corona, CA 92882

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You don't often get email from [email protected]. Learn why this is important From: Belinda Capilla
To: Belinda Capilla
Subject: FW: Green River Ranch Development
Date: Thursday, November 21, 2024 7:34:19 AM
From: jennifer3115 <[email protected]>
Sent: Wednesday, November 20, 2024 8:06 PM
To: Sandra Vanian <[email protected]>
Subject: Green River Ranch Development
[CAUTION] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Hi Sandra,
I live at 3725 Foxplain in SDO. I am deeply disappointed in the plan to build MORE industrial buildings. This development has zero positive effects for the local community and so many negative impacts. I understand the need for development but West Corona needs Shopping and Retail and Grocery not more industrial buildings. We are trapped in West Corona and only have one sub par Grocery store, zero quality restaurants and no shopping. The traffic is so bad we can't even get to south Corona, Anaheim Hills, or Chino Hills without strategically planning these trips around high traffic times. I don't understand why we can't have a restaurant and Retail area like other cities do. Eastvale has many of these types of sites. And is still developing. West Corona does not need more industrial, gas stations, starbucks, or Jack in the Box. We need a quality Retail and restaurants center where community can come together.

Please reconsider this industrial plan
Thank you
Jennifer and Michael Campbell
Original Homeowners 1987
Sent from my Verizon, Samsung Galaxy smartphone

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You don't often get email from [email protected]. Learn why this is important From: Belinda Capilla
To: Belinda Capilla
Subject: FW: Green River Ranch
Date: Thursday, November 21, 2024 5:15:04 PM
Importance: High
From: Niko Todorov <[email protected]>
Sent: Thursday, November 21, 2024 4:47 PM
To: Sandra Vanian <[email protected]>
Subject: Green River Ranch
[CAUTION] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Dear Sandra,
As a 25 year SDO resident I am against any amendments to the Green River Ranch Specific Plan that increase traffic to an already congested neighborhood, which affects our safety.

Page 1942 of 4376 ends

FINAL
1 City of Corona
Planning & Housing Commission Minutes
Monday, November 25, 2024, 6:00 p.m.

Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Matt Woody, Marie Vernon, Craig Siqueland, Sarah Longwell, Karen Alexander
_____________________________________________________________________

1. PLEDGE OF ALLEGIANCE
Vice Chair Vernon led the Pledge of Allegiance.

2. CALL TO ORDER
Chair Woody called the meeting to order.

3. MEETING MINUTES

3.1 MINUTES - November 13, 2024
These minutes were approved.

Moved by: Karen Alexander
Seconded by: Marie Vernon
Aye (5): Matt Woody, Marie Vernon, Craig Siqueland, Sarah Longwell, and Karen Alexander
Motion APPROVED (5 to 0)

4. COMMUNICATIONS FROM THE PUBLIC
None.

5. CONSENT CALENDAR
None.

6. PUBLIC HEARINGS

6.1 GPA2020-0002
Sandra Vanian, Planning Manager, reviewed the staff report and exhibits for GPA2020-0002, SPA2020-0006, TTM 37963 and PP2020-0004 together as they are related to the same project.

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FINAL
2 Jeremy Mape, representing PSIP WR Green River LLC (applicant), gave a presentation regarding the project.

The Commissioners, city staff and the applicant discussed various aspects of the project including the project's Subsequent Environmental Impact Report, wildlife corridor, architecture, landscape plan, Fresno Road access, public improvements, traffic control plans, specific plan amendment, and the new Open Space land use designation proposed on the southern portion of the project site.

Public speakers spoke in favor and in opposition of the project.

Moved by: Craig Siqueland
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2650 granting GPA2020-0002 as part of Cycle I of General Plan Amendments for 2025, and recommend approval of GPA2020-0002 to the City Council based on the findings contained in the staff report and certify the Subsequent Environmental Impact Report to the Green River Ranch Specific Plan Environmental Impact Report (SCH#2022080640).

Aye (4): Marie Vernon, Craig Siqueland, Sarah Longwell, and Karen Alexander Abstain (1): Matt Woody
Motion APPROVED (4 to 0)

6.2 SPA2020-0006
Moved by: Karen Alexander
Seconded by: Sarah Longwell
That the Planning and Housing Commission recommend APPROVAL of SPA2020-0006 to the City Council, based on the findings contained in the staff report, with the added condition that the permitted land uses table shall be changed to require a conditional use permit for restaurants with drive-through services in the GC designation.

Aye (5): Matt Woody, Marie Vernon, Craig Siqueland, Sarah Longwell, and Karen Alexander
Motion APPROVED (5 to 0)

6.3 TTM 37963
Moved by: Craig Siqueland
Seconded by: Matt Woody
That the Planning and Housing Commission recommend APPROVAL of TTM 37963, based on the findings contained in the staff report and conditions of approval.

Aye (5): Matt Woody, Marie Vernon, Craig Siqueland, Sarah Longwell, and Karen Alexander

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FINAL
3 Motion APPROVED (5 to 0)

6.4 PP2020-0004
Moved by: Karen Alexander
Seconded by: Craig Siqueland
That the Planning and Housing Commission adopt Resolution No. 2651 GRANTING PP2020-0004 based on the findings contained in the staff report and the following added conditions: Staff shall evaluate the requirement of the California Housing Crisis Act of 2019 (SB 330) to determine if the ER designation located on Lot 7 of TTM 37963 can be removed from the project because of the property’s location within a High Fire Severity Zone and replaced with an Open Space designation. If the project’s ER designation is exempt from the state’s no net loss in residential capacity requirement under the Housing Crisis Act of 2019, the ER land use designation shall be changed to the OS designation on the project’s specific plan amendment and General Plan amendment before final consideration by the City Council; architectural enhancements, such as different building materials and architectural projections, shall be spaced no greater than every 50 linear feet of the building facades facing Green River Road and Dominguez Ranch Road; the applicant shall provide 36” box-sized trees along the front of the project’s property lines adjacent to Green River Road and Dominguez Ranch Road; prior to the issuance of a grading permit, the applicant shall consult with the Northwest Mosquito and Vector Control District regarding the vector surveillance and control recommendations mentioned in their letter dated November 4, 2024.

Aye (5): Matt Woody, Marie Vernon, Craig Siqueland, Sarah Longwell, and Karen Alexander
Motion APPROVED (5 to 0)

7. WRITTEN COMMUNICATIONS
None.

8. ADMINISTRATIVE REPORTS
None.

9. COMMISSIONERS' REPORTS AND COMMENTS
Commissioner Alexander thanked everyone for attending the meeting and for all the written correspondence regarding the Green River project.

10. FUTURE AGENDA ITEMS
Future agenda items are scheduled for the Planning and Housing Commission meeting of December 9, 2024.

11. ADJOURNMENT

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FINAL
4 Chair Woody adjourned the meeting at 9:30 p.m. to the Planning and Housing Commission meeting of Monday, December 9, 2024, commencing at 6:00 p.m. in the City Hall Council Chambers.

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DATE: 02/05/2025
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2025-02

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

SPECIFIC PLAN AMENDMENT 2020-0006 TO CHANGE AND REORGANIZE THE

ZONING DESIGNATIONS WITHIN THE GREEN RIVER RANCH SPECIFIC PLAN, AND

MAKE CORRESPONDING REVISIONS TO THE MAPS, TABLES, ILLUSTRATIONS AND TEXT THROUGHOUT THE SPECIFIC PLAN DOCUMENT (APPLICANT: PSIP WR

GREEN RIVER LLC)
EXECUTIVE SUMMARY:

This staff report asks the City Council to approve Specific Plan Amendment 2020-0006 (SPA2020-0006) as recommended by the Planning and Housing Commission amending the Green River Ranch Specific Plan. SPA2020-0006 will redistribute the existing land uses designated in the specific plan, rename the existing Mixed Use (Industrial and Commercial) designation Business Park Industrial, eliminate the Estate Residential designation, and add an Open Space designation.

RECOMMENDED ACTION:

That the City Council:
a. Approve Specific Plan Amendment 2020-0006, as recommended by the Planning and Housing Commission.
b. Introduce, by title only, and waive full reading of consideration of Ordinance No. 3409, first reading of an ordinance approving an amendment to the Green River

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Ranch Specific Plan (SP00-001) to change and reorganize the land use designations and make corresponding revisions to the maps, tables, illustrations and text throughout the Green River Ranch Specific Plan (SPA2020-0006).

BACKGROUND & HISTORY:

The purpose of SPA2020-0006 is to facilitate the development of a 49.31-acre light industrial business park consisting of five warehouse/industrial buildings totaling 746,167 square feet. The project site is part of the Green River Ranch Specific Plan that was originally approved by the City Council on February 7, 2001, encompassing approximately 165.33 acres of undeveloped land located on Green River Road, between Fresno Road and Dominguez Ranch Road.

The Green River Ranch Specific Plan was approved to permit commercial retail and service uses, light industrial and warehouse uses, and residential. The proposed amendment continues to allow the same land uses already permitted by the specific plan but will eliminate the residential land use and replace it with open space.

ANALYSIS:

SPA2020-0006 will amend the Green River Ranch Specific Plan land use plan and corresponding maps, tables, exhibits and text. The amendments to the land use designations are summarized in Table 1.

Table 1
Existing and Proposed Green River Ranch Specific Plan Land Use Summary Existing
Zoning Designations and Acreages
Proposed
Zoning Designations and Acreages
Mixed Use (Industrial/Commercial)

59.01 acres
Business Park Industrial

49.31 acres
General Commercial

8.12 acres
General Commercial

5.50 acres
Estate Residential

98.2 acres
Open Space General
103.73 acres
The land use changes rename the Mixed Use (MU) designation Business Park Industrial (BPI), eliminate the Estate Residential (ER) designation, and add an Open Space (OS) designation. The MU designation permitted commercial service uses and light industrial uses, including warehouses. The new BPI designation permits the same uses that were allowed in the MU designation. The ER designation is being eliminated from the specific plan and replaced by the OS designation. Approximately 80.73 acres of the OS designation will be preserved as natural open space and dedicated to the Riverside Conservation Agency to support the preservation according to the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). Approximately 23 acres of the open space adjacent to the BPI designation will be used for the planting of oak

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trees, water detention basins and some grading to facilitate future development in the BPI designation. Manufactured, graded slopes created within the 23 acres will be relandscaped.

Table 2 identifies the planning areas of the specific plan and corresponding land use.

Table 2
Proposed Green River Ranch Specific Plan Land Use Summary Proposed
Zoning per
SPA2020-
0006
Proposed
Planning
Area
Proposed
Acreage
Permitted Uses
Business Park
Industrial
(BPI)
1, 2, 3 49.31 Business park and light industrial uses.

General
Commercial
(GC)
4 5.50 Mix of retail, commercial service,
restaurant, and freeway-oriented service
uses.

Open Space
General (OS)
5 20.39 Open space
Open Space
General (OS)
6 83.34 Open space, natural.

Tables, Maps, Illustrations and Other Revisions
 Table 2 of Specific Plan – Permitted Uses: Table 2 lists the permitted, conditionally permitted uses, and nonpermitted uses for the specific plan. The amendments to Table 2 add the BPI and OS designations. It is worth noting that hotels and motor inns, originally allowed by a conditional use permit will be removed from the table, and restaurants with drive-through services will be changed from permitted to a conditional use permit as a result of this amendment.  Table 3 of the Specific Plan (Development Standards): Table 3 contains the development standards (i.e., setbacks, building height limit, etc.) for the zoning designations. Minimal changes are proposed to Table 3 with the BPI and OS designations being added. The BPI designation will retain the existing MU development standards, except that the existing building height limit of 80 feet and 6 stories will be reduced to 55 feet and three stories.  Maps and Illustrations: All of the maps (drainage, water, sewer, landscaping, etc.) throughout the document are being updated with new drawings that depict

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the new land use boundaries and planning areas proposed by SPA2020-0006.

Additionally, the conceptual illustrations that depict certain features within the specific plan such as the project entrance, streetscapes, project entry signage, and typical parking lot designs are being updated. The revised specific plan document also includes an updated artist’s rendering of the applicant’s development.  Plant Palette: The plant palette for the specific plan is being updated to include only drought resistant plant materials. The plant palette has been reviewed by the Fire Department for consistency with the types of plant materials that are allowed by the Fire Department’s Vegetation Management Guidelines and the project’s fuel modification plan.
 Signage: Project identification signage within the specific plan is being revised to allow for various types of signs. The current specific plan permits up to 18 freestanding signs (pylon and monument). The amendment will reduce the number of freestanding signs (pylon and monument) to nine and reduce the maximum height by 35 feet for pylon signs. Table 3 summarizes the signage regulations of the specific plan.

Table 3
Proposed Green River Ranch Specific Plan Sign Program
Quantity Type of
Sign
Location Maximum
Height
Maximum
Sign Area
Allowable
Advertisement
1 Freeway
Pylon Sign
PA 4 (GC) 45 ft. 250 sq. ft. Name of center
and up to 3
tenants
2 Major
Project
Entry Sign
At the entrance
of Private A
Street, within PA
1 & 2 (BPI)
6 ft. 80 sq. ft. Name of center
only
1 Minor
Project
Entry
Corner of Green
River/Dominguez
Ranch Rd, within
PA 2 (BPI)
6 ft. 50 sq. ft. Name of center
only
5 Tenant
Monument
Sign
PA 1 & 2 (BPI)
PA 4 (GC)
6 ft. 50 sq. ft. Name of center
and up to 3
tenants
Total = 9
California Housing Accountability Act

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The state’s Housing Accountability Act (Government Code Section 65589.5) was amended in 2019 to include the Housing Crisis Act of 2019 (Government Code Section 66300). The Housing Crisis Act of 2019 requires cities to maintain the residential capacity that existed at the time of adoption of the legislation to ensure a “no net loss” in the zoning for residential units. Cities are allowed to change a General Plan land use designation or rezone residential properties to a non-residential land use designation, or rezone to a less intense residential land use designation or zone only if the City concurrently changes the land use designation or rezones another parcel to make up for the shortfall in housing units lost under the previous General Plan land use change or zoning.

However, Section 66300(e)(4) provides that the Housing Crisis Act does not apply to a housing development project located within a Very High Fire Hazard Severity Zone (VHFHSZ). Because the proposed project involves a housing development project or residential zoning on a site that is located entirely within a VHFHS Zone, the Housing Crisis Act does not apply to SPA2020-0006, allowing the ER designation to be eliminated without it being replaced elsewhere in the city.

FINANCIAL IMPACT:

The applicant paid the application processing fee of $7,369 to cover the cost of the Specific Plan Amendment.

ENVIRONMENTAL ANALYSIS:

In accordance with Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the City prepared a draft Subsequent EIR (SEIR) to the certified Green River Ranch Specific Plan Final EIR (February 7, 2001) to address the potential environmental impacts associated with the proposed project, which includes a General Plan Amendment, GPA2020-0002, in conjunction with the amendment to the Green River Ranch Specific Plan (SPA2020-0006), and the proposed 49.31-acre light industrial business park development of the specific plan. The SEIR also includes the relocation of Proposed Constrained Linkage 1 (PCL-1) of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which is located south, and generally east of the project site.

The City Council’s previous action on GPA2020-0002, considered a resolution adopting the findings and certifying the Final SEIR for the Green River Ranch Specific Plan Amendment & Business Park Industrial Development and Relocation of Proposed Constrained Linkage 1 of the Western Riverside County Multiple Species Habitat Conservation Plan (SCH # 2022080640). The Final SEIR concluded that implementation of the proposed project could result in significant and unavoidable negative environmental effects despite the imposition of all feasible mitigation measures identified in the Final SEIR. The City Council determined that the benefits of the proposed project outweigh the unavoidable adverse impacts as documented in the Statement of Overriding Considerations included in the resolution certifying the Final SEIR.

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PLANNING AND HOUSING COMMISSION ACTION:

At its meeting of November 25, 2024, the Planning and Housing Commission considered the subject matter and took the following action:

Motion was made, seconded (Alexander/Longwell) and carried unanimously, that the Planning and Housing Commission recommend approval of SPA2020-0006 to the City Council based on the findings contained in the staff report and conditions of approval.

The minutes of the Planning and Housing Commission meeting are included as Exhibit

3. PREPARED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR ATTACHMENTS:

1. Exhibit 1 – Ordinance No. 3409

2. Exhibit 2 – Planning and Housing Commission staff report

3. Exhibit 3 – Minutes of the Planning and Housing Commission meeting of November 25, 2024

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ORDINANCE NO. 3409

AN ORDINANCE OF THE CITY OF CORONA,

CALIFORNIA, APPROVING AN AMENDMENT TO THE
GREEN RIVER RANCH SPECIFIC PLAN (SP00-001) TO

CHANGE AND REORGANIZE THE LAND USE

DESIGNATIONS AND MAKE CORRESPONDING

REVISIONS TO THE MAPS, TABLES, ILLUSTRATIONS

AND TEXT THROUGHOUT THE GREEN RIVER RANCH
SPECIFIC PLAN (SPA2020-0006).

WHEREAS, on November 25, 2024, the Planning and Housing Commission of the City of Corona (“Commission”) recommended that the City Council of the City of Corona (“City Council”) approve SPA2020-0006 to amend the Green River Ranch Specific Plan (SP00- 001) (the “Amendment”) to create 49.31 acres of Business Park Industrial (BPI) zoning, 5.50 acres of General Commercial (GC) zoning, and 103.73 acres of Open Space General (OS) zoning and to make corresponding revisions to the maps, tables, illustrations and text throughout the Green River Ranch Specific Plan; and
WHEREAS, the Amendment was submitted in conjunction with an amendment to the General Plan (GPA2020-0002) to change the land use designation of 5.5 acres of the Property located north of Green River Road and west of Dominguez Ranch Road from Mixed Use II (Industrial & Commercial) to General Commercial, and change the land use designations on the south side of Green River Road and west of Dominguez Ranch Road from General Commercial, Mixed Use II, and Estate Residential to 49.31 acres of Mixed Use II, and 103.73 acres of Open Space-General, a Tentative Tract Map (TTM 37963) to subdivide 154.90 acres of the Property into nine (9) lots within Specific Plan Planning Areas 1 through 6, and a Precise Plan (PP2020-0004) for the development of the proposed industrial park component within Specific Plan Planning Areas 1, 2, and 3 (collectively referred to herein as the “Proposed Project”); and
WHEREAS, the Proposed Project originally proposed reducing the existing Estate Residential land use designation from 49.31 acres to 20.39 acres to permit development of up to 32 single-family residential dwellings and to create 83.34 acres of open space; and WHEREAS, the Housing Crisis Act of 2019 (Government Code Section 66300) restricts the City’s ability to adopt land use or zoning amendments that would result in the reduction of allowed residential density or intensity of land uses than what is allowed under the regulations in effect on January 1, 2018, unless a concurrent change in the land use or zoning designation of other parcels in the City is approved to replace the residential units lost with the land use or zoning amendment, thus ensuring a “no net loss” in the zoning for residential units; and

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2 WHEREAS, Government Section 66300(e)(4) provides that the Housing Crisis Act does not apply to a housing development project located within a very high fire hazard severity zone. Because the Modified Project is on a site that is located entirely within a Very High Fire Hazard Severity Zone, the Housing Crisis Act does not apply to the Proposed Project; and
WHEREAS, during the public hearing on November 25, 2024, the Planning Commission determined that since the Housing Crisis Act of 2019 does not apply to the Proposed Project, it would be preferable to eliminate the Estate Residential land use designation and increase the open space acreage from 83.34 acres to 103.73 acres and recommended that the Estate Residential land use designation be changed to Open Space General for SPA2020-0006; and
WHEREAS, on February 5, 2025, as the first action on the Proposed Project, the City Council approved a Resolution Adopting Findings and Certifying the Final Subsequent Environmental Impact Report for the Green River Ranch Specific Plan Amendment & Business Park Industrial Development and Relocation of Proposed Constrained Linkage 1 of the Western Riverside County Multiple Species Habitat Conservation Plan (SCH # 2022080640) (“Final SEIR”). The Final SEIR concluded that implementation of the Proposed Project could result in significant and unavoidable negative environmental effects despite the imposition of all feasible mitigation measures identified in the Final SEIR. The City Council determined that the benefits of the Proposed Project outweigh the unavoidable adverse impacts as documented in the Statement of Overriding Considerations included in the resolution certifying the Final SEIR; and WHEREAS, the Commission based its recommendation to adopt the Amendment on the findings set forth below; and
WHEREAS, on February 5, 2025, the City Council held a duly noticed public hearing at which all persons wishing to testify in connection with the Amendment were heard and the Amendment was comprehensively reviewed.

NOWk THEREFORE, THE CITY COUNCIL OF THE CITY OF
CORONA CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. The City Council has reviewed and considered the information contained in the Final SEIR and the administrative record for the Proposed Project, including all written and oral evidence provided during the public hearing. Based upon the facts and information contained in the Final SEIR and the entire administrative record before it, the City Council hereby makes and adopts the following findings:

A. The Final SEIR and administrative record have been completed in compliance with CEQA, the State CEQA Guidelines, the City of Corona Local CEQA Guidelines and other applicable law.

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3 B. The Final SEIR contains a complete and accurate reporting of the environmental impacts associated with this Amendment and reflects the independent judgment and analysis of the City Council.

C. All mitigation measures applicable to this Amendment shall be a condition of approval for the Proposed Project and are incorporated herein by this reference.

D. The significant environmental effects identified in the Final SEIR have been eliminated or substantially lessened when feasible, and all remaining significant environmental effects are acceptable because the benefits of the Proposed Project outweigh its unavoidable adverse environmental impacts.

SECTION 2. Zoning Findings. Pursuant to Sections 17.53.090 and 17.53.100 of the Corona Municipal Code, and based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby makes and adopts the following findings:

A. SPA2020-0006 systematically implements and is consistent with the General Plan for the following reasons:
(i) This Amendment proposes land use designations (Business Park Industrial, General Commercial and Open Space General) for the Green River Ranch Specific Plan that are consistent with the General Plan land use designations proposed by associated General Plan Amendment GPA2020-0002.
(ii) This Amendment is consistent with General Plan Land Use Policy LU-3.3 because it allows flexibility in the defined land use types, densities and intensities to account for changes in industrial and employment markets by proposing land uses that fit with the current market and facilitates the development of property that is accessible from the freeway and in proximity to other urban land uses.
(iii) This Amendment is consistent with General Plan Land Use Goal LU-13 by providing the structure for a mix of general commercial, business park industrial, and open space uses. The non-residential uses will house a variety of businesses, enhance the local economy and is appropriately situated on Green River Road, a major arterial roadway, near the 91 and 71 freeways. The open space uses preserve the existing low density and rural character of the neighborhood.
(iv) This Amendment is consistent with General Plan Land Use Goal LU-16 by preserving over 103 acres of permanent open space land that provides Corona’s residents with opportunities to enjoy the natural environment, provide visual “relief” from urban development, protect significant plant and animal habitats, and protect development from natural environmental hazards.

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4 B. SPA2020-0006 provides for development of a comprehensively planned project that is superior to development otherwise allowed under the conventional zoning classifications for the following reasons:
(i) This Amendment promotes water efficiency and public safety by establishing a drought tolerant plant palette for the Green River Ranch Specific Plan that is also consistent with the Fire Department’s Vegetation Management Guidelines and the Specific Plan’s fuel modification plan.
(ii) This Amendment establishes a sign program that is
appropriate for future non-residential development within the Green River Ranch Specific Plan.

C. SPA2020-0006 provides for the construction, improvement, or extension of transportation facilities, public utilities and public services required by the longterm needs of the project and/or other area residents, and complements the orderly development of the City beyond the project’s boundaries for the following reason:
(i) This Amendment continues to maintain all the necessary components and infrastructure necessary for the Green River Ranch Specific Plan including water, sewer, circulation, and drainage facilities.

D. SPA2020-0006 provides for the appropriate orientation and relationship between land uses within and adjacent to the project for the following reason:
(i) This Amendment appropriately provides for commercial and light industrial business park land use that are located adjacent to a major city entry point and freeway corridor maximizing access and visibility.
(ii) This Amendment provides over 103 acres of permanent open space to enhance the business park project within the Green River Ranch Specific Plan and to maintain the existing natural aesthetics of the neighborhood. (iii) This Amendment continues to ensure that the nonresidential land uses are separated from the existing sensitive surrounding land uses by streets and natural topography and distance.

SECTION 3. Approval of the Amendment (SPA2020-0006). The Amendment to the Green River Ranch Specific Plan (SPA2020-0006) is hereby approved. The maps, tables, illustrations, and exhibits of the Green River Ranch Specific Plan (SP00-001) are hereby amended as shown in Exhibit “A” attached to this Ordinance and incorporated herein by reference.

SECTION 4. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at City Hall

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5 for the City of Corona, located at 400 S. Vicentia Avenue, Corona, California. Joanne Coletta, Planning and Development Director, is the custodian of the record of proceedings.

SECTION 5. Effective Date. The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall within fifteen (15) days of its adoption cause it, or a summary of it, to be published in a general circulation newspaper in the City of Corona. This Ordinance shall take effect and be in force 30 days after its adoption.

PASSED, APPROVED AND ADOPTED this 19th day of February, 2025. ______________________________________
Mayor of the City of Corona, California
ATTEST:
___________________________________
City Clerk of the City of Corona, California

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6 CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Ordinance was regularly introduced at a regular meeting of the City Council of the City of Corona, California duly held on the 5
th day of February 2025 and thereafter at a
regular meeting held on the 19th day of February, 2025, it was duly passed and adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 19th day of February, 2025. ___________________________________
City Clerk of the City of Corona, California
[SEAL]

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7 EXHIBIT “A”

AMENDMENT TO THE

TEXT AND EXHIBITS OF THE
GREEN RIVER RANCH SPECIFIC PLAN (SP00-001)
(SEE ATTACHED 124 PAGES)

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GREEN RIVER RANCH

SPECIFIC PLAN
SP00-001
AMENDMENT NO. 1
Prepared for:

CITY OF CORONA
Applicant:

PSIP WR GREEN RIVER, LLC
DRAFT
January 2025

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GREEN RIVER RANCH

SPECIFIC PLAN
SP00-001 AMENDMENT NO. 1
Prepared for:

City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, CA 92882
(951) 736-2262
Contact: Sandra Vanian Yang, Planning Manager
Applicant:

PSIP WR Green River LLC
500 Newport Center Drive #360
Newport Beach, CA 92660
(949) 720-3787
Contacts:

Gary Edwards and Jeremy Mape
Original Specific Plan Prepared by:
pbr
Adopted: February 21, 2001
Specific Plan Amendment No. 1 Prepared by:

T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 96202
(714) 5050-6360
Amended: DATE TO BE DETERMINED

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GREEN RIVER RANCH
TABLE OF CONTENTS

1.0 Executive summary ......................................................................................................................... 1-1

1.1 Introduction ............................................................................................................................................ 1-1 Authority and Scope ......................................................................................................................... 1-1 Specific Plan Organization .............................................................................................................. 1-1 Project Location .............................................................................................................................. 1-2 Background ...................................................................................................................................... 1-2

1.2 Project Summary .................................................................................................................................... 1-5

2.0 Plan Elements .................................................................................................................................. 2-1

2.1 Land Use Plan ......................................................................................................................................... 2-1 Land Use Plan Designations ........................................................................................................... 2-1

2.2 Conceptual Grading Plan ................................................................................................................... 2-52-4

2.3 Conceptual Infrastructure Plan ............................................................................................................... 2-7 Circulation ....................................................................................................................................... 2-7 Water ...................................................................................................................................... 2-142-14 Sewer ...................................................................................................................................... 2-142-14 Solid Waste Disposal .............................................................................................................. 2-152-15 Drainage ................................................................................................................................. 2-182-18 Energy ..................................................................................................................................... 2-182-18

3.0 Development Regulations ................................................................................................................ 3-1

3.1 General Provisions .................................................................................................................................. 3-1 Introduction ..................................................................................................................................... 3-1 Relationship between the City of Corona Zoning Ordinance and the Green River Ranch Specific Plan Development Regulations ................................................................................................................ 3-1 Definitions ....................................................................................................................................... 3-1

3.2 Permitted Uses in Each Land Use Designation ...................................................................................... 3-1

3.3 Development standards ................................................................................................................. 3-113-12 Supplemental Standards ......................................................................................................... 3-143-15 Specific Land Uses .................................................................................................................. 3-213-24

3.4 Nonconformities ............................................................................................................................ 3-223-25 Purpose and Intent .................................................................................................................. 3-223-25 Definitions ..............................................................................................................................3-223-25 Continuation, Maintenance and Discontinuation ................................................................... 3-223-26

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GREEN RIVER RANCH
Alterations and Additions to Nonconforming Uses and Structures ........................................ 3-233-26 Restoration of Damaged Structures ........................................................................................ 3-233-26

4.0 Design Guidelines ............................................................................................................................ 4-1

4.1 Overview ................................................................................................................................................ 4-1

4.2 Site Planning ........................................................................................................................................... 4-1 Orientation ....................................................................................................................................... 4-1 Pedestrian Amenities ....................................................................................................................... 4-7

4.3 Landscape Architecture .......................................................................................................................... 4-7 Landscape Concept ..................................................................................................................... 4-84-8 Streetscape Improvements ............................................................................................................... 4-8 Entries ............................................................................................................................................ 4-13 Conceptual Parking ................................................................................................................ 4-174-17 Wildland/ Urban Interface Zone ............................................................................................ 4-234-23 Plant Palette ........................................................................................................................... 4-264-26 Walls and Fences .................................................................................................................... 4-354-35 Lighting ................................................................................................................................... 4-354-35

4.4 Architectural Character.................................................................................................................. 4-364-36 Nonresidential ........................................................................................................................ 4-364-36 Residential .............................................................................................................................. 4-404-40

5.0 Implementation ................................................................................................................................ 5-1

5.1 Introduction ............................................................................................................................................ 5-1

5.2 Phasing ................................................................................................................................................... 5-1

5.3 Financing ........................................................................................................................................... 5-95-9

5.4 Maintenance ...................................................................................................................................... 5-95-9

5.5 Specific Plan Administration ......................................................................................................... 5-105-10 Entitlements ............................................................................................................................ 5-105-10 Substantial Conformance ....................................................................................................... 5-115-11 Specific Plan Amendments ...................................................................................................... 5-115-11

6.0 Plan Consistency ......................................................................................................................... 6-16-1

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GREEN RIVER RANCH

LIST OF EXHIBITS
Exhibit 1 Regional Context 1-3
Exhibit 2 Vicinity Map 1-4
Exhibit 3 Conceptual Development Plan 2-2
Exhibit 4 Conceptual Grading Plan 2-6
Exhibit 5 Conceptual Circulation Plan 2-92-9
Exhibit 6 Roadway Cross Sections Green River Road 2-102-10 Exhibit 6 Roadway Plan View – Street A 2-112-11
Exhibit 6 Roadway Cross Sections Street A 2-122-12
Exhibit 7 Conceptual Water Plan 2-162-16
Exhibit 8 Conceptual Sewer Plan 2-172-17
Exhibit 9 Conceptual Drainage Plan 2-192-19
Exhibit 10 Land Use Plan 3-2
Exhibit 11 Sign Program,. 3-173-19
Exhibit 12-A Artist Rendering 4-2
Exhibit 12-B Artist Rendering 4-3
Exhibit 13-A Project Cross Sections 4-4
Exhibit 13-B Project Cross Sections 4-5
Exhibit 13-C Project Cross Sections 4-6
Exhibit 14-A Conceptual Landscape Plan 4-9
Exhibit 14-B Conceptual Streetscape Street A” 4-10
Exhibit 15-A Conceptual Street scape Green River Road 4-11 Exhibit 15-B Conceptual Streetscape Private Interior Drive Aisles 4-12 Exhibit 16 Major Project Entry Landscape Treatment 4-154-15 Exhibit 17 Minor Project Entry Landscape Treatment 4-164-16 Exhibit 18 Typical Planning Area 4-204-20
Exhibit 19 Typical Residential Area Entry 4-214-21
Exhibit 20 Typical Parking Lot 4-224-22
Exhibit 21 Typical Fuel Modification Zone Section 4-254-25 Exhibit 22 Non-residential Architectural Guidelines 4-384-38 Exhibit 23 Conceptual Phasing Plan 5-2

LIST OF TABLES
Table 1 Land Use Summary .................................................................................................................... 2-32-4 Table 2 Permitted Uses ................................................................................................................................. 3-3 Table 3 Devlopment Standards ............................................................................................................ 3-123-12

APPENDICES

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GREEN RIVER RANCH
1-1

1.0 EXECUTIVE SUMMARY

1.1 Introduction
Authority and Scope
The Green River Ranch Specific Plan document is
intended to provide for the orderly and efficient
development of the Green River Ranch property in
accordance with the provisions of the City of Corona
General Plan. This Specific Plan contains design
guidelines and development standards which apply
only to properties within the Specific Plan area.

These guidelines and standards are intended to
implement the goals, objectives, and policies of the
City’s General Plan.

This Specific Plan has been prepared and established
under the authority granted to the City of Corona by
the California Government Code, Title 7, Division 3,
Articles 8 and 9, Section 65450. The State of
California, under the authority of the above code
section, encourages cities to adopt Specific Plans
either by resolution to establish a policy document, or by ordinance to establish a regulatory document. The
Green River Ranch Specific Plan is intended to be a
regulatory document and is subject to Planning
Commission review and City Council adoption by
ordinance. When adopted by City legislative action,
this Specific Plan document will serve both planning
and regulatory functions. The Green River Ranch
Specific Plan contains the standards, procedures, and
guidelines necessary to accomplish this purpose.

All future development plans, tentative parcel and/or
tract map(s), and/or other similar entitlement for
properties located within the boundaries of this
Specific Plan area shall be consistent with the
regulations set forth in this Specific Plan and with all other applicable City of Corona regulations.

Furthermore, all regulations, conditions, and
programs contained herein shall be deemed separate,
distinct, and independent provisions of the Green
River Ranch Specific Plan. In the event that any such
provision is held invalid or unconstitutional by a state or federal court of competent jurisdiction, the validity of all remaining provisions of this Specific Plan shall not be affected.

An Environmental Impact Report (EIR) was prepared
concurrently with adoption of the Green River Ranch
Specific Plan in 2001 in accordance with the
provisions of the California Environmental Quality
Act (CEQA). A Subsequent EIR was prepared for
Amendment No. 1 to the Green River Ranch Specific
Plan in 2024. The Subsequent Environmental Impact
Report identifieds potential impacts resulting from
project implementation along with appropriate
mitigation measures to reduce those impacts.

Specific Plan Organization
The Green River Ranch Specific Plan defines a vision
and establishes guidelines for the short- and longterm development of the site. The basic approach for preparing this Specific Plan has been to recognize the
interrelationship between land use, design,
regulation, and sound economic, market and financial
considerations. The Specific Plan is arranged into
seven chapters as follows:
• Chapter 1.0 - Executive Summary: This chapter
includes a discussion of the intent and purpose of
the Specific Plan, the authority and scope, project
background, a description of location of the site
and a summary of the project.
• Chapter 2.0 – Plan Elements: Forming the core of
the Specific Plan document, this chapter presents
the Land Use Plan, Conceptual Grading Plan and
Conceptual Infrastructure Plans, which include
Conceptual Circulation, Water, Sewer, and
Drainage Plans for the project.
• Chapter 3.0 - Development Regulations: This
chapter specifies the permitted and conditionally
permitted uses for each Land Use designation
proposed, and specifies standards for
development within those areas.
• Chapter 4.0 - Design Guidelines: A creative yet
flexible set of guidelines and design criteria for
siting, landscaping and architecture is presented
in this chapter to provide direction for gateway
concepts, streetscape improvements, landmark
elements, hardscape elements and architectural
guidelines.

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GREEN RIVER RANCH
1-2
• Chapter 5.0 – Implementation: This chapter
contains the phasing plan, financing strategies
and other implementation measures, as well as a
process for development/design review and
procedures for amending this Specific Plan.
• Chapter 6.0 - Plan Consistency: Chapter 6
discusses how the Specific Plan (as amended in
2025) conforms to the City of Corona General
Plan Update (2020) objectives and policies.
 Appendix A – Mitigation Monitoring Plan.:•
Planning Context: This chapter provides a
summary of the existing conditions affecting the
property, including existing and surrounding land
uses, jurisdictions, and a summary of the existing
infrastructure and other opportunities and
constraints within the project area.

Project Location
The project site is located within the City of Corona,
Riverside County at its western end. It abuts the City
of Corona, is situated approximately 45 miles
southeast of Los Angeles, and is located immediately
south of the 91 freeway (SR-91) and west of the 71
freeway (SR-71) interchange (see Exhibit 1, Regional
Context). Regional access to the Specific Plan area is
readily available from SR-91 and Green River Road.

The Specific Plan area is bordered to the east by
Corona’s City Limit boundary, and is within the
City’s Sphere of Influence. This Specific Plan
proposes proposed the annexation of the Green River
Ranch property into the City of Corona in 2001,
establishing its development as a strong visual
gateway into the City for travelers from the west (see
Exhibit 2, Vicinity Map). The site is bordered to the
north by Riverside Freeway (SR-91), to the west by a
vacant property, and to the east by Dominguez Ranch
Road and undeveloped land with an existing
residential community beyond. The southern portion
of the site consists of steep slopes and mountainous
terrain, which continue south of the site.

Background
Corona, which celebrated its 100th year as a city in
1996, has grown from an agricultural community into
a modern city with a diverse economy. For several
years,Leading up to and following the turn of the 21st
Century, Corona has had the highest percentage
growth rate for cities over 80,000 people, leading all
other inland area communities. This iswas, in part,
because young families have beenwere migrating
inland to find affordable housing in an uncongested
environment. Corona has steadily becaome an upper
middle-class community with an estimated median
annual income of $53,000 in 2001, substantially
higher than that of Riverside County. By 2021,
median household annual income had grown to
approximately $95,000, still substantially higher than
the Riverside County average of $76,000. This
economic flourish has been attributed to strong new
home sales that have been attracting attracted
working families, the City’s production of good
quality jobs and the relatively short commute to
Orange and Los Angeles Counties.

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Page 1967 of 4376 ends

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GREEN RIVER RANCH
1-5
With direct visual exposure to SR-91, Green River
Ranch offers a regionally desirable site for
commercial and business park/light industrial
ventures. The Specific Plan area will provide a
mixture of uses capitalizing on this prime location,
including commercial and, business park/industrial
uses, office, and estate residential lots and substantial acreage dedicated to open space. The Specific Plan
document is intended to provide guidance and
direction for the future development of this prominent
gateway property into the City of Corona.

1.2 Project Ssummary
The objectives of the Green River Ranch Specific
Plan are to:
• provide for the orderly and efficient development
of the Green River Ranch property.
• implement the goals, objectives, and policies of
the City of Corona General Plan.
• develop land uses which reflect sound economic,
market and financial consideration.
• develop uses which will generate additional
revenue for the City of Corona, and establish a
strong tax base for the City.
• provide convenient commercial and industrial
services for the community, in addition to similar
services for freeway oriented and generated
visitors.
• promote organized and well-planned
development within the Specific Plan area.
• provide guidance and direction for the future
development of this property.
• create an aesthetically pleasing western gateway
into the City of Corona.

The Green River Ranch Specific Plan consists of
approximately 160.0± acres abutting the at the
western boundary of the City of Corona. The
comprehensive Land Use Plan prepared for the
Specific Plan area accommodates a mix of
Ccommercial-General, Business Park Iindustrial,
mixed use, and Open Space General elements in an
attractive setting. A total of three distinct land use
categories have been identified for the project area.

These categories are: Mixed Use (MU),Business Park
Industrial (BPI), , Commercial-General (C-G), Estate
Residential (RE) and Open Space General (OS).

Exhibit 10, Land Use Plan, in Chapter 3.0 of this
Specific Plan depicts the locations of the proposed
land uses on-site and the relationship of each category to one another. A brief description of each land use
category follows:
• Business Park Industrial (BPI) ) Mixed Use (MU)-
Three planning areas comprised of 49.31 59.01
acres (37.823 acres in usable area) are designated
for Business Park Industrial Mixed Use
development,, intended primarily for These will
include a mix of retail, service and support
commercial, light industrial uses with
supporting, hotel/motel, and/or office uses.
• Commercial-General (C-G) -This 8.12- acre land
use category consists of two separate planning
areas, 5.0 acres of usable space areas, along the
south side of Green River Road. It is anticipated
that these areas will develop with a mix of service
station, retail, restaurant, and freeway- oriented
service uses. This 5.50-acre land use category
consists of one planning area along the north side
of Green River Road. It is anticipated that this
area will be developed with a mix of general
commercial uses such as a service station,
restaurants, and other freeway-oriented service
uses.
• Open Space General (OS) -: The Open Space
General land use category encompasses the largest
area of land within the project site, totaling 103.73
acres. There are two Planning Areas designated for
Open Space General, Planning Area 5 (20.39
acres) and Planning Area 6 (83.34 acres).

Planning Area 6 will accommodate land
permanently committed or protected for open
space due to value as habitat, wildlife movement,
topography, scenic quality, or comparable
purpose.

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GREEN RIVER RANCH
2-1

2.0 PLAN ELEMENTS

2.1 Land Use Plan
The Land Use Plan is designed to accommodate a mix
of flexible planned uses in an attractive setting that
not only functions to enhance the project area, but
also serves as the primary gateway from the 91
Freeway eastbound into the City of Corona.

This section describes the various land use
designations within the Green River Ranch Specific
Plan area. The three land use categories, as depicted
on Exhibit 3, Conceptual Development Plan
(Planning Area Land Use Plan), are as follows:
 • Mixed Use (MU) Business Park Industrial
(BPI)
 Commercial-General (C-G)
 Estate Residential (RE)
 Open Space General (OS)
The proposed land uses allowed by the Green River
Ranch Specific Plan are intended to stimulate urban
growth within the project area, while providing an
aesthetically pleasing environment for both
residential and nonresidential uses. These land use
designations are described in the following section,
and are summarized in Table 1, Land Use Summary.

It is the intent of the Specific Plan to be flexible in terms of the actual product type, location and specific arrangement of uses, so long as the overall mixture
does not affect the acceptable traffic level of service generate substantially more traffic than projected by
identified in the Subsequent Environmental Impact
Report (EIR).

Land Use Plan Designations
A. Mixed Use Business Park Industrial: The
Green River Ranch project includes 49.31

59.01 acres of land (37.82 37.3 acres of
usable area) designated as Business Park
IndustrialMixed Use. The Business Park
Industrial Mixed-Use category is intended to
provide accommodate single- and multitenant light industrial, warehouse, and incubator uses with supporting offices.

Limited sales and services for industrial,
construction and or similar types of uses are
also allowed. for a variety of nonresidential
uses including, but not limited to, freeway
service commercial uses, retail/neighborhood
commercial development, food and drinking
establishments, office buildings and multitenant office/business park uses, as well as limited light industrial uses such as research
and development, manufacturing, fabrication
and warehouse. The office uses are intended
to compliment or support the commercial and
industrial uses in the Specific Plan area
including, but not limited to, property
management and leasing agencies, real estate
sales, and professional offices. Lodging
(hotels/motels) and accessory support
facilities would also be permitted in this
category. These uses offer special
opportunities for development within the
Specific Plan area and have been identified as
appropriate given their proximity to the 91
Freeway. This type of development will
provide significant economic and
employment base opportunities within the
City of Corona and Riverside County,
allowing Green River Ranch to take
advantage of the explosive growth of
industrial, incubator, and small
entrepreneurial businesses expected to
continue through the 21st Century. It is
expected that the Mixed-Use areas will
attract garden office and “incubator-type”
businesses.

B. Commercial-General: Two areas adjacent to
One area north of Green River Road,
Planning Area 4, includes s 3 and have been

5.5 acres of land (5.0 acres of usable area)
designated for general commercial uses.

When combined, these areas total 8.12 acres
(5.0 acres of usable area). Both of these This
planning area s are is easily accessible from
the 91 Freeway and are is intended to provide
services for travelers and local residents.

Proposed uses include, but are not limited to,
a service stations, restaurants (fast food,

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GREEN RIVER RANCH
2-3
TABLE 1 LAND USE SUMMARY

LAND USE

DESCRIPTION PLANNING AREA

APPROXIMATE

USABLE PAD
AREA

ACREAGE
TOTAL

PLANNING
AREA

ACREAGE

DWELLING

UNITS/BUILDING
SQ. FT. 1
Business Park Industrial 1 15.05 17.16 296,737 SQ. FT.

Business Park Industrial 2 12.90 17.73 262,675 SQ. FT.

Business Park Industrial 3 9.87 14.42 186,755 SQ. FT.

TOTAL BUSINESS PARK INDUSTRIAL 37.82 49.31 746,167 SQ. FT Commercial-General 4 5.00 5.50 19,600 SQ. FT.

TOTAL COMMERCIAL GENERAL 5.00 5.50 19,600 SQ. FT.

Open Space General 5 N/A 20.39
Open Space General 6 N/A 83.34
TOTAL OPEN SPACE GENERAL 103.73
Circulation (Street A) 1.23
Circulation (Green River
Road Dedication)2 0.23
TOTAL

CIRCULATION

1.46 --
TOTAL 160.0
1 Total building square footage may vary within each Planning Area, so long as the total building square footage does not generate substantially more daily vehicle trips than identified in the Green River Ranch Subsequent Environmental Impact Report (SEIR). 2 Approximately 0.23 acres was dedicated to Green River Road with Tract 37963.

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GREEN RIVER RANCH
2-4

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GREEN RIVER RANCH
2-5
turnover, and high quality), and
neighborhood retail.

Estate Residential: Approximately 98.2 acres of
land south of Planning Areas 1 and 3 are
designated at Estate Residential. in the
valleys of the foothills of the central and
southern portions of the site are designated as
Estate Residential. This land use is intended
to provide property for single-family
detached residences on estate properties.

C. Open Space General: Approximately 103.73
acres are designated as Open Space General.

There are two Planning Areas designated for
Open Space General, Planning Area 5 (20.39
acres) and Planning Area 6 (83.34 acres).

Planning Area 5 will contain a combination
of landscaped manufactured slopes and
natural open space. PlanningArea 6 will
accommodate land permanently committed
or protected for open space due to value as
habitat, wildlife movement, topography,
scenic quality, or comparable purpose.

The types of uses permitted in each land use
designation are listed in Section 3.2, Permitted Uses
in Each Land Use Designation. Standards have been
developed to assure compatibility among uses in each
category (see Section 3.3, Development Standards).

2.2 CONCEPTUAL GRADING PLAN
Exhibit 4, Conceptual Grading Plan, reflects how the
property will be graded to accommodate new
development proposed by the Specific Plan. The
overall approach is to provide site grading to provide
flat usable areas for nonresidential uses, and balance
grading on the site by partially filling valleys leading into the foothills. The property will be terraced up
from Green River Road to the foothills with slopes of
2:1, ranging from 30’ to 50’ in height. The total
maximum area of ground disturbance (grading)
expected to be needed to accomplish buildout of the
Business Park Industrial and Commercial-General
land uses in Planning Areas 1 through 4 is
approximately 67.92 acres inside the Specific Plan
boundary, some of which extends into the northern
portion of Planning Area 5 for drainage/water quality
basins, and manufactured slopes.
usable area of nonresidential uses is approximately
43± acres, or 26% of the total project area of 167.8±
acres. Approximately 70.7 acres will be comprised of
nonresidential uses, manufactured slopes and public
streets.

Approximately 97.1 83.34± acres of the Specific Plan
area will largely not be graded and will remain in its
natural state in Planning Area 6. Planning Area 6
(Open Space – General) will not be graded other than
in the area between Planning Area 1 and off-site
Fresno Road, which would be graded but then planted
with native plant material and oak trees after grading
to re-establish a natural condition. The balance of
Planning Area 6 will remain undisturbed.

Grading of all public and private streets and
nonresidential areas will be provided by a master
developer. TAlthough grading in the Estate
Residential planning area is part of the overall
earthwork balance, as shown on Exhibit 4,
Conceptual Grading Plan, not every lot will have a
flat pad and final grading will be performed by future
property owners.

Tenants anticipated in Planning Area 1 of the Mixed
Use designation require pads having a minimum
depth of 450’ to accommodate a row of parking in the
front of the building, a landscape zone between the
parking and the building, a 250’-wide building, and a
minimum of 130’ maneuvering space for semi-trailer
loading and unloading. These loading areas are
located to the rear of the buildings, against the slope bank to best screen them from public view.

The grading concept for areas abutting slopes not
planned for grading features “shaving” off the
existing terrain and rounding the manufactured slopes
in a “convex” form to more closely resemble the
natural terrain. These manufactured slopes will be
planted in an informal, more natural- looking
arrangement per the City’s Parks and Recreation CFD
landscape design standards to ensure sufficient plant
coverage on the slopes, and to provide a transition
between manufactured pads and natural hillsides.

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GREEN RIVER RANCH
2-7

2.3 Conceptual Infrastructure Plan
Circulation
The Conceptual Circulation Plan proposed by
the Green River Ranch Specific Plan reflects
a roadway network intended to provide
effective access through the project., as well
as between the residential and nonresidential
uses. The general concept of the Circulation
Plan, as depicted in Exhibit 5, Conceptual
Circulation Plan and Exhibits 6A, 6B, and
6C and 6D Roadway Cross Sections and
Roadway Plan View, features private on-site
roads, drive aisles and driveways accessed
from the existing public street system, to
form a hierarchy of roadways and
development standards as described
below.Four public streets (Streets “A”, “B”,
“C” and “D”) will provide access to Planning
Areas 1 through 5. Street “A” will provide
access from Dominguez Ranch Road. Streets
“B” and “C” will provide access from Green
River Road, while Street “D” will provide a
connection between Streets “B” and “C”.

Private Street “E” will serve the future Estate
Residential lots from these public roadways.

Maintenance of the public streets will be the
responsibility of the City of Corona, while
maintenance of the private streets will
become the residential component’s
homeowners or tenant’s association’s
responsibility.

Access to the Green River Ranch Specific
Plan area will be provided via private Street
“A” located off Green River Road. Street
“A” will provide access to Business Park
Industrial Planning Areas 1, 2, and 3 from a
signalized intersection at Green River Road.

Forming a 4-way intersection will be a
driveway connection into the GeneralCommercial Planning Area 4 on the north side of Green River Road.

The Project proposes an Emergency Vehicle
Access (EVA) roadway connection on
Dominguez Ranch Road approximately 450
feet southerly from the Green River Road
intersection. Within the Project, the EVA
roadway is proposed at 36’ wide with an
asphalt surface and constructed to meet City
of Corona fire department standards for
width, height, and structural section
requirements. The EVA extends from
between Building 3 and Building 5 along the
eastern site of the Project connecting to
Dominguez Ranch Road. The EVA entrance
is proposed to be gated with a Knox Box
device for fire department emergency access.

A. Fresno/Prado Road, frontage road
immediately to the northwest of the
project, provides gated access to the
adjoining property to the west.It does not
lie within the project boundary, and does
not provide access to the Green River
Ranch project, and no improvements are
proposed to that roadway. Nevertheless,
Ssince Fresno/Prado Road is located
approximately 50 feet south of the SR-91
eastbound off-ramp, the project traffic
engineer recommended that the operation
of this roadway be restricted to right-turn
in/right-turn out only
A. Green River Road / Major Arterial
Green River Road will serve as the main
entry access road into the project area and as
the western gateway into the City of Corona.

The right of way width will vary along the
Specific Plan’s frontage, ranging up to as
wide as possibly 200 feet. Width will be
determined at the time of Precise Plan
implementation for abutting Planning Areas.

At minimum, Green River Road will meet the
City’s Major Arterial roadway standards
having a minimum The Caltrans
Improvement Plan and the County Assessor’s
Parcels Map show Green River Road with a
right-of-way width ranging from 100’ at the

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GREEN RIVER RANCH
2-8
east end and narrowest point, to 200’ at the
western edge of the project area. The
Specific Plan proposes a uniform right-ofway width abutting and approaching the Specific Plan area of 106’ in the public ROW
118’ through the entire frontage of the project
area Abutting the Specific Plan boundary,
Green River Road is designed to
accommodate 6 lanes of traffic (3 lanes in
each direction), acceleration/ deceleration
lanes, class II bike lanes, a 12 10’ minimum
parkway on each side including a 5’ sidewalk
and 75’ landscaped area, and a raised,
landscaped median with left-turn pocket. The
minimum 94’ curb-to-curb width will allows
for the eastbound and westbound left- turn
lanes within the median at the proposed fullservice, signalized intersection with Street “A” that will provide entrance to Planning
Areas 1 through 4. This intersection will
serve as the major project entry into the
Specific Plan Area from Green River Road.
signalized intersection with Street “B” and
the entrance to Planning Area 7. There will
be no left-turn storage lanes at Street “C”,
which will be a non-signalized, right-in/right
out only intersection. Together, these two
intersections will serve as major entries into
the Specific Plan area from Green River
Road, with a minor right-turn-only driveway
entry to and exit from Planning Area 2. In
addition to the 12 minimum 10’ parkway, a
10’ landscape buffer will be established
within the adjoining properties of the Green
River Ranch Specific Plan area to provide for
ample landscaping along this major corridor
and entry to the City. The landscape buffer is
to be maintained by the individual property
owner or tenant association.

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GREEN RIVER RANCH
2-13
B. Private Street “A”
One private local collector street, “Street “A”
will provide primary access to the interior of
Green River Ranch.

At the intersection of Street “A” and Green
River Road will be a new signalized
intersection. The north leg will serve as a
driveway ingress and egress point for the
commercial uses in Planning Area 4. The
south leg of Street “A” will include one lane
entering Green River Ranch and two lanes
exiting Green River Ranch. The inbound and
outbound lanes will be separated by a raised
center median at the entry and Street “A” will
have a minimum 89’ right-of-way with a 65’
curb-to curb width and a 12’ parkway,
including a minimum 5’ wide sidewalk in a
minimum 12-foot-wide parkway on each side
of the street.

Street “A” will narrow to have a minimum
64’ right-of-way with a 44’ curb-to-curb
width (with no center median) and a 10’ wide
parkway, including a minimum 5’ wide
sidewalk on each side of the Street. Exhibits
6B and 6C, Roadway Plan View, Street A and
Roadway Cross Sections, Street A, depict
these configurations.

Four public collector streets, Streets “A”
through “D”, are proposed in the project area
Streets “A”, “C” and “D” will have a 68‟
right-of-way with a 44” curb-to-curb width
and a 12‟ parkway, including a 5‟ sidewalk
and 7‟ landscaped area, on each side of the
street. Portions of Street “B” will have a
wider right-of-way width, and include more
travel lanes as described below. Exhibits 6
B-D, Roadway Plan View and Cross
Sections, depict this configuration. These
public streets are described as follows:

1.Street “A”: Street “A” will provide
vehicular access from Dominguez Ranch
Road into the project area. It will also
provide connection to Street “E”, a private
street, as well as to a driveway access into
Planning Area 1 of the Mixed-Use
designation.

2.Street “B”: Street “B” will serve as the
primary entry from Green River Road. A
traffic signal will be constructed at the fourway intersection of Street “B”, the entrance to Planning Area 7 and Green River Road,
where a major entry landscape treatment is
proposed to serve as a visual project gateway
element. Street “B” will provide primary
access to Planning Area 1, along with access
to the Mixed Use and Commercial-General
areas (Planning Areas 2, 3 and 7). Street “B”
will also connect to Street “D”, which leads
to Street “C”, providing an internal loop
circulation system connecting all other streets
and Planning Areas within the Specific Plan
area.

Street “B” roadway improvements will be
divided into two segments. The northern
portion from Green River Road for a distance
of approximately 150‟ south will be
improved with a right-of- way width of 88‟,
with two 12‟ wide travel lanes heading south
into the project, and three travel lanes
heading north out of the project. Northbound
lanes will include one right-out only lane, one
through or left turn lane, and one left-out only
lane. Inbound and out-bound travel lanes
will be separated by a 4‟ landscaped median.

A 12‟ parkway with 5‟ sidewalks within the
parkway is proposed along either side of the
roadway. In addition, a 10‟ landscaped
buffer will adjoin the street right-of-way.

The second segment of Street “B”, from
approximately 150‟ south of its intersection
with Green River Road to its terminus at
Planning Area 1, will be improved with a
right- of-way width of 76‟, with two 12‟
travel lanes in each direction, separated by a
4‟ striped median. Exhibit 6B, Plan View –
Collector Street B, and Exhibit 6C, Roadway

Page 1982 of 4376 ends

GREEN RIVER RANCH
2-14
Cross Sections – Collector Street B
graphically depict these roadway geometrics.

3.Street “C”: Street “C” will serve as a
secondary entry into the Specific Plan area
and will run somewhat parallel to and west of
Street “B”. It will intersect with Green River
Road as a right-turn only in/out street. This
non-signalized intersection will have similar
landscape treatment, as the proposed Street
“B” entry, only on a smaller scale. Street “C”
will provide access from Green River Road
to Planning Areas 3 and 4, terminating at the
intersection with Street “D”.

4. Street “D”: Street “D” will serve as a
connection between Streets “B”, “C” and “E”
to provide internal connection among various
land uses within the Specific Plan area,
helping keep project traffic within the
Specific Plan area rather than forcing use on
Green River Road, as well as improving
traffic flows within the project area.

Private Project Streets
Private streets in the Specific Plan area will
serve the residential lots from the public
streets. The private streets will have a 56”
right-of-way, with a 36” curb-to-curb width,
curbs and 10’ parkways comprised of a 6‟
landscape strip with 4” sidewalks on both
sides of the street. A more detailed roadway
alignment and lotting plan for the residential
components of the Specific Plan will be
submitted at a later date.

Street “E”: Street “E” will serve as the
primary access roadway to the Estate
Residential area through its connection with
Streets “A” and “D”.

Private Access Easement
A 28”-wide private access easement is
provided in Planning Area 1 to provide a
looped vehicular connection between Street
“A” and Street “D”. This easement may be
loaded on both sides with parking stalls.

Water
Proposed water and sewer facilities are based
on development demands which are lower
than the anticipated demand used in
establishing the existing approved master
plans. Therefore, all water and sewer
facilities described are to be considered
conceptual. The actual infrastructure
required shall be based on the approved
amendments to the water and sewer master
plans. Each phase of development is required
to provide a looped water system with two
points of connection and two independent
water sources.

Water service within the Specific Plan area
will be provided by the City of Corona Water
Utilities Department, which derives its water
supply from several sources, including local
wells, Lake Matthews, and the Metropolitan
Water District of Southern California. An
existing 10” waterline extends along
Dominguez Ranch Road from the adjacent
Sierra Del Oro community. The existing 16”
water transmission line along Green River
Road, which currently terminates at near the
eastern edge of the project, will be extended
to service the Specific Plan area to Fresno
Road, and then extend south to the limits of
Fresno Road. 12” lines will be extended onsite to service all development areas. of the nonresidential areas., except for with Street
“C” where it will be 16” to accommodate
connection to the City’s master planned
future water reservoir. 8” lines will be
constructed to service the residential areas
(refer to Exhibit 7, Conceptual Water Plan).

Sewer
Sewer service within the Specific Plan area
also will be provided by the City of Corona
Water Utilities Department (refer to Exhibit
8, Conceptual Sewer Plan). An 8-inch sewer
line also will be extended in Green River

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GREEN RIVER RANCH
2-15
Road easterly to the project. The existing lift
station, located at Green River Road and
Palisades Drive, which connects the
development to the main sewer plant near the
airport, will need to be upgraded and the
associated sump enlarged to accommodate
the project. A new on-site lift will also be
needed at the southwestern corner of Green
River Road and Dominguez Ranch Road.

A network of 8-inch sewer lines will be
installed in the project to connect to an
existing 8-inch sewer line located to the east
of Dominguez Ranch Road within an existing
commercial property. An offsite easement
within the existing commercial property has
been obtained for the construction and
maintenance of the sewer pipeline and its
associated construction
A new on-site lift station is expected to be
needed at the southeast corner of Planning
Area 4 with a proposed sewer force main
connecting to the proposed 8-inch sewer line
within Planning Area 2.

Solid Waste Disposal
Solid waste will be handled by the City’s
solid waste management company, USA
Waste of CA, Inc. It is anticipated that some
industrial users may contract with private
waste disposal companies. It is also

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GREEN RIVER RANCH
2-18
anticipated that individual tenants and
residents of the project will participate in
recycling programs as offered by the City and
other private organizations.

Drainage
A gravity flow, storm drainage system will be
developed to handle on-site drainage flows,
as depicted on Exhibit 9, Conceptual
Drainage Plan. The existing general
drainage pattern on-site will be maintained
throughout the southern portion of the
Specific Plan area, with drainage naturally
being directed from the ridges and slopes to
the north/south oriented valleys within the
project. Drainage will continue on a
northerly course, will be directed to flow
within the project private drives once it
reaches the proposed Estate
Residential=development areas, and will
connect to the public local streets a storm
drain system installed within the
nonresidential portions of the developed
areas of the project. Throughout the northern
portion of the Specific Plan area, pads will be
graded to provide adequate runoff drainage to
a system of culverts running within the
project’s public roadwayswater quality
management facilities installed as part of the
drainage infrastructure system. Then the
entire drainage system will continue to
follow the existing drainage pattern, and will
be directed towards two existing culverts
located to the northeast of the Specific Plan
area, passing under Green River Road and the
railroad tracks, directing drainage under SR91 to the Santa Ana River.

Three (3) One (1) on-site combination
detention and debris basin and three (3)
flowby and debris basinss may be needed to
perform water quality functions, to
accommodate additional runoff anticipated
from the project, and to reduce flows off-site
to a level which can be accommodated
through the existing drainage culverts
running under Green River Road, the railroad
tracks, and SR-91. No changes or
improvements are proposed to those existing
culverts.

Energy
Southern California Edison Company is the
electric utility provider for the project. is
currently developing a 10-year growth plan
to extend its facilities as the City of Corona
develops. The Southern California Edison
Company has indicated that power supply for
the total build-out of the Specific Plan area is
adequate within the parameters of the
projected planned growth and will be
available as necessary.

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GREEN RIVER RANCH
3-1

3.0 DEVELOPMENT

REGULATIONS

3.1 General Provisions
Introduction
The Green River Ranch Specific Plan is
intended to promote organized and wellplanned development in the Specific Plan area. The intent of these regulations is to
control and guide development within the
Specific Plan area, help establish a strong tax
base for the City, and create a strong,
aesthetically pleasing, western gateway into
the City of Corona. To accomplish these
goals, this Chapter sets forth permitted uses
and development standards for the various
land use designations within the Green River
Ranch Specific Plan area. Table 1, provided
in Chapter 2, shows a summary of the four
land use designations within the Specific
Plan area.

Relationship between the City of
Corona Zoning Ordinance and the
Green River Ranch Specific Plan
Development Regulations
In accordance with California Government
Code Section 65860, each city within
California must adopt a zoning ordinance that
is consistent with the city’s General Plan.

The City of Corona has adopted a zoning
ordinance (Title 17 in the Corona Municipal
Code) that is consistent with and serves to
implement the City’s adopted General Plan.

The Development Regulations for this
Specific Plan area also are designed to be
consistent with the Corona General Plan. The
standards do not apply outside of the Specific
Plan area boundaries. The Development
Regulations for Green River Ranch
supersede all provisions, standards, and
requirements of the City of Corona Zoning
Ordinance (Title 17 of the City’s Municipal
Code), except in those instances where the
Green River Ranch Development
Regulations remains silent. Iin instances
where these Development Regulations do not
address specific issues or other relevant
considerations, the Corona Zoning Ordinance
shall apply. If a conflict arises between Title
17 of the Corona Municipal Code and the
Green River Ranch Development
Regulations, the standards contained in this
Chapter shall take precedence.

Definitions
The individual words and groups of words
used in this Chapter are defined in Chapter

17.04 of Title 17 of the Corona Municipal
Code.

3.2 Permitted Uses in Each Land Use
DesingationDesignation
Exhibit 10, Land Use Plan, shows location of
the four general Land Use designations
proposed within the Specific Plan area.

The following Table 2, Permitted Uses, sets
forth the uses permitted in each land use
category within the Green River Ranch
Specific Plan area:

Page 1989 of 4376 ends

PA 4
General Commercial

5.50 AC.

PA 6
Open Space General

83.34 AC.

PA 1
Business Park Industrial

17.16 AC. PA 3
Business Park Industrial

14.42 AC.

PA 2
Business Park Industrial

17.73 AC.

PA 5
Open Space General

20.39 AC.

GREEN RIVER RD
D
O

MINGUEZ

RANCH RD

STREET A
91 FRESNO RD
Land Use Plan
3-2
Exhibit 10 Source(s): ESRI, Nearmap Imagery (Feb 2024), RCTLMA (2022) Composite: KWC Engineers (04-2022)

GREEN RIVER RANCH
0 125 250 500
Feet

Page 1990 of 4376 ends

GREEN RIVER RANCH
3-3
TABLE 2 PERMITTED USES

LAND USE MU

BPI C-G RE OS
P = Permitted Use
C = Conditional Use
MCUP = Minor Conditional Use Permit
SRUP = Second Residential Unit Permit
BZA = Board of Zoning Adjustment
X = Not Permitted
Accessory Dwelling Unit, per City of Corona Municipal Code Chapter 17.85 X X X X Amusement centers and water/theme parks X X X X
Animals:
• Cats – Three weaned cat
• Dogs – Three weaned dogs

X X P X
Animals:
• Horses – Two adult horses plus any foals in one acre; one additional adult horse/foal for each additional acre, up to 5 horses/foals total X X X
Animal hospitals, with no outdoor kennels PX P X X
Antique restoration P P X X
Antique shop/specialty furniture boutique PX P X X
Appliance store, radio and television PX P X X
Arcade, game or video (as an ancillary use) BZA

X BZA X X
Art, crafts and curio shops PX P X X
Art gallery PX P X X
Asphalt manufacturing or refining X X X X
Automobile body, fender repair, and painting C X X X
Automobile car wash when included with service station, full service, detailing X1 C X
X
Automobile parts and supply store PX P X X
Automobile sales, new and used – dealer used only XC2 X X X Automobile service stations PX C X X
Automobile upholstery X X X X
Automobile wrecking yard X X X X
Bakery goods (retail) and bagel shops P X P X X
Bakery goods and grain products, manufacturing and wholesale P X X X X

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GREEN RIVER RANCH
3-4

LAND USE MU

BPI C-G RE OS
Bank and financial institutions XP P X X
Barber and beauty shops PX P X X
Bars, cocktail lounges and taverns (with on-site consumption only) CX C X X Bed & Breakfast Inns X X X X
Beverage manufacturers and distributors, including breweries, distillery or winery P X X X
Billiard parlor CX MCUP X X
Bicycle shop, assembly and rental P P X X
Blueprinting and reprographic services P P X X
Boat and marine equipment, sales/rental and repair (no manufacturing) P X X X Bookstore PX P X X
Bottling and Bottle washing PX X X X
Bowling alleys PX P X X
Building material sales yard C X X X
Building movers storage yard X X X X
Cabinet and carpenter shop P X X X
Caretaker’s unit X X X X
Catering establishment P P X X
Churches and similar religious uses, greater than 10,000 square feet in combined floor area C C X X
Churches and similar religious uses, less than 10,000 square feet in combined floor area MCUP X X X
Cinemas and theaters, excluding adult entertainment CX C X X Clothes and wearing apparel shops PX P X X
Coffee and tea shops and boutiques PX P X X
Coffee houses and sales, including roasting and packaging, provided that the retail floor area meets the parking ratio for restaurant in CMC 17.76.030. P P X X Coins and stamps, purchase and sales PX P X X
Computer hardware/software sales and service (wholesale or retail) PX P X X Confectionary or candy store PX P X X
Convenience store PX P X X
Cosmetics, manufacturing and processing P X X X
Costume rental PX P X X

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GREEN RIVER RANCH
3-5

LAND USE MU

BPI C-G RE OS
Data processing equipment sales and service P P X X
Day care PX P X X
Decorating or drapery shop PX P X X
Delicatessen (including outdoor dining) PX P X X
Department store PX P X X
Discos and dance, night or teen clubs CX C X X
Discount retail store PX P X X
Distribution facility, as an accessory use to a primary business P X X X Drugstores and pharmacies with drive-through CX P X X
Drugstores and pharmacies without drive-through PX P X X Dry cleaners and tailor shops PX P X X
Electronics and electrical equipment – sale and rental P P X X Equipment rental services of construction or heavy equipment X X X X Exhibit halls and meeting halls XP X X X
Fabric and sewing supply stores PX P X X
Fertilizer production X X X X
Film and camera sales, exchange, and film processing P P X X Film studios – outdoor X X X X
Fire Station C C X X
Fix-it and repair shop P X X X
Florists or flower shops PX P X X
Food processing, packaging, and distribution (excludes slaughtering of animals) P X X X
Freestanding carnival rides X X X X
Fuel storage – aboveground bulk X X X X
Furniture store (new furniture only) PX P X X
Furniture transfer and storage P X X X
Golf, miniature PX X X X
Golf, tennis, polo or country clubs CX C X X
Gift shops or card shops PX P X X
Glass blowing and novelty (retail only). PX XP X X

Page 1993 of 4376 ends

GREEN RIVER RANCH
3-6

LAND USE MU

BPI C-G RE OS
Grocery stores or supermarkets CX P X X
Guest ranches 6X X X X
Hardware or home improvement store PX P X X
Health and fitness centers PX P X X
Health Care Facility – subject to City of Corona Municipal Code Chapter

17.73 PX P P X
Health food store PX P X X
Hobby shop PX P X X
Home furnishings P P X X
Hotels and Motor Inns (may include restaurants and bars, entertainment, convention facilities, and other similar uses) C C X X
House trailer, used as a construction project office during time of construction while a valid building permit is in force P P P X Ice cream/yogurt shop and parlor PX P X X
Ice manufacturing P X X X
Indoor sports centers and arcades for recreational use including, but not limited to, batting cages; basketball courts; racquetball courts; laser tag, etc. MCUP MCUP X X Institute, sports and recreation PX P X X
Interior decorating shop PX P X X
Iron works, ornamental X X X X
Jewelry store PX P X X
Laboratories, including experimental, research, and physical & chemical testing P X X X
Laboratory: medical, dental, film, research P X X X
Laundry, industrial and commercial P X X X
Library PX P X X
Liquor store, sale for off-site use only PX P X X
Locksmith P P X X
Lumber production, milling products X X X X
Machine shops and tool repair. All work done indoors. No outside storage permitted. No stamping. P X X X
Mail order businesses P P X X
Manufactured housing on a permanent foundation (excluding temporary site office during construction) subject to the provisions of the City of Corona Municipal Code Chapter 17.81
X X P
X
Manufacturing, assembly, and fabrication of goods from the following C X X X

Page 1994 of 4376 ends

GREEN RIVER RANCH
3-7

LAND USE MU

BPI C-G RE OS
materials:

Acids; Fiberglass
Manufacturing, assembly, and fabrication of goods from the following materials:

Canvas; Felt; Metals; Wood;
Cellophane; Fiber; Paper; Yarn.

Clay; Glass; Plastic;
Cloth; Hair; Precious or semi-precious stones Feathers; Leather; Textiles;
P X X
X
Manufacturing, assembly, and fabrication of goods from the following materials:

Oil Plaster;
Petroleum base Rubber;
products; Stone;
Paint; Styrofoam.

C X X
X
Market, open air XC XC X X
Market, produce, fish, meat and butcher shops (retail only) PX P X X Mattresses, manufacturing, and renovating P X X X
Medical/dental equipment sales and rental P X X X
Messenger service P P X X
Metal galvanizing, painting, plating, and powder coating C X X X Metal stamping X X X X
Microbreweries PX P X X
Microfilm service PX P X X
Mini-storage and mini-warehouse XC X X X
Mobile home parks X X X X
Motorcycle sales, service and repair X X X X
Museum PX P X X
Musical instrument manufacturing P X X X
Music and video stores PX P X X
Novelties manufacturing P X X X
Nurseries and garden supply stores PX P X X
Office equipment – supply and service P P X X
Offices – general P P X X
Optical goods, manufacturing and processing P X X X

Page 1995 of 4376 ends

GREEN RIVER RANCH
3-8

LAND USE MU

BPI C-G RE OS
Outdoor storage of recreational vehicles and boats, storage lot X X X31 X Packaging business P X X X
Paint and wallpaper store PX P X X
Park-and-Ride lot C C X X
Parking lots and structures, as an accessory to an on-site business P P X X Performing arts centers PX X X X
Perfumes, blending and bottling P X X X
Pest control operators and services P X X X
Pet shops and pet grooming PX P X X
Pharmaceutical processing P X X X
Photocopying services PX P X X
Photographer/photography studios P P X X
Plastic extrusion lamination molding P X X X
Police substation C C X X
Postal distribution center P X X X
Post office (U.S.) or private postal annex P P X X
Pottery sales, indoor PX P X X
Printing shop P P X X
Public scales, associated with an industrial user P X X X Publishing books, periodicals and newspaper P X X X
Race tracks (auto, horse, go-cart, motorcycle) X X X X
Radio or broadcasting stations C C X X
Recreation vehicle park X X X X
Recycling collection facilities; indoor operations only P P X X Recycling processing facilities XP X X X
Refrigeration plants and repairs XC X X X
Residential, Multi-Family 9,10 4, 5 P P X
Residential, single family X X P X
Restaurant or café with drive-through (no dancing, theatrical performances permitted) C5

X C P X X
Restaurant or café without drive-through (no dancing, theatrical performances permitted) PX P X X

Page 1996 of 4376 ends

GREEN RIVER RANCH
3-9

LAND USE MU

BPI C-G RE OS
Restaurant or café without drive-through that includes (dancing and theatrical performances as an ancillary use. Nightclubs as defined under Section 17.04.454 and adult entertainment as per CMC Chapter 17.41 are prohibited.
permitted), no adult entertainment as per City of Corona Municipal Code Chapter 17.41. Live performances are subject to an entertainment permit issued by the Police Department.

CX PC X X
Retail sale of products manufactured, assembled, fabricated or processed on premises, provided that off-street parking requirements for commercial uses per CMC Section 17.74.030 can be provided for the retail portion.

P X X X
Retail sales of general merchandise – new only PX P X X Rifle, pistol, skeet or trapshooting ranges X X X X
Scientific equipment assembly P X X X
Schools and educational institutes C C X X
Second dwelling unit, per City of Corona Municipal Code Chapter 17.85 X SRUP X Senior citizen housing X X X X
Shoe sales and repair PX P X X
Showroom Design Centers - with limited retail sale of products associated with home improvement and decorating. P P X X
Sign manufacturing and painting P X X X
Silk screens, manufacturing and processing P X X X
Similar uses permitted by Planning Commission determination. 41P P P X Skating rinks/roller blading MCUPX MCUP X X
Smoking lounge27MCUPX MCUP X X
Specialty and gourmet store PX P X X
Sporting goods store PX P X X
Stables and riding academies X X X X
Stationary store PX P X X
Studio or academy (dance, design, karate, etc.) PX P X X Tanning salon PX P X X
Television or telecommunication broadcasting stations, antennas, cable and microwave relay stations C X X X
Tire sales and service C X X X
Tobacco shop38X MCUP MCUP X X
Toiletries processing P X X X
X

Page 1997 of 4376 ends

GREEN RIVER RANCH
3-10

LAND USE MU

BPI C-G RE OS
Tourist information centers P P X X
Toy manufacturing P X X X
Toy store PX P X X
Trailers and recreational vehicles and boat sales, service, and rental, new, used in conjunction with new C C X X
Travel agency P P X X
Upholstery shop, no automobiles P X X X
Utility substations and structures C C C X
Vitamin processing P X X X
Warehouse, furniture P X X X
Warehousing and distribution
(chilled, cooled, and freezer warehouse space is limited to a maximum of 111,925 square feet in the BPI area)

P X X X
Wholesale, brokers, jobbers and distribution P X X X
Table 2 Notes:
1 Automobile car wash when included with a service station, full service, detailing, shall be permitted through a Conditional Use Permit within the Mixed-Use Zone, Planning Area 47 only 2 Automobile dealers allowed per a CUP in Planning Area 2 only. 3 Within the Estate Residential Estate land use designation, recreational vehicle parking shall comply with Section 3.3.D.3.b of this Specific Plan.

1. 4 Similar uses permitted by Planning Commission determination: The Commission may, by resolution of record, permit any other uses which it may determine to be similar to those listed above; provided such uses are not or will not be dangerous or offensive by reason of the emission of dust, gas, noise, fumes, odors, vibrations, or otherwise in conformity with the intent and purpose of the Zone, and not more obnoxious or detrimental to the public health, safety and welfare, or to other uses permitted in the Zone. See Chapter 17.88 of the City of Corona Municipal Code for the procedure. 5 Restaurant or café with drive-through (no dancing, theatrical performances permitted) is right in Planning Area 47 only, Mixed Use Zone.
6 Guest ranches refer to accommodation provided to overnight residents for recreational uses associated with horse riding, hiking, and natural resources enjoyment.

2. 7 A smoking lounge is defined as a business establishment that is dedicated, in whole or part, to the smoking of tobacco or other substances, including but not limited to establishments known variously as cigar lounges, hookah cafes, tobacco clubs or tobacco bars. Smoking lounges may include the sale of tobacco in compliance with Corona Municipal Code Chapter 5.19. Refer to Section

17.33.160 of the Corona Municipal Code for supplemental development standards.

3. 8 A tobacco store means a retail store utilized primarily for the sale of tobacco products and accessories; and in which at least 80% of the square footage of the available retail floor and shelf space is devoted to the sale of tobacco-related products and accessories.

Tobacco stores shall adhere to the following: 1) The sale of drug paraphernalia, as defined in Corona Municipal Code Chapter

9.10, is prohibited; and 2) The provisions of Corona Municipal Code Chapter 5.19 (Tobacco Sales Restrictions).

4. 9.Residential permitted for a housing development project proposed pursuant to Cal Gov't Code Section 6582.24 subject to the requirements of Corona Municipal Code Chapter 17.31.

5. 10. Residential Permitted for a housing development project proposed pursuant to Cal Gov’t Code Section 65912.100 et. seq.

Page 1998 of 4376 ends

GREEN RIVER RANCH
3-11

3.3 Development Standards
Table 3, Development Standards, on the
following pages sets forth the building
setback, height, lot coverage and other
requirements for development of property
within the various land uses of the Green
River Ranch Specific Plan. Supplemental
development standards within the Specific
Plan area follow in Subsection 3.3.1. Where
there is a conflict between the development
standards set forth herein and the City of
Corona Zoning Ordinance, the standards of
the Green River Ranch Specific Plan shall
apply. Where silent, the development
standards of the City of Corona Zoning
Ordinance shall apply.

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TABLE 3 DEVELOPMENT STANDARDS
Standards Land Use Designation

MUBPI C-G RE OS
Lot Size Minimum No minimum No minimum
25,000 s.f.

N/A
Average Lot Width Minimum
(ft.)
No minimum No minimum 120 N/A
Lot Depth Minimum (ft.) No minimum No minimum 120 N/A
Maximum Residential Unit
Density1
-- -- 1 residential unit
per lot
Height1 2 (ft./stories) 55/3 80/6 45/3 30/2 N/A
Building Setback2&3 3&4 N/A
Front Structure
Setback4.5
Green River Road
Other Public Interior
Streets
Private Street
3056
20 10
3056
20 10
--
25 25 N/A
Rear (ft.) Structure Setback No minimum No minimum 10 N/A Interior Side (ft.) Structure
Setback
No minimum No minimum 10 N/A
Interior Street CornerSide (ft.)
Structure Setback
15 10 15 N/A
Between Buildings & Accessory
Structures
Fire Code Min. Fire Code Min. 10 N/A
Lot Coverage Maximum (%)6. 7 N/A N/A 25 N/A
Parking Spaces Required Per Chapter 17.76 of the City of Corona Municipal Code N/A l .A Second Residential Use Permit may be obtained from the Planning Department subject to the provisions outlined in the City of Corona Municipal Code chapter 17.85.

1. 2 Towers, spires, cupolas, chimneys, skylights, stairwells, elevator shafts, ventilating fans, wire masts, flagpoles, monuments, and similar structures may be erected to a height not more than 10 feet above the height limit. TV antennas are prohibited; satellite dish antennas 12” or less in diameter are permitted provided that they blend with the architectural style of the building. Accessory structures shall observe maximum building heights.

2.3 A minimum building setback of 10’ shall apply to non-residential structures where the setback requirement ends near or at the toe of any slope exceeding 5’ in height

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3. 4 Architectural features including sills, chimneys, cornices and eaves may extend into a side yard or space between structure not more than 30’’ and may extend into a front or rear yard not more than 4 feet. Open, unenclosed and uncovered balconies, porches, platforms, stairways, and landing places may extend into a side yard not more than 3 feet, unless it is more than 4 feet above ground. If it is greater than 4 feet above ground, if it is covered or is used for occupancy, such as a window seat or green house window projection, the minimum setback requirements must be observed. Porte Cocheres shall meet all setback requirements of a residence. Fences, walls, walks, driveways and retaining walls may occupy setbacks subject to the limitations described in Chapter 4, Design Guidelines. Utility poles and utility towers installed by public utility shall not be subject to height limits. Accessory structures shall observe minimum setback requirements.

4. 5 Setbacks within the development planning non-residential areas may be reduced by 10’ for corner lot encroachments on one street side property boundary.

5. 6 Parking may be located in the front yard setback provided that the first 15’ is landscaped.

6. 7 Lot coverage is based on building footprint for primary and enclosed accessory structures.

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3-14
Supplemental Standards
A. For Commercial and Business Park
Industrial Uses

1. Decorative block walls shall be required
for all fencing of outdoor storage yards
located within view of a public street,
freeway right-of-way, or railroad rightof-way.

2. The Planning Director, in his or her
discretion, shall determine whether the
proposed outdoor storage yards are within
view from a public street, freeway rightof-way, or railroad right- of-way.

3. Chain link fencing with tubular slats is
prohibited as an enclosure for outside
storage areas.

4. Wrought iron with a metal screen may be
used to screen storage areas that are not
highly visible to the public that cannot be
seen from the front of the building, except
for the rolling gate, or are adjacent to a
street.

5. All business operations shall be conducted
within an enclosed building, except for
businesses that require outdoor display of
merchandise that cannot be housed within
an enclosed structure such as boat and
marine sales, nurseries, car dealerships,
equipment rental yard and other
businesses similar in nature.

6. Outside storage shall not occupy required
parking spaces and drive aisles.

7. Open burning, blasting or discharge of
explosives in any form is prohibited on
site.

8. No noxious or offensive activity shall be
conducted upon any lot within the
Specific Plan area. Mixed-Use. Examples
of noxious or offensive activities shall
include excessive vibrations, sounds,
electro-mechanical disturbances,
radiation, air or water pollution, dust or
emission of odorous toxic or noxious
matters above Corona Municipal Code or
other applicable regulatory authority
limits..

9. No exterior speakers, horns, whistles,
bells or other sound devices shall be
permitted.

10. Trash receptacles shall be screened from
view from adjacent roads and
development and shall be stored in a trash
enclosure in accordance with the City of
Corona Municipal Code Cchapter 17.79.

B. Walls and Fences

1. Fencing Materials within Non- Residential
Land Uses:
a. Chain link fencing is prohibited in the
Commercial-General land use
designation.
b. Chain link fencing, except for outside
storage areas, may be used in the
Mixed Use Business Park Industrial
land use designation if it is not located
adjacent to a street, visible from the
front of a building or highly visible
from a public street, freeway right-ofway, or railroad right-of-way. c. Other than the materials specified in this
section, fencing in the Business Park
Industrial Mixed Use and CommercialGeneral land use designations shall comply with Section 3.3.1.B.3 (Perimeter
Walls, of this Specific Plan), and with the
City of Corona Municipal Code Chapter

17.70. Fencing shall be established and
maintained as deemed necessary by the
Riverside Conservation Authority (RCA)
on the western boundary of Planning Area

1. Fencing at this location is anticipated
to deter wildlife from entering into the
Business Park Industrial land uses from
the Open Space General land use between
Fresno Road and Planning Area 1.

2. Security Fencing:
a. Fences and walls within the Business
Park Industrial Mixed Use and

Page 2002 of 4376 ends

GREEN RIVER RANCH
3-15
Commercial-General land use districts
shall not exceed a maximum height of
seven 6 feet (7’).
b. An additional two feet (2’) of security
fencing may be added beyond the
height permitted for an overall
maximum height of eight nine feet
(98’).
c. No barbed or razor wire is permitted.

3. Perimeter Walls: Perimeter fencing on
street side yards shall be of decorative
materials, such as wrought iron,
decorative block or a combination thereof.

4. Front Yard Fencing: Fences and walls
located in the front yard setback area and
side yard adjacent to the street from the
front property line shall comply with the
City of Corona Municipal Code Section

17.70.060(F), F and with the design
standards and guidelines enumerated in
this Specific Plan. The design guidelines
of this Sspecific Pplan, in terms of wall
type, shall supersede the City’s Municipal
Code.

5. Residential Tract Fencing:a. Perimeter
and interior tract fencing are not required
at the time development of properties in
the Estate Residential land use
designation. bFencing installed by the
homeowner shall be in accordance with
the City of Corona Municipal Code
Section 17.70.060.

C. Signage
Signs within the Specific Plan area are
intended to help create an identity and
desirable destination for the project as a
whole, to provide clear and simple directions
for ingress and egress, and to add an element
of consistency to the project:

1. General Signage Standards:
a. Signs shall be constructed of materials
and colors that are consistent with the
architecture of buildings located within
the project or business center.
b. Signs shall emphasize the identity of
the project or business center rather
than their advertising functions.
c. Signs shall be located for safety so as
not to block driveway or street views of
on-coming traffic.
d. Signs that may cause a distraction and
hazard to drivers shall not be permitted.
e. Street and traffic control signs shall be
consistent with the standards adopted by
the City of Corona.
f. Banner signs shall be permitted on a
temporary basis, in conformance with
the provisions of the City of Corona
Municipal Code Section 17.74.110

17.74.080.
g. Accent and lettering colors shall suggest
natural materials. Typefaces shall be
chosen for simplicity and clarity,
andclarity and shall be consistent for
each hierarchy of sign type.
h. No sign shall be constructed of highly
reflective material, except for
directional signs.
i. Rooftop and roof-mounted signs are not
permitted.
j. No building-mounted signs shall be
located above the eve or parapet of the
that building.
k. Billboards are prohibited within the
Specific Plan area with the exception of
billboards existing at the time of the
adoption of the Specific Plan (preexisting billboards). As to say preexisting billboards, Chapter 17.74 of the City of Corona Municipal Code shall be
inapplicable as long as compliance with
Section 3.4 herein is hadl.

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GREEN RIVER RANCH
3-16

1. Painted signboards of any type are
prohibited.

2. Enterprise Signs:

Enterprise signs shall be permitted on the
tenant building face in accordance with
the standards and requirements set forth in
Section 17.74.150190 of the City of
Corona Municipal Code, except as
allowed by a sign program, which must be
submitted for review and approved as part
of a Precise Plan.

3. Tenant Sign Identification Monument
a. A minimum of one (1) tenant
identification monument shall be
permitted within each non-residential
planning area. The number of
monument signs proposed for each
planning area is as follows:
-PA1: 13 monument signs
-PA2: 2 monument signs
- PA4: 2 Monument signs
b. The overall height of a monument sign
shall not exceed 6 feet and shall be
located outside corner cut-off areas set
forth in Corona Municipal Code
Section 17.70.050.
c. The sign copy face area shall not
exceed 50 square feet.
d. The monument shall contain the name
of the project or business center, and up
to three (3) tenants located within the
planning area in which it serves.
e. The sign face can be internally or
externally illuminated.
f. The monument shall be architecturally
compatible with the buildings
constructed within the project area.
g. The tenant monument signs shall be
reviewed with the Precise Plan
application for the respective planning
areas.

4. Freeway-Oriented Pylon Signs:
a. Pylon signs shall be permitted within
the Specific Plan area, as specified by
this section.
b. One pylon sign is permitted in
Planning Area 4. Exhibit 11, Sign
Program, shows the approximate
location of the proposed pylon sign.
c. The maximum size for sign copy face
area of pylon signs shall not exceed
250 square feet.
d. The maximum height for freewayoriented pylon signs shall not exceed the height limitation permitted in the
applicable zone.
e. The freeway-oriented pylon sign shall
identify the name of the project and
may contain up to three (3) tenants
residing within Planning Area 4 of the
Specific Plan area. The property
manager for Planning Area 4 shall
determine which tenants can be placed
on the freeway pylon sign.
f. The freeway pylon sign shall be
architecturally compatible with the
buildings constructed within the Green
River Ranch area.
g. The design of the freeway pylon sign
shall be reviewed as part of the Precise
Plan application for Planning Area 4.

Page 2004 of 4376 ends

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GREEN RIVER RANCH
3-18
b. The overall height of a monument sign
shall not exceed 6 feet and shall be located
outside corner cut-off areas set forth in
Corona Municipal Code Section

17.70.050.
c. The sign copy face area shall not exceed
50 square feet.
d. The monument shall contain the name of
the project or business center, and up to
three (3) tenants located within the
planning area in which it serves.
e. The sign face can be internally or
externally illuminated.
f. The monument shall be architecturally
compatible with the buildings constructed
within the project area.
g. The tenant monument signs shall be
reviewed with the Precise Plan
application for the respective planning
areas.

4. Pylon Signs:
a. Pylon signs shall be permitted within the
Specific Plan area, as specified by this
section.
b. One pylon sign is permitted in PA1 and
PA3.. Exhibit 11, Sign Program, shows
the approximate location of the proposed
pylon sign.
c. The area of the pylon sign shall be
calculated as follows: one square foot of
sign per lineal foot of planning area
frontage, but in no case shall exceed 150
square feet.
d. Pylon signs shall contain the name of the
project or business center and up to three
(3) tenant spaces for the businesses within
that planning area.

5. Freeway-Oriented Pole Sign
a. One (1) freeway-oriented pylon sign shall
be permitted along the freeway frontage
of each planning area located within 300
feet of the freeway right-of- way. Exhibit
11, Sign Program, shows the locations of
freeway-oriented pole signs in Planning
Areas 4, 5 and 7.
bc. The maximum size for freeway-oriented
pylon signs shall be determined as
follows:
- PA4, PA5 and PA7: The sign copy face
area shall not exceed 250 square feet.
- PA5: The sign copy face area shall not
exceed 300 square feet.
cd. The maximum height for freewayoriented pylon signs shall not exceed the height limitation permitted in the application
zone.
de. The freeway-oriented pylon signs in
shall identify the name of the project or
business center, and may contain up to three
(3) tenants residing within the Specific Plan
area. The property manager for the
centershall determine which tenants can be
placed on the freeway pylon signs.
f. e. The freeway pylon signs shall be
architecturally compatible with the
buildings constructed within the Green
River Ranch area.
g. f. The design of the freeway pylon signs
shall be reviewed as part of the Precise
Plan application for the project

5. 6. Major Project Entry Monument
a. One (1) ground-mounted monument shall
be permitted at each corner of the
intersection of Green River Road and
Street “B” (Exhibit 14):
b. The overall size of the monument shall be
proportional and to scale with the property
frontage on which it is to be located and
with the adjacent street intersection.
c. The sign copy face area shall not exceed
80 square feet.

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3-19
d. The major entry monument shall not
exceed a maximum height of 5 feet.6 feet.
e. Major entry monument shall identify the
name of the project or business center
only; individual tenants shall not be
featured on the monument.

5. Major Project Entry Monument
a. One (1) ground-mounted monument
shall be permitted at each corner of
the intersection of Green River Road
and Street “A” (Exhibit 11):
b. The overall size of the monument
shall be proportional and to scale with
the property frontage on which it is to
be located and with the adjacent street
intersection.
c. The sign copy face area shall not
exceed 80 square feet.
d. The major entry monument shall not
exceed a maximum height of 6 feet.
e. Major entry monument shall identify
the name of the project or business
center only; individual tenants shall
not be featured on the monument.
f. The sign shall be externally
illuminated.
g. All major entry monument signs shall
carry the same design and shall be
consistent with one another. The final
design and exterior treatments of the
major entry monuments shall be
submitted with the first Precise Plan
application associated with the project
area. The landscape concepts surround
the monument is shown in Exhibit 16.

6. Minor Project Entry Monument
a. One (1) ground-mounted monument
shall be permitted on the following
locations (Exhibit 11):

On the southwest corner of Green
River Road and Dominguez Ranch
Road, adjacent to Planning Area 2. b.

The overall size of the monument
shall be proportional and to scale with
the property frontage on which it is to
be located and with the adjacent street
intersection.
c. The sign copy face area shall not
exceed 50 square feet.
d. The minor entry monument shall not
exceed a maximum height of 6 feet.
e. Minor entry monument shall identify
the name of the project or business
center only; individual tenants shall not
be featured on the monument.
f. The sign shall be externally
illuminated.
g. All minor entry monument signs shall
carry the same design and shall be
consistent with one another. The final
design and exterior treatments of the
minor entry monuments shall be
submitted with the first Precise Plan
application associated with the project
area. The landscape concept
surrounding the monument is shown in
Exhibit 17.
major entry monuments shall be submitted
with the first Precise Plan application
associated with the project area. The
landscape concepts surround the monument
is shown in Exhibit 16.

7. Minor Project Entry Monument
a. One (1) ground-mounted monument
shall be permitted on the following locations
(Exhibit 1114):
-On each corner at the south side of the
intersection of Green River Road and Street
“C”;
-On the northwest corner of the intersection
of Green River Road and Dominguez Ranch
Road;

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3-20
-On each corner at the entrance into Planning
Area 2 on Green River Road; and
-On each corner of the intersection of
Dominguez Ranch Road and Street “A”.
b. The overall size of the monument shall be
proportional and to scale with the property
frontage on which it is to be located and with
the adjacent street intersection.
c. The sign copy face area shall not exceed
50 square feet.
d. The minor entry monument shall not
exceed a maximum height of 3 feet.
e. Minor entry monument shall identify the
name of the project or business center only;
individual tenants shall not be featured on the
monument.

Df. The sign shall be externally illuminated.
g. All minor entry monument signs shall
carry the same design and shall be
consistent with one another. The final
design and exterior treatments of the
minor entry monuments shall be
submitted with the first Precise Plan
application associated with the project
area. The landscape concept surrounding
the monument is shown in Exhibit 17.

D. Parking (General Provisions)

1. The off-street parking requirements of
Chapter 17.76 of the City of Corona
Municipal Code shall apply to all
properties within the Specific Plan area.

2. A reduction in off-street parking may be
granted by the Zoning Administrator for
industrial land uses if the findings in City
of Corona Municipal Code Section

17.99.070 exist.

3. Off-Street Parking (Residential):
a. Aside from guest parking, vehicles
shall not be left on the streets during
evening hours.
b. Within the residential land use
designations, accessory vehicles, such
as motorcycles, motor homes, boats,
personal water craftwatercraft, allterrain vehicles, etc., shall be parked within an enclosed garage or side yard
area, outside of the front yard setback.

4. Off-Street Parking (Nonresidential):
a. At least one entrance to a parking
structure shall have a minimum vertical
clearance of ten feet (10’).
b. Loading and unloading docks,
platforms, and vehicle or other service
openings shall be screened from view
from adjacent streets. Such openings
must be at the rear or along the side of
a building.
c. No on-street parking is permitted.
d. Industrial uses in the Business Park
IndustrialMixed-Use land use
designation may use compact parking
to meet the minimum parking
requirements. Parking lots with
tTwenty-five (25) or more off-street
parking spaces may have up to forty
percent (40%) of such spaces
designated for compact vehicles;
parking lots with less than twenty-five
(25) off-street parking spaces may have
up to twenty five percent (25%) of such
spaces designated for compact
vehicles. All compact spaces shall be
clearly marked. The design of the
parking spaces shall comply with the
City of Corona Municipal Code
Section 17.76.080.
e. A six-foot (6’) high wall shall not be
required between nonresidential
parking areas abutting a residential
land use designation district if
separated by a slope or street. Slope
planting shall serve to screen said
parking areas from adjacent residential
vistas.

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GREEN RIVER RANCH
3-21
E. Off-Street Loading

1. The provisions of Chapter 17.78 of the
City of Corona Municipal Code shall
apply to all land uses in the Green River
Ranch Specific Plan area.

2. No one-street loading or unloading is
permitted within the Green River Ranch
Specific Plan area.

F. Performance Standards
All uses established or placed into operation
after the effective date of this Specific Plan as
adopted by the City of Corona City Council
shall comply at all times hereafter with the
performance standards set forth in Chapter

17.84 of the City of Corona Municipal Code.

All performance measurements, unless
otherwise specified, shall be taken at the
property line of the operation in question.

G. G. Special Landscape Requirements
(Applies to All Zones)

1. The required front and side yards for all
lots or building sites within the Green
River Ranch Specific Plan area shall be
fully landscaped.

2. All required front and side yards shall
include the installation and continuous
maintenance of an operable irrigation
system. If the rear yard is included in the
required Fuel Modification area, it also
shall include the installation and
continuous maintenance of an operable
irrigation system.

3. Natural slopes untouched by grading in
Planning Area 5 the residential land use
designations may remain in their current
condition.

Specific Land Uses
A. Home Occupations / Business
Standards of Chapter 17.80 of the City of
Corona Municipal Code shall apply to all
Home Occupations/Businesses proposed
within residential zones of the Green River
Ranch Specific Plan.

B.A. Outdoor Retail Sales
Outdoor retail sales (aside from a permitted
nursery) shall only be permitted on a
temporary, special event basis as allowed by
the City of Corona Municipal Code Sections

17.98.030 and 17.99.030.

C.B. Service Stations
The following development standards shall
apply to service stations within the Green
River Ranch Specific Plan area in addition to
the development standards and conditions of
Chapter 17.72 of the City of Corona
Municipal Code:

1. Service station bays used for repair and
maintenance of vehicles shall be oriented
away from arterial streets , and screened
from freeways and railroads to the
satisfaction of the Planning Director.

2. Associated repair structures, convenience
stores and accessory car wash facilities
shall be located to the rear of the lot, or on
the side not facing a street when the rear
abuts or faces a street.

3. Car washing with steam equipment shall
be ermitted.

Da. Special Events
Temporary outdoor special events such as a
car wash fund raiser, weekly farmers
markets, Christmas Trees sales, Halloween
pumpkin sales, etc. shall be allowed in all
nonresidential zones, provided that the event
does not interfere with vehicular or
pedestrian circulation, orcirculation or
occupy needed parking spaces. Temporary
special events are subject to the approval with
the City of Corona Municipal Code Section

17.98.030.

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GREEN RIVER RANCH
3-22

3.4 Nonconformities
Purpose and Intent
This section is intended to limit the number
and extent of nonconforming uses by
prohibiting or limiting their enlargement,
their re-establishment after abandonment,
and the alteration or restoration after
destruction of the structures they occupy.

While permitting the use and maintenance of
existing nonconforming structures, this
section is intended to limit the number and
extent of nonconforming structures by
prohibiting their being moved, altered, or
enlarged in a manner that would increase the
inconsistency between the standards
prescribed in this Chapter 3.0 of this Specific
Plan and the City of Corona Zoning Code,
and future changes to either regulation.

Provisions of this section shall supersede the
standards established in Chapter 17.98 of the
City of Corona Municipal Code unless noted
otherwise.

Definitions
The following terms as used in this section
shall have the follow meanings, unless the
context clearly indicates otherwise, and shall
supersede definitions relating to
nonconformities as provided in Sections

17.04.456, 17.04.459 and 17.04.462
17/04.462 of the City of Corona Municipal
Coede:

Nonconformities” means any nonconforming
property, building, structure, or use.

Nonconforming property” means any
subdivision of land that was lawfully
established and in compliance with all
applicable ordinances and laws at the time
the property was subdivided, but which,
due to a subsequently enacted ordinance or
law, no longer complies with all of the
applicable regulations and standards of the
zone in which the structure building, or
improvement is located.
“Nonconforming structure” means any
building, structure, or improvement upon
land, other than the land itself; including
any sign or parking, that was lawfully
established and in compliance with all
applicable ordinances and laws at the time
the structure, building, or improvement
was established, but which, due to a
subsequently enacted ordinance or law, no
longer complies with all of the applicable
regulations and standards of the zone in
which the structure building, or
improvement is located.
“Nonconforming use” means any use of land
that was lawfully established and in
compliance with all applicable ordinances
and laws at the time the use was
established, but which, due to a
subsequently enacted ordinance or law, no
longer complies with all of the applicable
regulations and standards of the zone in
which the use is located.

E. “Illegal structure and use” mean
structures and uses which did not acquire
the proper authorizations and permits
prior to establishment and/or
construction.

Continuation, Maintenance and
Discontinuation
A. A lawful nonconformity may be
continued, except as otherwise provided
in this Chapter.

B. Routine maintenance and repairs may be
performed on a nonconforming
structure.

C. Whenever a nonconforming use has
been discontinued for a continuous
period of 180 days or more, regardless
of the intent to resume said
nonconforming use, the nonconforming
use shall not be reestablished, and the
use thereafter shall be in full conformity
with the development standards for the
zone in which it is located.

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GREEN RIVER RANCH
3-23
D. When a nonconforming use is
discontinued for a continuous period of
use less than 180 days, the
nonconforming use may be
reestablished, provided that it is a
similar use type, i.e. a restaurant being
replaced by another restaurant.

E. No nonconforming use may be
converted to another dissimilar
nonconforming use type, i.e. a beauty
shop being replaced by a restaurant.

Alterations and Additions to
Nonconforming Uses and Structures
A. A nonconforming use shall not be moved,
altered, or increased in intensity and area
unless the moving, alteration, or increase
will result on the elimination of the
nonconformity, except as otherwise
provided in this section.

B. A nonconforming structure shall not be
moved, altered, enlarged or reconstructed,
unless the new location eliminates the
nonconformity, or the alteration,
enlargement or reconstruction conforms
to the development regulations for the
zone in which the structure is located.

Restoration of Damaged Structures
A. Whenever a nonconforming structure is
damaged or destroyed by fire, natural
disaster, flood, wind, earthquake or other
natural disaster, calamity or act of God, to
the extent that the cost of repairing,
reconstructing or restoring the structure is
less than fifty percent (50%) of the
replacement cost of the entire structure, it
may be repaired, reconstructed or restored
to the extent as existed prior to such
damage or partial destruction, and any
conforming or nonconforming prior use
thereof may be reestablished, provided
that such repair, reconstruction or
restoration commences no later than one
(1) year from the date of such damage
and/or partial destruction.

B. Whenever a nonconforming structure is
damaged or destroyed by fire, natural
disaster, flood, wind, earthquake or other
natural disaster, calamity or act of God, to
the extent that the cost of repairing,
reconstructing or restoring the structure
exceeds fifty percent (50%) of the
replacement cost of the entire structure, or
if the structure is voluntarily razed or is
required by law to be razed, the structure
may not be repaired, reconstructed or
restored unless it is in full conformity with
the development regulations for the zone
in which it is located, and provided that
such repair reconstruction or restoration
shall commence no later than one (1) year
from the date such damage and/or partial
destruction. Any nonconforming use
previously established therein shall not
thereafter be resumed, and any new use
shall conform to the standards of the zone
in which it is located.

C. The term “cost of repairing, replacing or
reconstructing” shall mean the cost to
repair, replace, or reconstruct the
damaged area or entire structure with the
same materials as existed prior to damage
or destruction. This figure shall be
compared against the cost to replace the
entire structure in today’s dollars, rather
than being compared against the
depreciated estimated value of the
structure at time of damage or destruction.

Estimates for this purpose shall be made
by a licensed contractor in the State of
California, andCalifornia and shall be
reviewed and approved by the Building
Official, or designated staff, of the City of
Corona.

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GREEN RIVER RANCH
4-1

4.0 DESIGN GUIDELINES

4.1 Overview
The Green River Ranch Specific Plan area is
envisioned to be a blend of mixed
commercial and industrial uses nestled at the
foothills of the Santa Ana mountainSanta
Ana Mountain range., rural residential lots
extending up into several of the foothill
valleys. Set in a prominent and commanding
location at the western entrance to the City of
Corona, the Design Guidelines have been
developed to appreciate the site’s
topographical assets and location, and to
retain this site’s aesthetic strengths, while
revitalizing the property and stimulating
economic growth within the City. The intent
of the overall plan design, as well as specific
site planning, is to retain the striking
mountain backdrop of the property by
restricting density in the mountainous areas,
and generally limiting development to the
foothills and plain below. Exhibits 12A and
12B, Artist Renderings, show this vision,
while Exhibits 13A, 13B and 13C, Project
Cross Sections, show the proposed
development in relation to the nearby
residential community, the foothills and
mountain backdrop. Being the western
gateway to the City of Corona, the project’s
initial visual image will present an important
statement for the City.

This section of the Specific Plan contains a
series of general Design Guidelines for the
Green River Ranch Specific Plan project.

The Design Guidelines have been prepared to
articulate the intended character of the
Specific Plan area. The purpose of these
guidelines is to:

A. Establish a flexible design framework
and design review criteria which
developers/designers of individual
projects will use as a guide for new
development and which the City will use
to evaluate the proposed development.

These guidelines will assure that
individual improvements within the
Specific Plan area will conform to a high
standard of design.

B. Address the issues of Site Planning,
Architecture, Landscape Architecture,
and Community Elements (lighting,
walls, and fences). These guidelines
apply to all uses within the Specific Plan
area.

C. Foster a compact development pattern,
which will accommodate human-scale
projects, facilitate pedestrian movement
between uses, and create a friendly street
scene.

D. Provide the City’s Planning Director
with the authority to review, interpret and
approve minor adjustments to the design
guidelines and criteria in order to achieve
superior design solutions.

4.2 Site Planning
Any building site within the Specific Plan
area can accommodate a variety of site plans,
all of which should express the original
design intent of the Specific Plan. Final
grading shall be reflective of the project site’s
topographic conditions as described in
Section 2.2, Conceptual Grading Plan.

Orientation
A. Residential units shall be sited and
designed to fit onto the building pad or
hillside.

A.B. Buildings shall be located and
oriented so that their main entrances are
visible from the street on which they
front.

B. C. When buildings side or back onto a
street, the elevation should be articulated
with details, windows, projections, and
other architectural features.

C. D. Pedestrian entries shall be connected
to the street, sidewalk and/or parking
areas by a paved pedestrian path.

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Section 3
Section 2
Section 1

GREEN RIVER RD

PRADO RD

DOMINGUEZ RANCH RD

SAN ALMADA RD

SAN PONTE RD

FRESNO RD

SAN RAMON DR

CRESTRIDGE DR

NICHOLAS PL

GREEN RIVER RD DOMINGUEZ RANCH RD
91 STREET A
PA 6
PA 4
91 PA 5
PA 1
PA 2
PA 3
0 175 350 700
Feet Project Cross Sections
4-4
Exhibit 13-A Source(s): Nearmap Imagery (Feb 2024), Bastien and Associates (07-16-2021)

GREEN RIVER RANCH

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GREEN RIVER RANCH
4-7
C. When buildings side or back onto a street,
the elevation should be articulated with
details, windows, projections, and other
architectural features.

D. Entries shall be connected to the street,
sidewalk and/or parking areas by a paved
pedestrian path.

E. Loading and service areas shall be located
to the rear or interior side of the lot, with
openings oriented or screened so as to not
face streets.

F. No more than two (2) driveway accesses
shall be permitted per residential lot.

Pedestrian Amenities
Shared site pedestrian amenities such as
plazas, visitor entries and pedestrian walks,
as well as other features such as public art in
commercial areas, are encouraged in the
Specific Plan area. Separation of vehicular,
pedestrianvisitor and service functions
should be incorporated.

4.3 Landscape Architecture
The landscape architectural guidelines for
Green River Ranch will help to create a
unique community with attractive
commercial, business park/industrial
development and residential development
while providing a transition from an
urbanized area to the Santa Ana Mountain
wild land, and remaining sensitive to the
existing rural character of the site and
neighboring properties. The guidelines
provide for a transition zone from the
urbanized area to the Santa Ana Mountain
wild land. Because of the close proximity to
this wild land area, the project must also
incorporate an adequate separation or special
buffer between the development area and the
wild land area. A Wildland Transition/Fuel
Modification Zone buffer edge transition/fuel
modification area is proposed to address this
concern, andconcern and is discussed in more
detail in Section 4.3.5 of this Chapter. A
strong landscape entry statement is also
proposed for this prominent western gateway
to the City of Corona
The following project-wide, general
landscape guidelines are proposed within the
Specific Plan area:

A. Landscape design should emphasize the
planting of long-lived species that are
native to the region or well adapted to the
climatic and soils conditions of the site.

B. Landscape treatment of all areas should
emphasize the planting of tree-shaded
corridors.

C. Landscape treatments should when
possible incorporate colorful plant
materials and evergreen trees in areas
where such accents are appropriate.

D. Landscape improvements should require
minimal maintenance and irrigation. The
use of native and/or drought-tolerant plant
material should be emphasized to the
extent possible.

E. All public areas, rights-of-way and nonresidential project landscaping should have an automatic irrigation system. Lowvolume spray heads and drip irrigation systems should be utilized where
appropriate.

F. Landscape plans should consider service
lines, traffic safety sightline requirements,
and structures on adjacent properties to
avoid conflicts as the trees and shrubs
mature.

G. Street trees and trees planted in privately
owned landscaped areas near public
walkways or street curbs should be
selected and installed to prevent
unreasonable damage to sidewalks, curbs,
gutters, and other public improvements.

H. Trees should be orientated away from
water lines and sewer lines. Tree species
with invasive root systems should be
avoided. oriented away from water lines,
sewer lines or public rights-of-way Plant
and tree information can be found in (see
Section 4.3.6, Plant Palette.

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GREEN RIVER RANCH
4-8
I. All landscaped areas shall comply with
Corona Municipal Code Chapter 17.70
and the City of Corona Landscape Design
Guidelines.

The following sections describe the design
guidelines for street scene streetscape
development, Wildland Transition / Fuel
Modification Zone buffer edge transitions
and special entry treatment.

Landscape Concept
The general landscape concept, as depicted
on Exhibit 14-A, Conceptual Landscape
Plan, is to create a distinctive environment
that will lend identity and character to the
Specific Plan area. Where transition
treatments are necessary, they are expected to
reflect the natural character through the use
of a plant palette which complements the
existing vegetation. In addition, plant
selection shall recognize the importance of
water conservation, fire resistance and
erosion control. A list of recommended trees
and plant materials is provided herein. (See
Section 4.3.6.2, Recommended Plant
Palette).

Streetscape Improvements
As the primary western access from the 91
Freeway, the Specific Plan area will present
the first impression of the City to visitors.

This visual gateway is emphasized as an
experience and not a single statement. The
streetscape must be designed to a vehicular
scale, and careful blending of landscape and
architecture shall insure visibility while
softening mass. Slopes adjacent to roadways
are to will be used to create a palette of
colorful verdant and dramatic flowing
landscape to further reinforce the drama of
this the experience.

The following streetscape guidelines have
been developed for the existing and planned
streets in the Specific Plan area. All street
scene landscape zones will have generous,
tree-lined parkways. One important
objective of the guidelines is to foster a
pedestrian-friendly atmosphere within the
project’s nonresidential area. All
landscaping within the public right of way
shall be designed and installed in accordance
with the City’s LMD/CFD design guidelines.

A. Private Street “A”
Street “A” will continue the theme of a treelined avenue with regularly spaced trees along either side of the street. Street tree
species will be selected for this Private
Collector Street from the Recommended
Street Tree List provided in Section 4.3.6.1.

Adjoining slopes will be informally planted
in ornamental shrubs and ground cover. A
minimum 5’ wide sidewalk will be provided
along both sides of the street (see Exhibit
14B, Conceptual Streetscape — Street “A”).

A.B. Green River Road
Green River Road is the primary western
entry to the City of Corona, and will be
planted to present an informal landscape.

The street will be lined with irregularly
regularly spaced , pyramid shaped evergreen
and/or deciduous street trees. selected of
continuity will Trees and shrubs on the
slopes along the road will be planted in
informal groupings. Continuity will be
provided through repetition of the same street
tree species along the roadway. In the center
median of the roadway, flowering roadway
complementary street trees , or street trees,
which produce fall color, also selected from
the Green River Road Street Trees Plant
Palette provided in Section 4.3.6, will be
provided. One particular median street tree
species will be planted at the nose of the
medians (see Plant Palette). Mass will appear
together. Organic shrub planting of colorful
shrubs will carpet the roadway’s landscaped
median floor, as will slopes adjoining the
roadway. Slope cover the medians. All
planting will be in accordance with
Community Facilities District (CFD)
standards. 5” and the Corona Fire
Department Vegetation Management
Guidelines. Minimum 5’ wide sidewalks will
be provided on both sides of the roadway.,

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GREEN RIVER RANCH
4-13
separated from traffic by a 7” landscaped
strip within the parkway. Only turf
groundcover and street trees shall be
permitted within this parkway landscape
strip. A landscape buffer will be established
within all abutting properties to provide for
additional landscaping along this roadway
(see Exhibit 15-A, Conceptual Streetscape –
Green River Road).Exhibit 14A Exhibit 14
Public Collector Streets
Public Streets will continue the theme of a
tree-lined venue, however, with more
regularly spaced street trees along either
side of the street. Individual street tree
species will be selected for streets from the
Collector Street Trees Plant Palette provided
in Section 4.3.6. Again, adjoining slopes will
be informally planted in flowering shrubs in
accordance with Community Facilities
District (CFD) standards and 5‟ sidewalks
will be provided along both sides of the
street, separated from traffic by an additional
Additional 7” landscape strip within the
parkway. Only turf groundcover and street
trees shall be permitted within this landscape
strip. As with properties abutting Green
River Road, a landscape buffer will be
established within all properties abutting
Public Streets to provide additional
landscaping along these streets. (see Exhibit
15B, Conceptual Streetscape — Collector
Streets).

B.C. Interior Private StreetsDrive
Aisles
Private StreetsLandscaping along interior
private drive aisles will return to a more
informal setting. , in keeping with the
envisioned rural residential character.

Canopy deciduous trees, or trees similar in
character shape to those on the adjoining
Public Streets and Private Street “A”, will
continue into pPrivate Streetsdrive aisles;
however, they will be planted in an informal
arrangement to appear as masses or clumps
of trees drifting down from the adjoining
slopes. Slope planting also will remain
informal (see Exhibit 15-B15C, Conceptual
Streetscape — Interior Private StreetsDrive
Aisles).

Entries
Careful consideration has been given to the
location and treatment of project entries.

Entries are intended to establish a highquality image for the City: from a City gateway feature, to landscaped streets street
scenes, to primary project entry, to secondary
project entries. The design intent is to create
a visual gateway as visitors arrive into the
City, and to create distinctive points of arrival
at the primary and secondary entry points to
the Specific Plan area. They The entries also
serve to reinforce the distinctive character of
the community at significant intersections.

Each entry setting is comprised of a
harmonious blend of construction features,
tenant signage and landscape treatment
which are compatible with the architectural
elements of the surrounding buildings.

Accent planting is featured at each entry,
highlighting the significance of the location.

A. City Gateway
One of the primary gateways to the City of
Corona will be at the project’s western
boundary. The landscape treatment along
Green River Road will create an attractive
and inviting entrance to the community.

Should the City decide to proceed with a City
Gateway entry feature or architectural
element. The use of materials that
complement the design intent of the Green
River Specific Plan should be considered.

Such features could include monuments,
pylons, walls, water, ledger stone, fountains,
arches, and a suggestion of arches and/or
special light treatment. The specific Gateway
design should be coordinated with the Green
River Ranch landscape program to ensure
compatibility. Additionally, the concept
should be developed in concert with the
City’s Public Works DepartmentParks and
Recreation Department, and be reviewed

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GREEN RIVER RANCH
4-14
through the Precise Plan review process of
the City of Corona Municipal Code.

B. Major Entry Enhancement Project
Entries
The major primary project entry entries will
be located on both sides of Green River Road
at the signalized intersection with Street “B”.

The the central entrance at Street “A”.. Here
the major entry monumentation will
establishes the overall community identity.

The main entry monument will be reinforced
with a structured landscape of tree and shrubs
that is mirrored on both sides of the entry
drive. To further emphasize this entry the
main entry drive “Street A” will be lined at
regular intervals with a street used only for
this purpose. The major entry treatment can
be seen in Exhibit 16, Major Project Entry
Landscape Treatment., depicts the major
entry treatment.

C. Minor Entry Enhancement Project
Entries
Three minor project entries are planned
Project signage will also appear along Green
River Road: one will be located on at the
roadway’s intersections with Street “C”; one
at the entrance to Planning Area 2 (Mixed
Use designation); and one at the western
corner of the intersection with Fresno Road
and Dominguez Ranch Road. In addition,
another minor entry will be located along
Dominguez Ranch Road at Street “A”. These
entries will receive a landscape treatment
similar to like the major project entry,
however, on a in composition and structure
but smaller in scale. Exhibit 17, Minor
Project Entry Landscape Treatment, shows
this concept.

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GREEN RIVER RANCH
4-17
D. Planning Area Entries
Entries into individual Business Industrial
Planning Areas are envisioned to include
enhanced landscaping at the entrance from
Street A the public collector roadway. Entry
into the Commercial-General Planning Area
is envisioned to also include enhanced
landscaping at Green River Road Exhibit 18,
Typical Planning Area Entry,, shows this
conceptual treatment.

E. Residential Area Entries
It is anticipated that the entrance into the
residential district of the Specific Plan will be
gated at the entrance to the private streets
from the public collector roadways however,
gating is optional. Design features will
include decorative gateposts and side walls,
accented with flowering landscaping and
shade trees. SExhibit 19, Typical Residential
Area Entry. reflects the vision for the entry
into the private community.

Conceptual Parking
Because of the hilly topography of the
Specific Plan and proposed terraced nature of
the project, parking will be visible not only
from the vehicular and pedestrian scale, but
also from an aerial perspective when viewed
from higher elevations and terraces. In order
to break up potentially large expanses of
parking lot to soften the visual impact of the
lot, to provide relief from heat buildup, and
to screen downward views of parking areas
from higher elevations, the following Design
Guidelines have been developed:

A. All parking lots and structures shall
comply with the standards enumerated in
Section 3.3, Development Standards, of
this Specific Plan.

B. Parking lots shall be screened from street
view by low planting (36” maximum), or
by a combination of planting and low
walls or earth berms.

C. The building mass of parking structures
(if any parking structures are provided)
shall be broken up by providing one tree
for every 15’ of parking structure building
length, excluding vehicular building
entrances.

D. Landscape islands at a minimum width of
6’, or tree planters at a minimum width of
3’, should be provided for double loaded
automobile parking aisles or stalls.

E. Landscape fingers, that are a minimum of
5’ in width (4’ plantable area with 6”
curbs at a minimum width of 4’, curb to
curb, shall be provided every 10 parking
spaces and at the ends of each parking
row. This requirement applies to
passenger vehicle parking areas.

Landscape fingers are not required in
truck and tractor trailer parking areas to
avoid interference with truck turning
movements, provided that the areas are
not visible from a street.. .

F. Parking lots shall include internal canopy
tree planting at a ratio of 1 tree for every
5 stalls, along with 1 tree for every
landscape finger. This requirement
applies to passenger vehicle parking
areas. Trees are not required internal to in
truck and tractor trailer parking areas to
avoid interference with truck turning
movements.

G. All trees planted within parking areas
shall be a minimum 15-gallon in size in
the interior of the parking area, and a
minimum of 24” box size along the
perimeter of parking area.

H. A minimum of 5’ setback from the
parking lot to the building face shall be
required. This area will be fully
landscaped unless used as a loading area.

I. Parking lots shall be lighted and designed
to ensure both vehicular and pedestrian
safety.

J. Shared access parking is encouraged
between different land uses.

Exhibit 20, Typical Parking Lot, depicts
the typical parking lot landscape concept

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4-18
as well as the shared access parking
concept.
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4-19

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Typical Residential Area Entry

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GREEN RIVER RANCH
4-23
Wildland/ Urban Interface Zone
Buffer Edge Transition/Fuel Modification
The Green River Ranch Specific Plan
proposes a landscape transition along the
interface between concentrated urbanized the
built portion of the development and wild
land hillsides./slopes. A fuel modification
program has been incorporated into this
transition area to provide protection for onsite development occurring within hazardous fire areas. The fuel modification zone is
established along the alignment of Street “E”
the edge of the graded slope areas where they
interface with the wild land hillside. as shown
on See Exhibit 14, Conceptual Landscape
Plan. Existing flammable vegetation in the
fuel modification area, which is not
biologically sensitive, will be removed or
modified and replaced with drought-tolerant,
fire-retardant plants. (refer to Section 4.3.6,
Only plants from the Corona Fire
Department Fuel Modification Zone Plant
Palette, List can be used in this area. A select
plant pallet taken from this list is shown in
(Section 4.3.6.2, Recommended Plant List).
for the recommended plant palette). No
combustible construction or storage shall be
permitted within the fuel-modified area. An
easement will be established over the fuel
modification zone, and permanent markers
will be installed to clearly delineate the zone.

Continuous maintenance, including
irrigation, removal of flammable vegetation,
etc., shall be the responsibility of the future
Homeowners” Owners/ Manager or Tenant’s
Association and shall be performed twice a
year in accordance with the standards set
forth by the Corona Fire Department. Prior
to issuance of grading and building permits
within the non-residential Specific Plan area,
a more detailed Fuel Modification Plan and
Program will be submitted to the City for
review and approval by the Fire Marshal. The
Fuel Modification Plan must also be
approved by the Planning and Development
Department Community Development
Planning Department, Parks and Recreation
Department and Public Works Department.

A list of acceptable plant materials within the
fuel modification zones is provided at the end
of Section 4.3.6, Plant Palette. See Exhibit 21
which shows a Typical Fuel Modification
Zone hillside section. Exhibit 21, Typical
Fuel Mod Zone Section, depicts the following
fuel modification areas:

City of Corona Fire Zones:

The following section gives a basic
description of the guidelines for landscape
and vegetation maintenance around
structures for the purpose of fire protection.

For a full description of all design guidelines
in each zone contact the Corona Fire
Department for their Vegetation
Management Guidelines (951-736-2220).

A. Wet Zone: A minimum 50” wet zone, as
measured from the edge of the structure,
shall consist of irrigated landscaping.

Plant material selection, irrigation
system design, and landscape
maintenance shall address water
conservation practices and include
methods of erosion control to protect
against slope failure. Fire-retardant and
preferably drought-tolerant plant
materials are required in this zone to
reduce vegetation mass near the
development/wild land interface.

ZONE 1.

Setback Irrigated Zone: (0-50 Foot Distance)
- Level-ground, building foundation setback.

The purpose of the setback zone is to provide
a defensible space for fire suppression forces
and to protect structures from radiance heat
and convective heat. No combustible
construction shall be allowed within the 0-
50-foot setback zone (Zone 1). This zone is
to be located on a level grades area, at the top
or base of slope and immediately adjacent to
the protected development.

B. Dry Zone: A minimum 100” dry zone
shall be located adjacent to the wet zone,

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GREEN RIVER RANCH
4-24
with thinning or removal of heavy
perennial brush required in this area.

Replanting may be required for erosion
and slope control, with spacing between
new planting, as well as remaining
plants, being limited to no closer than
18”-22” on center. Plants in this zone
shall be low fuel volume, fire-retardant
and drought-tolerant.

ZONE 2:
(50-100 Foot Distance)
This portion of fuel modification consists of
irrigated landscaping. The plans must
delineate that portion of the fuel modification
area that will be permanently irrigated. Plant
material selection, irrigation system design,
and the landscape maintenance management
plan shall sensitively address water
conservation practices and include methods
of erosion control to protect against slope
failure. All irrigation shall be kept a
minimum of 20 feet from the drip line of any
Quercus (Oak) species. These irrigated zones
are a minimum of 50 feet in width and may
be increased up to 100 feet as conditions
warrant. Zone 2 shall be cleared of all
combustible plant species, irrigated, and
planted with plants from the approved FireResistant Plant List. Exceptions to save desirable species may be submitted for
approval by the City on a site-specific basis.

As in Zone 1, combustible construction is not
allowed in Zone 2.:

Roadside Fuel Treatment:

All publicly accessible roads within the
Green River Ranch Specific Plan Area shall
be cleared of all combustible vegetation for a
minimum of 30-feet of each roadway and
landscaped per the criteria outlined in Zone

1. The purpose of this action is to enhance
evacuation safety due to a wildland fire
occurrence and for safe ingress by emergency
responders.

Manufactured Slopes Common Areas:

Any temporarily irrigated, irrigated, and
maintained slopes shall be planted with fire
resistant vegetation. Maintenance of these
manufactured slopes will be at the
responsibility of the Owner and/or Manager.

Long term maintenance of manufactured
slopes will meeting Fuel Modification Zone
2 criteria.

Zone Markers:

All exterior boundaries on the east side of
Planning Area 1 with Zone 2 abutting
wildland fuels shall be permanently marked
on the ground where it transitions to for the
purpose of guiding annual fuel treatment
maintenance and inspection operations.

ZONE 3/4:
(0-100 Foot Distance)
Zone 3 is 50 feet in depth and requires 50%
thinning and removal of all dead and dying
and undesirable species. Zone 4 is 50 feet in
depth and requires 30% thinning and removal
of all dead and dying growth and undesirable
species. Thinning zones are utilized to reduce
the fuel load of a wildland area adjacent to the
structure(s), thereby reducing the radiant and
convective heat of wildland fires. Thinning
zones are located adjacent to the irrigated
zone and can extend 100 feet or more into the
wildland areas. The percentage of vegetation
to be removed is determined by many factors,
including topography, exposure, and
vegetation type and density.

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GREEN RIVER RANCH
4-26
Plant Palette
A plant palette for Green River Ranch has been
developed based on the following criteria:

A. Appropriateness for Corona’s climate
B. Drought resistance
C. Fire resistance
D. Form considerations such as height, branching patterns, and density E. Maintenance
F. Aesthetic considerations such as flowering, fruiting and leaf color

4.3.6.1 Required Street Trees:

The following plant materials are required:

A. Green River Road Medians (Existing)
Botanical Name Common Name
Platanus acerifolia London Plane Tree
Botanical Name Common Name
Liquidambar stereocilia Festival - 36” box American Sweet Gum Jacaranda Jacaranda acutifoliate 36” box Cerci’s Canadensis 24” box - at nose of B. Green River Road Parkway
B. Green River Road
Botanical Name Common Name
Quercus agrifolia, 24” box Coast Live Oak
C. Street “A”
Botanical Name Common Name
Quercus engelmannii, 24” box Engelmann Oak
C. Green River Road – Behind Sidewalk
Botanical Name Common
Pinus canariensis 24” box Canary Island Pine
Pinus eldarica 24” box Afgan Pine
D. Street “A”
Botanical Name Common Name
Pistache chinensis 24” box Chinese Pistache

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GREEN RIVER RANCH
4-27
E. Street “B”
Botanical Name Common Name
Gelditsia tricanthos “Shademaster” 24” box Honey Locust F. Street “C”
Botanical Name:

Gingko biloba (male) Autumn Gold 24
D. Additional Street Trees (Assign as needed)
Botanical Name Common Name
Lagerstroemia indica Crape Myrtle
Gleditsia tricanthos inermis, 24” box Thornless Honey Locust Pistache chinensis, 24” box Chinese Pistache

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GREEN RIVER RANCH
4-28

4.3.6.2 Recommended Plant Materials:

The following landscape plant materials are a
selection taken from the Corona Fire
Department’s Vegetation Management
Guidelines and are recommended for this
project (including fuel modification areas).

Code Botanical Name Common Name Plant Form Water
Use
Grasses
o Leymus condensatus Giant Wild Rye Grass Low
? Muhlenbergia capillaris Hairy awn muhly Grass Low
Ground Covers
N Acacia redolens “Desert
Carpet”s 'Low Boy' Prostrate Acacia Ground Cover Low
X Achillea millefolium Common Yarrow Ground Cover Low
X Aeonium decorum Aeonium Ground Cover Low
N Aloe aristata Lace Aloe Ground Cover Low
N Aloe brevifolia Short-leaved Aloe Ground Cover Low
W Arctostaphylos ‘Pacific Mist Pacific Mist Manzanita Ground Cover Low W Arctostaphylos edmundsi Little Sur Manzanita Ground Cover Low Arctostaphylos edmundsi Big Sur Manzanita Ground Cover Low N Artemisia caucasica Caucasian Artesmisia Ground Cover Low X Baccharis pilularis var.
pilularis Twin Peaks #2’ Ground Cover Low
N Carissa macrocarpa Green Carpet Natal Plum Ground Cover/ Shrub Med
W Ceanothus griseus
horizontalis Yankee Point Ground Cover Med
N Correa pulchella Australian Fuscia Ground Cover Low
W Cotoneaster congestus
‘Likiang’ Likiang Cotoneaster Ground Cover/Vine Med
X Lampranthus spectabilis Rose Trailing Ice Plant Ground Cover Low X Malephora Lutea Rockey Point Ice Plant Ground Cover Low W Myoporum parvilfolium
'Putah Creek' Putah Creek Myoporum Ground Cover Low
X Lampranthus spectabilis
'Rose' Rose Trailing Ice Plant Ground Cover Low
W Salvia sonomensis Creeping Sage Ground Cover Low

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GREEN RIVER RANCH
4-29
Code Botanical Name Common Name Plant Form Water
Use
X Sedum acre Goldmoss Sedum Ground Cover Low
X Sedum album Green Stonecrop Ground Cover Low
X Sedum confusum no common name Ground Cover Low
X Sedum lineare no common name Ground Cover Low
X Sedum x rubrotinctum Pork and Beans Ground Cover Low
X Senecio serpens Blue Chalksticks Ground Cover Low
Perennials
W Anigozanthus flavidus Kangaroo Paw Perennial/accent Low X Artemisia pycnocephala Beach Sagewort Perennial Low
W Hesperaloe parviflora Red Yucca Perennial Low
W Strelitzia nicolai Giant Bird of Paradise Perennial Med W Strelitzia reginae Bird of Paradise Perennial Med
Shrubs
W Abelia x grandiflora Glossy Abelia Shrub Med
N Aloe arborescens Tree Aloe Shrub Low
W Arbutus unedo 'Compacta" Dwarf Strawberry Tree Tree Low o Arctostaphylos glandulosa
ssp.

Eastwood Manzanita Shrub Low
N n Bougainvillea spectabilis Bougainvillea Shrub Low
? Callistemon 'Little John' Little John Bottlebrush Shrub Low W Cercis occidentalis Western Redbud Shrub/Tree Low
W Cistus hybridus White Rockrose Shrub Low
W Cistus x purpureus Orchid Rockrose Shrub Low
W Cotoneaster buxifolius no common name Shrub Med
W Cotoneaster aprneyi no common name Shrub Med
X Crassula ovata Jade Plant Shrub Low
o Dendromecon rigida Bush Poppy Shrub Very
Low
N Dodonaea viscosa Hopseed Bush Shrub Med
W Elaeagnus pungens Silverberry Shrub Low
o Eriodictyon crassifolium Thick Leaf Yerba Santa Shrub Very Low
N Feijoa sellowiana Pineapple Guava Shrub/Tree Med

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GREEN RIVER RANCH
4-30
Code Botanical Name Common Name Plant Form Water
Use
W Galvezia speciosa Bush Snapdragon Shrub Low
W Garrya ellipta Silktassel Shrub Med
o n Heteromeles arbutifolia Toyon Shrub Low
W Lantana montevidensis Trailing Lantana Shrub Low
W Leucophyllum frutescens Texas Ranger Shrub Low
X Limonium perezii Sea Lavender Shrub Med
W Melaleuca nesophila Pink Melaleuca Shrub Low
N Nolina recurvata Bottle Palm Shrub Low
Nolina Species Mexican Grasstree Shrub Low
? Olea europaea 'Little Ollie' Dwarf Olive Shrub Low
X Portulacaria afra Elephant’s Food Shrub Low
N Punica granatum Pomegranate Shrub/Tree Low
X Prunus caroliniana Carolina Cherry Laurel Shrub/Tree Med o Prunus ilicifolia ssp. Ilicifolia Holly Leafed Cherry Shrub Low X Prunus lyonii Catalina Cherry Shrub/Tree Low
o n * Quercus berberdifolia California Scrub Oak
Shrub Shrub Low
o n * Quercus dumosa Coastal Scrub Oak Shrub Low
o Rhamnus californica California Coffee Berry Shrub Low N Rhaphiolepis species Indian Hawthorne Shrub Med
0 Rhus integrifolia Lemonade Berry Shrub Low
o n Rhus ovata Sugar bush Shrub Low
o Ribes speciosum Fuschia Flowering
Gooseberry Shrub Med
W Tecoma stans (Stenolobium
stans) Yellow Bells Shrub Low
N Trachelospermum
jasminoides Star Jasmine Shrub Med
o Trichosstems lanatum Woolly Blue Curls Shrub Low
W Westringia fruticosa no common name Shrub Low
W Xylosma congestum Shiny Xylosma Shrub Med
X Yucca Species Yucca Shrub Low
o Yucca whipplei Yucca Shrub Low

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GREEN RIVER RANCH
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Code Botanical Name Common Name Plant Form Water
Use
Succulents
W Agave americana Century Plant Succulent Low
W Agave attenuata Foxtail Agave Succulent Low
W Agave parryi Artichoke agave Succulent Low
W Agave shawii Shaw’s Agave Succulent Low
N Aloe arborescens Torch Aloe Succulent Low
W Aloe Vera Medicinal Aloe Succulent Low
o * Opuntia littoralis Prickly Pear Succulent Very
Low
o * Opuntia oricola Oracle Cactus Succulent Very
Low
o * Opuntia prolifera Coast Cholla Succulent Very
Low
Trees
W Arbutus unedo Strawberry Tree Tree Low
? Cercis canadensis 'Forest
Pansy' Forest Pansy Redbud Tree Med
W Cercis occidentalis Western Redbud Shrub/Tree Low
W Citrus species Citrus Tree Med
N Eriobotrya japonica Loquat Tree Med
N Feijoa sellowiana Pineapple Guava Shrub/Tree Med
W Ginkgo biloba Maidenhair Tree Tree Med
? Gleditsia tricanthos inermis Thornless Honey Locust Tree Med ? Jacaranda mimosifolia Jacaranda Tree Med
W Lagerstroemia indica Crape Myrtle Tree Med
X Parkinsonia aculeata 'Desert
Museum'
Desert Museum Palo
Verde Tree Low
? Plaranus acerifolia London Plane Tree Tree Low
W Pistacia chinesis Chinese Pistache Tree Med
W Plantanus racemosa California Sycamore Tree Med
o Quercus agrifolia Coast Live Oak Tree Low
X Quercus engelmannii Engelmann Oak Tree Low
X Quercus suber Cork Oak Tree Low
N Rhus lancea African Sumac Tree Low

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GREEN RIVER RANCH
4-32
Code Botanical Name Common Name Plant Form Water
Use
o Umbellularia californica California Laurel Tree Med
Vines
N Distinctis buccinatoria Blood-Red Trumpet Vine Vine/Climbing vine Med
o Vitis girdiana Desert Wild Grape Vine Low
Code Legend
X= Plant species prohibited in wet and dry FMZs adjacent to reserve lands. Acceptable on all other fuel modification locations and zones.

W= Plant species appropriate for use in wet FMZs adjacent to reserve lands. Acceptable in all other wet and irrigated dry (manufactured slopes) fuel modification locations and zones. o= Plant species native to Riverside County. Acceptable in all fuel modification wet and dry zones in all locations.

N= Plant species acceptable on a limited basis (maximum 30% of the area) in wet FMZs adjacent to reserve lands.

Acceptable on all other FMZs.
*= If locally collected.
**= Not native but can be used in all zones.
n= Plant species acceptable on a limited use basis. Refer to qualification requirements following plant palette. ?= Plant is not on fire list, requesting use for ornamental purposes A. Trees:

Ceratonia siliqua Carob
Cercidium floridum Blue Palo Verde
Cercidium microphyllum Ltl. Leaf Palo Verde
Erythea edulis Guadalupe Palm
Myoporum laetum N.C.N.

B. Shrubs:

Acacia ongerup Acacia
Achillea millefolium Common Yarrow
Achillea tomentosa Woolly Yarrow
Aloe arborescens Tree Aloe
Arctostaphylos hookeri Monterey Carpet
Atriplex canescens Saltbush
Atriplex cuneata Saltbush
A triplex Gardner Gardner’s Saltbush
Atriplex glauca Saltbush
Atriplex lentiformis brew Brewer Saltbush
Atriplex rhagodiodes Silver Saltbush
Ceanothus gloriosus Pt. Reyes
Ceanothus prostrates Squaw Carpet
Cerastium tomentasum Snow in Summer

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GREEN RIVER RANCH
4-33
Cistus „Descanso Hybrid‟ Hybrid Rockrose
Cistus corbariensis White Rockrose
Cistus corsicus Rockrose
Cistus cyprius Rockrose
Cistus incanus Rockrose
Cistus ladanifer Crimson Spot Rockrose
Cistus Purpureus Purple Rockrose
Hedera canariensis Algerian Ivy
Helianthemum Sunrose
Nummularium N.C.N.

Heteromeles arbutifolia Toyon
Hypericum calycinum Aaron‟s Beard
Limonium perezii Sea Lavender
Lonicera japonica Hall‟s Honeysuckle
Lotus scoparius Deerweed
Myoporum debile N.C.N.

Myoporum insulare N.C.N.

Myoporum parvifolium var. Prostrata
Nerium oleander Oleander
Rosemarinus officinalis Dwarf Rosmary
Santolina chamaecyparisus Lavender Cotton
Sontolina virens Green Lavender Cotton
C. Ground Covers:

Acacia ongerup Acacia
Ajuga reptans Carpet Bugle
Aloe aristata N.C.N.

Arctostaphylos edmunsii Ltl. Sur Manzanita
Arctostaphylos uva-ursi Bearberry
Arctotheca calendula Cape Weed
Atriplex glauca N.C.N.

Antriplex semibaccata Creeping Saltbush
Baccharis piluaris Dwarf Coyote Bush
Carpobrotus edulis Hottentot Fig
Cerastium tomentasum Snow in Summer
Drosanthemum N.C.N.

Drosanthemum hispidum Rosea Iceplant
Gazania hybribs South African Daisy
Gazania uniflora Trailing Gazania
Hedera helix English Ivy
Lampranthus filicaulis Bush Iceplant
Lampranthus spectabilis Tailing Iceplant
Lippia canescens N.C.N.

Malephora crocea Croceum Iceplant
Malephora luteola Trailing Iceplant
Myoporum parvifolium var. Prostrata
Savia sonomensis Creeping Sage
Sedum album Green Stonecrop
Sedum confusum N.C.N.

Sedum lineare N.C.N.

Sedum rubrotinctum Brown Bean

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4-34
Teucrium chamaedrys Germander
Thymus serpyllum Mother of Thyme
Verbena peruviana Peruvian Verbena
Vinca major Periwinkle
Vinca minor Dwarf Running Myrtle

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GREEN RIVER RANCH
4-35
Walls and Fences
Walls and fences shall comply with the
provisions of Section 17.70.060 of the Corona
Municipal Code, except as otherwise provided
for in Section 3.3.1.B 3.3, Development
Standards, of this Specific Plan. Where there
is a conflict or potential conflict between the
development standards contained in Section

17.70.60 of the Corona Municipal Code and
the standards contained in this Specific Plan,
the provisions of this Specific Plan shall take
precedence.

Sufficient slope planting within the Specific
Plan area will help screen nonresidential
development from the residential areas.

However, solid walls shall be required along
the west side of Street “A” and Dominguez
Ranch Road, to aid in screening nonresidential
development in the Specific Plan area from
vehicular traffic approaching the project from
the adjacent Sierra del Oro community. Walls
and fences shall be constructed of materials,
colors and textures which are harmonious with
architecture of the buildings in the Specific
Plan area. The following wall and fence
materials and styles are prohibited:

A. Barbed wire
B. Razor wire
C. Unplastered, unfinished, unfaced
standard precision block
D. Plywood or other flat surfaces which do
not have relief
E. Chain link in the General Commercial
land use designation except where may
be required by the Regional
Conservation Authority as a wildlife
barrier.

F. Wood
Walls and fences shall be designed to avoid
causing any sight distance problem for
pedestrians or vehicles.

Lighting
Lighting throughout the Specific Plan area
should be designed to emphasize community
amenities, provide continuity along roadway
corridors, and ensure the safety of residents,
tenants and users. Lighting within the Specific
Plan area shall comply with City ordinances to
provide standard exterior lighting. General
lighting criteria include the following:

A. The use of decorative lighting, such as
tree up lights and down lights, retail
signage lighting or building lighting, is
permitted.

B. Lighting such as bollards or step lights
are encouraged to enhance pedestrianoriented spaces.

C. Limit the amount and intensity of
lighting to what is necessary for safety
and security.

D. Lighting that is visible from adjacent
properties or roads shall be indirect or
incorporate full shield cut-offs.

E. Light standards along roadways should
be located at regular intervals along the
sides of the roadway.

F. Light standards will be of a consistent
scale, character, and color along the
complete length of Green River Road.

G. Streetlights should be consistent within
each planning area.

H. Parking lot lighting should not be
visible from beyond the property line of
development where feasible.

I. Parking lot fixtures should be no taller
than necessary to provide efficient
lighting of the area and in no case should
exceed 28’ in height, including the base.

In addition, all parking lot light fixtures
shall be hooded.

J. Fixture styles and colors should be
compatible with the architectural
elements of the site.

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4-36
K. High-use pedestrian areas, entrances to
public facilities, bus or transit stops and
other public areas should be illuminated
with pedestrian scale lights.

L. Up lighting should not be visible from
building pads at a higher elevation,
andelevation and should be designed not
to detrimentally affect views from
higher elevations looking downward.

M. Special holiday lighting should be
temporary in nature, not to exceed 2
months in duration (e.g. Christmas
lighting).

M.N. Lighting adjacent to Open Space areas
should be directed away, downwards,
and, downhill from natural open space
areas to minimize lighting impacts in
natural open space areas.

4.3.8.1 Commercial and Business Park
Industrial Parking Area Lighting
A lighting plan, prepared by a registered
electrical engineer providing horizontal footcandle values on a 10-foot by 10-foot grid will be required at the time of building grading
plan check. This plan shall confirm a
minimum maintained illumination of 1 footcandle in all general parking areas and 2 footcandles at entrances, intersections, and pedestrian crosswalks. Supporting
photometric test data shall be submitted with
this plan, with the candle power distribution
array for each luminary’s type specified. Low
pressure light sources are unacceptable. The
lighting plan shall be subject to the review and
approval of the Building Division Director of
Public Works. The use of rectilinear cut-off,
“shoe box”, luminaries are recommended.

4.4 Architectural Character
The purpose and intent of the architectural
guidelines for the Green River Ranch Specific
Plan area is to encourage design that will have
a distinct identity, while expressing a
thoughtful integration of building structures in
a quality, master- planned community. These
guidelines will provide the City of Corona
with the necessary assurances that this
community will develop in accordance with
quality and character proposed. To that end,
these guidelines provide guidance for all
future development within the Specific Plan
area.

The primary goal of the architectural
guidelines is to achieve a high-quality
environment comprised of a variety of
architectural styles that fit well together. There
will be no specific architectural style or type
other than the requirement that development
within Specific Plan area be consistent with
the following design guidelines. The
architectural guidelines are intended to convey
a feeling, or impression, rather than have a
particular design that stands out.

Business Park Industrial and
Commercial Development Nonresidential
The overall riding objective in the design of
the nonresidential area is to avoid static
blandness that is the result of limited detail,
accent, and color. A multitude of user types
are possible within the nonresidential zones.

To encourage compatibility while allowing for
individuality, the following design guidelines
are offered:

A. Nonresidential Building Massing

1.Variations in massing should include
changes in the vertical and horizontal
plane.

2.Long, large, solid walls unbroken in
relief form or design facing roadways
are not permitted, and should be broken
up through varied architectural design
and landscaping.

3.Horizontal masses for building
elevations should not exceed a heightwidth ratio of 1:6 without a substantial architectural element (e.g. tower, lattice,
etc.). See Exhibit 22, Nonresidential
Architectural Guidelines.

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GREEN RIVER RANCH
4-37

4.The massing breaks and/or building
projections should relate to the overall
scale of the building.

5.Variation in materials, texture, color,
patterns, control joints, etc. consistent
with the overall architectural concept
should be used to break up building
mass. Details or elements which appear
added-on or arbitrary should not be
allowed.

B. Nonresidential Façade Articulation

1.An Aattractive appearance to all facades
should be provided through detailing,
especially at the base of buildings, along
cornices, eaves, parapets or ridge tops,
and around entries and windows.

Specific detail drawings of these
conditions may be requested as part of
development review.

2.All building elevations visible from a
public street shall be consistent in the
quality of materials, detailing and
design.

3.Timelessness of design is encouraged
through the use of form, light, shadow,
texture and color.

4.Appearance may also be enhanced
through the use of materials; expansion
joints and reveals.

5.Windows should be differentiated from
spandrel panels, and the ratio of glass to
spandrel should be balanced.

6.RRecessed and/or articulated windows,
spandrels and columns are encouraged.

7.Roll-up industrial doors directly facing
the street frontage shall not be allowed,
unless it can be shown they will be
screened from public view by
landscaping.

8. Glass boxes or monotonous facades
without a sense of scale are
discouraged. Arbitrary, decorative,
stylized or token efforts of architectural
elements are not acceptable.

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C. Nonresidential Entry Design

1. Each project should have a pedestrianscaled building base that clearly identifies building entrances.

2. Building entries and windows are
encouraged to face streets and pedestrian
walkways.

3. Major building entries should be
emphasized and accentuated through
creative use of special design, materials,
texture and color.

4. Primary building entries should be
emphasized through the massing of the
building. Greater height can be used to
highlight and accentuate entries in the form
of corner tower elements, tall voids, or a
central massing meeting an entry plaza.

5. Variation in materials, textures, colors,
openings and recesses are encouraged.

6. Architectural elements such as arcades,
colonnades and covered walkways that
define and organize space at the ground
plane are encouraged.

7. Utility doors, access panels, fire doors,
loading docks, and other openings shall be
treated as part of the architectural
composition of buildings.

8. Architectural accent features at entries are
encouraged.

D. Nonresidentia lRoofs

1. The primary or predominant roof form
shall be flat

2. Other roof forms may be used in
combination with flat roofs to provide
emphasis and interest at significant points
in the building, such as at building entries.

3. Particular consideration shall be given to
color, materials, detailing and design of the
roofs.

4. Lighter color flat roofs are encouraged.

5. Mansard roof forms are discouraged.

6. Roof venting and other appurtenant
equipment must blend with the building
profile and otherwise be finished or
screened from view, including aerial views.

7. Roof flashing, rain gutters, drains,
downspouts, vents, etc. should match the
roof color or contrasting trim.

8. Roofs should appear free of all
communication devices. Roof-mounted
satellite dishes and un-camouflaged
antennas shall be located and treated in a
manner that either screens the facility from
view, or incorporates it into the
architectural design of the building.

E. Nonresidential Exterior Materials

1. The use of high-quality building materials
is encouraged.

2. Recommended materials include
masonry, sandblasted concrete, pre-cast
concrete, textured block, brick, granite,
marble, glass, wood, stucco and similar
materials.

3. Concrete blocks should also be avoided
unless mitigated through careful and
decorative design, texture and reveals.

4. Highly reflective mirrored glass is
prohibited.

5. Buildings with a predominantly metal
exterior are prohibited.

6. Materials and detailing should have
substantial and long-lasting appearance.

F. Nonresidential Colors
The color scheme for existing neighboring
buildings shall be considered during color
selection.

G. Nonresidential Auxiliary Structures
Equipment and Utilities

1. All roof-mounted mechanical equipment
shall be screened on all sides, including
the top of the equipment.

2. Mechanical screens and penthouses shall
be integrated with the building design and

Page 2050 of 4376 ends

GREEN RIVER RANCH
4-40
facade, and shall be constructed of similar
or compatible materials and colors.

3. All ground-mounted mechanical
equipment, including heating and air
conditioning units and trash receptacle
areas, shall be completely screened by a
wall, landscaping or other appropriate
screening devices, or shall be wholly
enclosed within the building.

4. Sound attenuation of motor operations is
required.

5. Screening materials shall blend with the
building materials and design, and any
landscaping within the vicinity.

6. Exterior storage of equipment, supplies,
refuse, garbage, junk or their receptacles
shall be prohibited.

7. All exterior storage, trash receptacles and
dumpsters shall be screened by
landscaping, fencing or walls, in
accordance with the standards described
previously.

8. No mechanical equipment shall be
exposed on the wall surface of a building.

Vents, louvers, exposed flashing, tanks,
stacks, overhead doors, rolling and “man”
service doors shall be painted consistent
with the color scheme of the building.

8.9.All utilities and utility connections shall
be placed underground in accordance with
the City of Corona, Public Utilities
Commission, and local utility company
standards.

9.10. Transformer, terminal boxes and
pads, meter cabinets, pedestals, ducts, and
other facilities may be placed above
ground, provided that they are screened
with landscaping or other appropriate
screen devices.

10.11. All utility connections shall be
designed to coordinate with the
architectural elements of the site so as not
to be exposed except where necessary.

Residential
The hillside residential development shall be
rural in character with a strong relationship to
its natural setting. Incorporation of the
following elements into the design of new
buildings is recommended.

A. Residential Building Massing

1. One-and two-story buildings in muted
colors are permitted.

2. Where appropriate, building forms should
be “stepped” to conform to site
topography.

3. Strong shade and shadow patterns are
recommended to create variation of planes
in building elevations.

4. Exposed pole or column foundations on
the downhill side of a lot are prohibited.

Concrete foundations on the exposed,
downhill sides of lots must be constructed
with finished materials to match the upper
levels of the building.

5. Building massing should be articulated
and complex to the extent practical.

6. Building mass should be broken up when
viewed from streets though varied exterior
building wall alignment and landscaping.

7.1.Each residence shall have a minimum of
an enclosed two-car garage with garage
door.

B. Residential Roofs

1. The predominant roofline should not be in
opposition to the general slope of the land.

2. Rooftop terraces at low stories, verandas,
balconies, decks, or other defined outdoor
spaces are encouraged.

3. Rooftop solar water tanks are prohibited.

4. Roofing materials shall be concrete,
cement or other fire-resistant materials.

5. Class A rooting materials are required
accordance with the City of Corona
Municipal Code.

Page 2051 of 4376 ends

GREEN RIVER RANCH
4-41

6. Fiberglass or metal roofing is not allowed
for the primary residence, but metal
roofing may be permitted for accessory
structures such as sheds and barns.

7. Long, straight rooflines should be
avoided.

8. Flat roofs are discouraged except when
used in conjunction with a gable or hip
roof.

9. Flat roofs for terrace cover, trellises or
similar structures are acceptable if
designed as an architectural extension of
the house.

10. Steep mansard and gambrel roofs are
prohibited.

11. Roofs, building materials and colors of
garages should be designed to reflect the
character of the primary residence.

12. Skylights and roof-mounted solar panels
should be designed as an integral part of
the roof and shall be parallel to the roof
plane.

13. Covered doorways are encouraged.

C. Residential Exterior Materials

1. Exterior building materials shall be woodlike siding, brick, stone, cement, stucco or plaster.

2. All structures located within 200‟ of a
wild land area shall be constructed with
one-hour fire protected eaves.

3. Because the site’s proximity to wild lands
and exposure to fire hazards, wood
exterior siding is discouraged, and wood
patio covers and decks in the residential
areas should be limited.

4. The following exterior finish materials are
prohibited:
a) plywood
b) plastic or vinyl materials, unless they
have been textured and designed to
appear as wood or other natural
materials.
c) particle board
d) metal, aside from window frames,
garage doors, and wrought iron
fencing

5. Natural wood or wood-like details and
trim are encouraged.

6. Stone, rock, brick or similar are
encouraged for accent and trim. window
glass should be clear.

7. Concrete, brick, stone, tile or similar
paving materials are permitted for parking
and driveways.

8. Bare metallic surfaces (vents, pipes,
gutters, flashing, etc.) should be painted to
match the adjacent surface or covered
from view.

9. Skylights with highly reflective surfaces
are not allowed.

D. Residential Colors

1. Generally, roof colors should be darker
than exterior building walls.

2. For larger building surfaces (excluding
trim), colors should be muted and lighter
in value. Muted colors should contain a
mix of complementary colors that result in
off-whites, tans and other “softer colors.”

3. Lighter colors should have a value
equivalent to 30% or less on a gray scale.

4. Accent colors may include brighter and
darker colors.

5. Residential building materials and color
schemes should be muted and blend with
the predominant colors and values of the
surrounding landscape.

E. Residential Accessory Structures and
Equipment

1. All air conditioning/heating equipment,
soft water tanks, gas and electric meters,
pool, spa and fountain equipment
associated with single family residential
units must be screened from public view.

Page 2052 of 4376 ends

GREEN RIVER RANCH
4-42

2. Sound attenuation of motor operation
(pool pumps, air conditioning, etc.) is
required.

3. Antennas and satellite dishes shall be
screened from view from other residential
properties within the Specific Plan area.

4. Skylights and roof-mounted solar panels,
to the greatest extent possible, shall be
located away from the views of neighbors
and roadways.

5. Screening materials shall blend with the
building materials and design, and any
landscaping within the vicinity.

6. Exterior storage of accessory motor
vehicles, motor homes, RVs, trailers,
boats, personal watercraft or similar
vehicles shall be prohibited unless
screened appropriately from the view of
other residential properties within the
Specific Plan area. If permitted through
the Development Standards enumerated in
Chapter 4.0, display of a reasonable
amount of said vehicles shall be permitted
so long as setbacks are observed.

7. All utilities and utility connections shall
be placed underground in accordance with
the City of Corona, Public Utilities
Commission and local utility company
standards.

8. Transformer, terminal boxes and pads,
meter cabinets, pedestals, ducts, and other
facilities may be placed above ground,
provided that they are screened with
landscaping or other appropriate screen
devices.

9. All utility connections shall be designed to
coordinate with the architectural elements
of the site so as not to be exposed except
where necessary.

Page 2053 of 4376 ends

GREEN RIVER RANCH
5-1

5.0 IMPLEMENTATION

5.1 Introduction
The Green River Ranch Specific Plan serves
both a planning function and regulatory
function. It is a vehicle by which the General
Plan is implemented with regards to the Green
River Ranch property. The Specific Plan
contains all applicable land use regulations
and will thus constitute the zoning for all of
Green River Ranch. In addition, general
administration rules are specified to properly
relate the Specific Plan to the provisions
within the Corona Municipal Code.

Implementation of the proposed land uses
shall be through approved Subdivision Map
Act procedures, Precise Plans, and Site
Development Plan Review. A Precise Plan
approval is required for all the land uses within
the Green River Ranch Specific Plan, except
for the residential land use designations, and
uses requiring a Conditional Use Permit
(CUP). A CUP application will satisfy the
Precise Plan requirement. A plan of services
and master plan studies for streets, sewer,
water and storm drain are essential for
adequately assessing specific infrastructure
needs.

5.2 Phasing
Construction phasing of all water and sewer
and storm drain facilities is contingent upon
the approval of the required master plan
studies. Therefore, all phasing of this
infrastructure is conceptual.

Implementation of the Green River Ranch
Specific Plan will require improvements to
traffic/circulation, drainages, water and sewer
within the project area as well as the vicinity.

Development is anticipated to occur in four
three phases as shown on Exhibit 23,
Conceptual Phasing Plan, to ensure that
adequate infrastructure and municipal services
are in
place prior to issuance of a certificate of
occupancy by the City. This phasing concept
plan does not establish a required sequence of
development for the project and is not
intended to dictate time sequential
development. Instead, the Conceptual Phasing
Plan depicts the current estimate of the most
likely phasing scenario. Concurrent
development within Phases 1, 2 and 3 may
occur depending upon site availability,
construction logistics and market conditions.

It is anticipated that Phase 1 will proceed first.
immediately upon approval of the project.

Phase 2, and possibly Phase 3, construction
will begin approximately six months
thereafter. Grading of Phases Planning Areas
1, 2 and 3 will occur in two stages – initial
rough grading to define the general planning
area pads, and precise grading to refine
individual site- specific pads. Partial grading
of the residential area (Open Space General
Planning Area 56) may occur in Phase
2concurrent with grading of Planning Areas 1,
2, and 3 to create manufactured slopes to
support the development and in order to
balance the earthwork on-site. While Phases1,
2 and 3 will be completed within three to five
years after start of construction Phase 4 will
not be contemplated until after the year 2003.

Since this phase may remain undeveloped for
some time, a detailed layout for the area will
be submitted at a later date.

Due to the fact that project construction may
not occur in the same sequence as depicted on
the Conceptual Phasing Plan, the following
three scenarios, each presenting a different
phasing sequence, have been provided herein
to clearly define the extent and location of
street and infrastructure improvements
associated with each development phase under
that particular scenario.

A. Primary Scenario – Scenario APhasing
Requirements
Under the Primary Scenario, pProject
construction will follow the order of sequence
as depicted on the Conceptual Phasing Plan.

Page 2054 of 4376 ends

PA 4
General Commercial

5.50 AC.

PA 6
Open Space General

83.34 AC.
*To be conveyed to conservation
PA 1
Business Park Industrial

17.16 AC. PA 3
Business Park Industrial

14.42 AC.

PA 2
Business Park Industrial

17.73 AC.

PA 5
Open Space General

20.39 AC.

GREEN RIVER RD
D
O

MINGUEZ

RANCH RD

STREET A
91 FRESNO RD
Conceptual Phasing Plan
5-2
Exhibit 22 Source(s): ESRI, Nearmap Imagery (Feb 2024)

GREEN RIVER RANCH
0 125 250 500
Feet
Legend
Phase 1 (PA 1-2-3, Street A)
Phase 2 (PA 4)
Phase 3 (PA 5)

Page 2055 of 4376 ends

GREEN RIVER RANCH
5-3
Street and infrastructure improvements will
include the following:

1. Phase 1: Planning Areas 3,4 and 5
b. (Commercial-General and
Hotel/Mixed Use/ Office land uses)
1, 2, and 3 Business Park
Industrial
a. Street Improvements:
1) Green River Road from Dominguez
Ranch Road to east property line of
PA7: Construct full curb-to-curb
improvements, including curb and
gutter, raised median and street lights
on both sides of street. Defer
sidewalk construction until Phases 2
and 3.Green River Road from
Dominguez Ranch Road to Street
“A” Project entrance: Construct
Green River Road widening along the
southerly right-of-way including curb
and gutter, parkway and trail
improvements. Construct widened
bike lane and re-stripe southerly lanes
to accommodate a three-lane,
eastbound lane configuration.
1) Green River Road from east
property line of PA7 to Caltrans
ROW: Construct full right-of-way
improvements on the south side only,
with A/C berm on the north side along
PA7 frontage. Construct raised
median and streetlights on the south
side, as well as sidewalk the south side
from Street “B” to the freeway offramps. Install traffic signal at Street “B” and eastbound and westbound
freeway off-ramps. Defer
construction north side sidewalk, curb
and gutter and landscaping until Phase

3. Pay fair share fee for 92 Freeway
bridge widening.
2) Green River Road from Street “A”
intersection to Fresno Road:

Construct right-of-way improvements
on the south side consisting of a
dedicated right turn lane onto Street
“A”, a bike lane, a reconfiguration of
the existing median to remove the left
turn lane onto Fresno Road, and the
associated parkway curb, gutter,
sidewalk, and landscaping
improvements.. Construct an
extended dedicated right-turn lane
beginning at the end of the existing
right-turn lane and extending the lane
to begin at the future PA 4 curb return.

Construct concrete curb along the
northerly new dedicated right turn
lane. Defer construction north side
sidewalk, curb and gutter and
landscaping until Phase 4.
3) Street “A”: Street “A” is a private
street and will be constructed to full
width along with the initial
developing of the project.
4) Fresno Road: Resurface existing
pavement of Fresno Road.
2)
3) Street “B”: Construct full
right-of- way improvements,
including street lights, sidewalk on the
west side only. Defer east side
sidewalk and landscaping until Phase

2. 4) Street “C”: Construct full
right-of- way improvements,
including street lights and sidewalks.
5) Street “D”: Construct full
right-of- way improvements,
including street lights, sidewalk on the
north side only from Street “B” to
Street “C”. Construct temporary culde-sac at the west side of Street “C”.

Defer sidewalk and landscaping on
the

Page 2056 of 4376 ends

Corona City CouncilFebruary 5, 2025

Corona City Council
February 5, 2025