Corona City Council
February 5, 2025

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.

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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 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 sitespecific pads. Partial grading of the residential area (Planning Area 56) may occur in Phase
2concurrent with non-residential development
areas 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 Pphase 3,
the Estate Residential area 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.

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 (Mixed Use)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

GREEN RIVER RANCH
5-4
south side and balance of Street “D”
to Phase 2.
b. Water Improvements: Construct
water line in Green River Road from
the existing 16” waterline to Fresno
Road southerly right-of-way along
with appropriate hydrant locations.

Construct lateral connections from
existing waterline near Dominguez
Ranch Road for future onsite looping.

Construct lateral connections
immediately west of Street “A”
intersection. Construct waterline
within Street ”A” to southerly
terminus. Construct connection
laterals to PA 4. Construct Zone 2
pipeline within PA3 from a
connection point in Dominguez
Ranch Road to Street “A”.

Constructed a Zone 2 pressure
reducing station at the terminus of
Street “A” connecting Zone 2 to Zone

1. Construct water lines in Green
River Road from Dominguez Ranch
Road to Street “C” and in Streets “B”,
“C” and “D” and provide looped
system across future Street “E” with
connection to Dominguez Ranch
Road.
b.
c. Sewer Improvements: Construct offsite sewer main connection to City of Corona sewer manhole within the
easterly commercial/retail center near
the entrance off Dominguez Ranch
Road. Construct sewer line across
Dominguez Ranch Road to project
entrance/EVA. Construct off-site
sewer main to the existing City of
Corona lift station at Green River
Road and Palisades Drive. Construct
lift station to pump from Dominguez
Ranch Road to Palisades Drive.

Upgrade the existing lift station as
needed to accomplish increased
flows. Construct sewer mains in
Green River Road and Streets “B” and
“C”.
d. Storm Drain Improvements:
1) Construct southerly manufactured
slopes and associated slope drainage
facilities. Construct four (4) debrisdetention basins to capture drainage from southerly hills of PA’s 5 and 6.

Construct the required basin access.

Construct storm drain pipeline within
Street “A” from westerly
manufactured slopes to the existing
48-inch storm drain at Green River
Road for drainage conveyance of PA

1. Construct storm drain pipelines
from westerly three (3) debris basins
through PA’s 2 and 3 to the existing
48-inch storm drain connection at
Green River Road.
2) Modify existing catch basin within
Green River Road center median and
connect to existing 36-inch storm
drain.
1)Extend existing box culvert in
Green River Road for road widening
and construct portions of storm drain
lines in Green River Road from
Dominguez Ranch Road to Street
“B”. Construct temporary
debris/retention basin to channel and
control existing natural drainage into
extended box culvert.
2)Construct portion of storm drain
line in Street “B” and portion of storm
drain line in Street “C” with
temporary basins in PA1 to ensure
that these lines do not exceed the
nature flow currently reaching PA7.

2. Planning Areas 1 and 2 (Mixed Use
land uses)3 (Commercial-General)
a. a. Street Improvements:
1) Green River Road along property
frontage: Construct sidewalk and
parkway landscaping on the north

GREEN RIVER RANCH
5-5
side. Modify existing median to
incorporate an eastbound west turn
pocket.
2) Street “A” Intersection: Modify signal
to accommodate turning movements
into PA 4. Construct curb returns at
PA entrance and an appropriate
extension of the existing dedicated
right turn lane through the
intersection.
1) River Road from Dominguez Ranch
Road to Street “B”: Construct
sidewalk and landscaping on the south
side.
2) Street “A”: Construct full curb-tocurb improvements, including street lights, sidewalk and landscaping of
both sides of the street.
3) Street “B”: Construct sidewalk and
landscaping on the east side.
4) Street “D”: Construct sidewalk and
landscaping on the north side and
balance of Street “D” west of Street
“C”.
5) Street “E”: Construct 24-foot wide
maintenance road with two 6-foot
shoulders.
a.b. Water Improvements: Construct
water main in Street “A” and in Street
“D” west of Street “C” to Street “A”
connection. Connect to Phase 1 water
line lateral connections and construct
appropriate waterline services within
PA 4.
b.c. Sewer Improvements: Construct
appropriately sized lift station on site.

Construct force main across Green
River Road to a receiving gravity
sewer manhole within PA 2. Modify
receiving manhole for force main
connection. Construct sewer in Street
“A” and Dominguez Ranch Road to
join Phase 1 sewer in Green River
Road. Construct sewer in Street “D”
west of Street “C”. If Phase 1 is
permitted to make an interim
connection to the SARI line, then the
off-site line and lift station in Green
River Road from Dominguez Ranch
Road to Palisades Drive will be
constructed.
d. Storm Drain Improvements: Extend
existing, westerly 48-inch storm drain
through PA 4 development pad and
construct outlet with appropriate
energy dissipation near the northerly
property line.
c.

Construct east storm drain line in
Street “A” and Dominguez Ranch
Road to join storm drain constructed
in Green River Road in Phase 1.
1) Construct center storm drain line
through PA1 to join storm drain in
Street “B”.
2) Construct storm drain line in
Streets “D” and “E” and join
storm drain in Street “C”.
3) Construct all necessary
permanent debris basins and
remove all temporary basins.

3. Phase 3 Planning Area 7 5 (Mixed
Use land useEstate Residential)

3. a. Street Improvements:
1) Street “A”: Construct revised
intersection at PA 5 entrance and the
terminus of Street “A” adjacent to
PA’s 1 and 3. Modify Street “A”
signal as required by traffic analysis.
1) Green River Road from Dominguez
Ranch Road to east property line of
PA7: Construct full sidewalk and
landscaping on north side from
Dominguez Ranch Road to east
property line of PA7.

GREEN RIVER RANCH
5-6
2) Green River Road from the east
property line of PA7 to Caltrans
ROW: Construct curb and gutter,
street lights and sidewalk on the
north side along PA7 frontage.

Modify traffic signal at Street “B”
and at the freeway off-ramps.
b. Water Improvements: Construct a
Zone 2 parallel waterline through PA
3 from Street “A” to a connection
point in Dominguez Ranch Road.

Modify as needed the existing
pressure reducing station onsite. All
water mains to serve PA7 are
constructed in earlier phases.
c. Sewer Improvements: Connect PA 5
sewer pipeline to pipeline within PA

1. ll sewer mains to serve PA7 are
constructed in earlier phases.
d. Storm Drain Improvements: Reconstruct manufactured slopes and westerly debris basin to maintain
capacity and consistent convenance of
storm flows. Re-construct storm drain
from westerly debris basin and size to
maintain existing design storm flows.
d. Drain Improvements:

Complete the storm drain line from
Green River Road and Street “C” to
the north property line and connect to
the existing drain at the BN&SF RR.

4. Phase 4: Planning Area 6 (Estate
Residential land uses )
a. Street Improvements: Widen Street
“E” to City of Corona private street
standard and construct missing
improvements.
b. Sewer Improvements: Construct
sewer mains in Street “E” as needed
to serve the residential lots.
c. Storm Drain Improvements: All storm
drains and basins required for the
project are constructed in earlier
phases. Any additional drainage
facilities will be determined at the
time of development of the residential
units.

B. Alternate Scenario – Scenario B
Project construction under this scenario will
occur in the following sequence: Phase 2,
Phase 1, Phase 3, and Phase 4.
1) Phase 2: Planning Areas 1 and 2 (Mixed Use
land uses)
a. Street Improvements:
1) Construct full curb-to-curb improvements,
including raised median and sidewalk, and
street lights on south side. Defer north side
sidewalk and streetlights to Phase 3.
2) Construct curb and gutter on south side only,
with A/C berm on the north side along PA7
frontage. Construct raised median and
streetlights on the south side and sidewalk on
the south side from Street “B” to the freeway
off-ramps. Install traffic signal at Street “B”
and the freeway off-ramps. Defer north side
sidewalk and streetlights to Phase 3.
3) Construct full curb-to- curb improvements
including streetlights and sidewalk on both
sides of street.
4) Construct full curb-to- curb improvements,
including streetlights, and sidewalk on east
side only. Defer west side sidewalk to Phase

1. 5) Construct full curb-to- curb improvements
including streetlights. Defer all sidewalks to
Phase 1.
6) Construct full curb-to- curb improvements
including streetlights, sidewalk on south only.

Defer north sidewalk to Phase 1.
7) Construct 18-foot wide maintenance road with
two 6-foot shoulders.
b. Water Improvements: Construct water lines in
Green River Road from Dominguez Ranch
Road to Street “C” and Streets “B”, “C” and
“D” to provide a looped water system.

Construct water main in Street “A”.

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5-7
c. Sewer Improvements: Construct off-site
sewer main to existing City of Corona lift
station at Green River Road and Palisades
Drive. Construct lift station to pump from
Dominguez Ranch Road to Palisades Drive.

Upgrade existing lift station as needed to
handle increased flows. Construct sewers in
Green River Road, Streets “B” and “C”, and
portion of Street “D”. Construct sewer in
Street “A” and Dominguez Ranch Road to join
sewer in Green River Road.
1) Extend existing box culvert in Green River
Road for road widening and construct the
portions of storm drain lines in Green River
Road from Dominguez Ranch Road to Street
“B”. Construct east storm drain line in Street
“A” and Dominguez Ranch Road to join storm
drain constructed in Green River Road.
2) Construct center storm drain line through PA1
and connect to storm drain in Street “B”.
3) Construct storm drain line in Street “B” and
storm drain line in Streets “C” and “D” with
temporary basins in PA5 to ensure that these
lines do not exceed the nature flow currently
reaching PA7.
4)1) Construct all permanent debris basins.
2) Phase 1: Planning Areas 3, 4 and 5
(Commercial-General and Hotel/Mixed
Use/Office land uses)
a. Street Improvements:
1) : Construct sidewalk on south side.
2) Construct west side sidewalk.
3) Construct sidewalk on both sides.
4) Construct south side sidewalk.
b. Water Improvements: All water mains needed
are constructed with Phase 2
c. Sewer Improvements: All sewer mains needed
are constructed with Phase 2.
d. Storm Drain Improvements: All storm drains
needed are constructed with Phase 2.
3) Phase 3: Planning Area 7 (Mixed Use land
uses)
a. Street Improvements:
1) Construct north side sidewalk and streetlights.
2) : Construct curb and gutter, streetlights and
sidewalk on north side along PA7 frontage.

Modify traffic signal at Street “B” and at the
freeway off-ramps.
b. Water Improvements: All water mains to serve
PA7 are constructed in earlier phases.
c.a. Sewer Improvements: All sewer mains to
serve PA7 ae constructed in earlier phases.
d. Storm Drain Improvements: Complete storm
drain line from Green River Road and Street
“C” to the north property line and connect to
the existing drain at the BN&SF RR.
4) Phase4: Planning Area 6 (Estate
Residential land uses)
a. Street Improvements: Widen Street “E” to
City of Corona private street standard and
construct missing improvements.
b. Water Improvements: Construct water main in
Street “E” from Street “A” to Street “D” to
provide water system loop.
c. Sewer Improvements: All sewer mains to
serve PA7 are constructed in earlier phases.
d. Storm Drain Improvements:
1) All storm drains and basins required for the
project are constructed in earlier phases.
2) Any additional drainage facilities will be
determined at the time of development of the
residential units.

C. Alternate Scenario – Scenario C
Under this scenario, project construction will
occur in the following sequence: Phase 3,
Phase 1, Phase 2, and Phase 4.

1. Phase 3: Planning Area 7 (Mixed
Use land uses)
a. Street Improvements:
1) Construct full curb-to-curb improvements

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including raised median, sidewalk on north
side and street lights. Defer south side
sidewalk construction until Phase 2.
2) : Construct full curb-to-curb improvements
including raised median, sidewalk on north
side and street lights. Defer south side
sidewalk construction until Phase 1. Install
traffic signals at Street “B” and the freeway
off-ramps.
b. Water Improvements: Construct water lines in
Green River Road from Dominguez Ranch
Road to Street “C”.
c. Sewer Improvements:
1) Construct off-site sewer main to existing City
of Corona lift station at Green River Road and
Palisades Drive. Construct lift station to pump
from Dominguez Ranch Road lines to
Palisades Drive.
2) Upgrade existing lift station as needed to
handle increased flows
d. Storm Drain Improvements: Extend existing
box culvert in Green River Road for road
widening and construct portions of storm drain
lines in Green River Road from Dominguez
Ranch Road to Street “B”. Construct
temporary debris/retention basin to channel
and control existing natural drainage into
extended box culvert. Construct the storm
drain line from Green River Road and Street
“C” to the north property line and connect to
the existing drain at the BN&SF RR.

2. Phase 1: Planning Areas 3, 4 and 5
(Commercial-General and Hotel/Mixed
Use/Office land uses)
a. Street Improvements:
1) Construct sidewalk on south side along
PA2 and PA3 frontage. Modify traffic
signal at Street “B” and Green River Road.
2) Construct full curb-to- curb improvements
including street lights and sidewalk on west
side only. Defer east side sidewalk to Phase 2.
3) Construct full curb-to- curb improvements
including street lights and sidewalks.
4) Construct full curb-to- curb improvements
including street lights, sidewalk on north only
from Street “B” to Street “C”. Construct
temporary cul-de-sac at west side of Street
“C”. Defer south sidewalk and balance of
Street “D” to Phase 2.
b. Water Improvements: Construct water lines in
Streets “B”, “C” and “D”, and provide looped
system across future Street “E” with
connection to Dominguez Ranch Road.
c. Sewer Improvements:
1) Construct off-site sewer main to existing City
of Corona lift station at Green River Road and
Palisades Drive. Construct lift station to pump
from Dominguez Ranch Road to Palisades
Drive if alternate connection to the SARI line
was approved and utilized in Phase 3.
2) Construct sewers in Streets “B” and “C”.
d. Storm Drain Improvements: Construct portion
of storm drain line in Street “B” and portion of
storm drain line in Street “C”, with temporary
basins in PA1 to ensure that these lines do not
exceed the nature flow currently reaching
PA7.

3. Phase 2: Planning Areas 1 and 2 (Mixed
Use land uses)
a. Street Improvements:
1) Construct sidewalk and streetlights on south
side
2) Construct full curb-to- curb improvements
including street lights and sidewalk on both
sides of street.
3) Construct east side sidewalk.
4) Construct north side sidewalk and balance of
Street “D” west of Street “C”.

GREEN RIVER RANCH
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5) Construct 18-foot wide maintenance road with
two 6-foot shoulders.
b. Water Improvements: Construct water main in
Street “A” and in Street “D” west of Street
“C”.
c. Sewer Improvements: Construct sewer
Dominguez Ranch Road to join Phase 3 sewer
in Green River Road.
d. Storm Drain Improvements:
1) Construct east storm drain line 3 in Street “A”
and Dominguez Ranch Road to join storm
drain constructed in Green River Road with
Phase 3.
2) Construct center storm drain line through PA1
to join storm drain in Street “B” and construct
storm drain line in Streets “E” and “D” to join
line in Street “C”.
3) Construct all necessary permanent debris
basins and remove all temporary basins.

4. Phase 4: Planning Area 6 (Estate
Residential land uses)
a. Street Improvements: Widen Street “E” to
City of Corona private street standards from
Street “A” to Street “D”.
b. Water Improvements: Construct water main in
Street “E” from Street “A” to Street “D” to
provide water system loop.
c. Sewer Improvements: Constructs sewer in
Street “E” as needed.
d. Storm Drain Improvements: All storm drains
and basins required for the project are
constructed in earlier phases. Any additional
drainage facilities will be determined at the
time of development of the residential units.

5.3 Financing
A variety of financing mechanisms will be
utilized to implement the Green River Ranch
Specific Plan, including, but not limited to,
establishment of Homeowner or Tenant
Associations and Developer fees. It is possible
that a Development Agreement will be
negotiated with the City to specifically
identify parties responsible for various
improvements needed to implement the
Specific Plan and identify fair share
obligations. It is anticipated that necessary offsite infrastructure improvements identified in Section 2.3 of the Specific Plan, as well as all
on-site improvements to service the Mixed
Use Business Park Industrial area, will be
financed by the master developer.

Improvements to the SR-91 Freeway/Green
River Road ramp and intersection shall be
financed by Cal Trans, who had already
budgeted said improvements, begun
preliminary design, and anticipates
completion of construction in the year 2003.

This project will be given credit for its fair
share contributions for improvement provided
along Green River Road in conjunction with
implementation of the Specific Plan. The
landowner has not given consent to
establishment of any financing or assessment
districts.

5.4 Maintenance
The recurring maintenance costs of Green
River Ranch will be provided as follows:

A. Roadways
Maintenance of roadways within the public
rights-of-way will be provided by the City and
funded by the City’s tax revenue. All private
streets in the residential areas will be
maintained by the future Homeowner’s or
Tenant’s Association. Private access
easements will be maintained by the lessee,
sub-lessee, or tenant association of the
industrial project through which the easement
traverses.

B. Utility Infrastructure
Maintenance of public utilities and facilities
will be the responsibility of the City. Public
utility services contracted to private
companies, such as solid waste disposal, will
be maintained by the contractor. Private
utilities, such as electric, gas, telephone and
cable television will be maintained by the
individual private utility company.

GREEN RIVER RANCH
5-10
C. Landscaping

1. Maintenance of landscaped medians
within the public roadway rights of way
will be the responsibility of the City of
Corona.

2. Maintenance of landscaped parkways
within the public roadway rights of way
will be the responsibility of the lessee or
tenant’s associationCity of Corona.

3. Maintenance of landscaping within buffer
areas falling on private property adjacent to
public roadways will be the responsibility
of the lessee or tenant’s association.

4. Maintenance of landscaping within the
nonresidential Specific Plan area,
excluding the public roadway and medians
within the rights of way, but including
maintenance of the gateway entry, project
entries, slopes and preserved or enhanced
sensitive habitats (if applicable), will be the
responsibility of the lessee or tenant
association.

5. Maintenance of the residential project
entries, the Fuel Modification Zone, along
with private drive landscaping, and
preserved or enhanced sensitive habitats (if
applicable) will be the responsibility of the
future Homeowner’s or Tenant’s
Association.

6. Maintenance of landscaping within
individual residential lots will be the
responsibility of the master developer until
such time as the lot is leased or sold, at
which time it will become the
responsibility of the new tenant or
landowner.

5.5 Specific Plan Administration
The Green River Ranch Specific Plan will be
adopted by the City Council according to the
provisions of Chapter 17.53, Specific Plan
Zone, of the City of Corona Municipal Code.

Future development within the Specific Plan
area will require individual development
permits, which may include permits for
establishment, subdivision, construction,
conversion, alteration, relocation, or
enlargement of any use, parcel, lot or
structure. Those applications will be reviewed
by the City for consistency with the
development standards and design guidelines
enumerated within the Specific Plan, as well
as other applicable City standards, rules and
regulations.

Entitlements
Individual project approval requests and
development application for projects located
within the Green River Ranch Specific Plan
area shall file an application with the City of
Corona Planning Department in accordance
with the following procedures:

A. Development Plan Review
Development Plan Review by the City of
Corona Planning Department shall be required
prior to submittal of applications for all
Conditional Use Permits, Precise Plan,
Tentative Tract Maps, Parcel Maps and
Specific Plan Amendments. Development
Plan Review applications shall follow the
provisions of the Corona Municipal Code
Chapter 17.102.

B. Precise Plans

1. The Planning Commission shall approve,
or deny all Precise Plans submitted for
approval.

2. Any Precise Plan project shall be
developed subject to all conditions
imposed as part of approval of the Precise
Plan. The Planning Director may approve,
or conditionally approve minor
adjustments, provided such adjustments
are in substantial compliance with
Planning Commission approval.

3. All Precise Plans shall address the
following granting criteria:
a. The proposed Precise Plan
development shall conform to the
General Plan and Specific Plan in
terms of general location, and general
standards of development.

GREEN RIVER RANCH
5-11
b. The Planning Commission may require
other reasonable conditions which relate
to the physical development of the
project or to the methods of managing
the common elements and providing for
perpetual maintenance of the elements.
c. The Planning Commission shall review
and apply conditions thereto, the
physical and architectural design of the
project as to its relationship with, and
conformity to, the topography and other
natural and structural features of the site
and surrounding area.
d. Neither the Planning Director,
Commission nor the Council, upon
appeal or Council initiated review, may
in their deliberation grant approval of a
Precise Plan, Precise Plan modification
or minor Precise Plan modification
unless it has first been determined,
based on the evidence that the findings
in the Corona Municipal Code Section

17.91.80 can be made.

C. Conditional Use Permit
Applications for Conditional Use Permits
shall be processed in accordance with the
requirements of Chapter 17.92 of the City of
Corona Municipal Code, and require approval
by the Planning Commission in accordance
with that Chapter.

D. Variance
Variance applications to deviate from the
development standards of this Specific Plan
shall be considered by the Planning
Commission in accordance with the
procedures established in Chapter 17.96 of the
City of Corona Municipal Code for Major
Variances, and by the Zoning Administrator in
accordance with Section 17.99.060 for Minor
Variances.

E. Subdivision
Subdivision of land within the Specific Plan
area shall be governed by Title 16 of the City
of Corona Municipal code.

Substantial Conformance
Minor modifications which serve to
implement or expand this Specific Plan shall
be submitted to the Planning Director in the
form of a written modification request. If the
Planning Director determines that the
proposed modification is in substantial
compliance with the intent and purpose of this
Specific Plan, the project may proceed in
accordance with the standards, guidelines and
procedures specified in this Specific Plan. If
the Planning Director determines that the
modification is deemed significant and not in
substantial compliance with the intent and
purpose of this Specific Plan, a Specific Plan
Amendment will be required to consider the
modification.

Specific Plan Amendments
Amendments to the Green River Ranch
Specific Plan shall be processed by the City in
accordance with Section 17.53.110 of the City
of Corona Municipal Code.

GREEN RIVER RANCH
6-1

6.0 PLAN CONSISTENCY
The Green River Ranch Specific Plan was
prepared in accordance with the relevant goals
and objectives of the City of Corona General
Plan at the time the Specific Plan was first
adopted in 2001. When Amendment No. 1 to
this Specific Plan was prepared in 2023, the
City had adopted an updated General Plan. A
general discussion of how the Specific Plan
(as amended by Amendment No. 1) conforms
to the pertinent goals and objectives identified
in the City’s General Plan Update (2020)
follows each set of goals. Only those goals
and objectives that apply to or have relevance
to the project are discussed.

6.1 LAND USE
GOAL 1.A: To develop a land use pattern
which meets the basic needs of Corona
residents for essential services, working and
living areas, and areas for pursuit of leisure
time activities.

GOAL 1.E: To maintain an economic
balance among land uses.

OBJECTIVE 2.A: To encourage a cohesive
pattern of growth extending outward from
the developed sections of the City.

OBJECTIVE 2.C: To actively promote
development of the City’s industrial base
which meets industrial development
standards maintained by the City.

OBJECTIVE 2.E: To encourage and
promote flexibility and individuality in
development.

OBJECTIVE 2.F: To encourage the
grouping of convenience and service
facilities into integrated centers providing a
full range of goods and services properly
related to the neighborhoods served.

OBJECTIVE 2.G: To develop special areas
for establishment of highway-related uses.

OBJECTIVE 2.Q: To accommodate
implementation flexibility through the use of
innovative development control
mechanisms such as specific plans and
Community Facilities Plan.

Project Conformance: The Specific Plan area
abuts the City’s western limits, and provides a
logical and cohesive extension of the City’s
growth. The project proposes a flexible mix
of retail commercial, industrial,
manufacturing, office, and hotel uses intended
to generate employment opportunities and
provide significant property taxes and sales
revenues to the City of Corona. The Specific
Plan’s strong business park/industrial
foundation aids in promoting the City’s
employment base. In addition, as the western
gateway into the City, the project allows for
freeway-oriented service and commercial uses
geared towards travelers arriving into the City.

GOAL 1.B: To conserve, protect and
enhance natural resources for the benefit
and enjoyment of the resident population
and the region and guide future
development in a direction that maximizes
the utility of natural resources
Project Conformance: Impacts to
jurisdictional waters of the United States and
California Department of Fish and Game will
be mitigated as specified in the Environmental
Impact Report for the project. It is anticipated
that this would involve either on-site
enhancement of remaining jurisdictional
waters, and/or contribution to an off-site
mitigation bank.

GOAL 1.C: To economize on the costs of
municipal facilities and services and the
extension of these services by phasing
residential development in a manner
consistent with availability of public
improvements.

GOAL 1.G: To consider the land use
requirements and population pressures
within the region, state and nation while
maintaining standards for essential
services.

GREEN RIVER RANCH
6-2
OBJECTIVE 2.D: To ensure that
developing areas are properly served with
essential city services, utilities, and facilities.

OBJECTIVE 2.I: To phase development in
relation to City service availability.

OBJECTIVE 2.L: To phase the extension of
infrastructure and municipal services to
promote an orderly pattern of development.

OBJECTIVE 2.M: To distribute the cost of
new facilities and services to those
generating the needs for additional
municipal services.

OBJECTIVE 2.Q: To require the master
planning of infrastructure systems in major
new development areas.

OBJECTIVE 2.P: To provide funding
mechanisms which equitably share the costs
of infrastructure systems in new development
areas among the beneficiaries of
development.

OBJECTIVE 2.R: To ensure that major new
development areas are self-supporting and
will not cause an unacceptable loss of
municipal service levels in the developed
portions of the City.

Project Conformance: Development of the
Specific Plan area will occur according to the
phasing plan provided herein to ensure that
adequate infrastructure and municipal services
are in place prior to issuance of a certificate of
occupancy. Infrastructure plans are prepared
to ensure that the project area is properly
served with essential utilities without creating
any burden on the City’s existing
infrastructure system. Improvements to the
existing City infrastructure will be
implemented and development phased to
assure that there will be
no change in municipal service to an
unacceptable level. Implementation and
maintenance are discussed in the Specific
Plan; the master developer will pay for the
majority of improvements needed to
implement the plan, and maintenance will be
provided through such mechanisms as
establishment of tenants or homeowner’s
association and City tax revenues. Significant
improvements to the SR-91 Freeway/Green
River Road ramps and intersections have been
budgeted by Caltrans, design is underway, and
construction is anticipated by the year 2003.

The Specific Plan phases development to
coincide with completion of these
improvements. The project will pay its fair
share to the City for any additional
infrastructure and municipal services required
to serve the Specific Plan area.

OBJECTIVE 2.H: To protect development
that may occur in areas sensitive to
development due to hillside character,
geologic hazard or flood hazard.

Project Conformance: The Green River Ranch
Specific Plan has been designed to
significantly limit development to the lower
foothills of the property, leaving the steeper
hillsides for only a very low density rural
residential scale of development, and thereby
retaining a significant portion of the hillsides
in its natural wild land state.

OBJECTIVE 2.F: To protect established
neighborhoods in major new development
areas from adjacent incompatible uses.

Project Conformance: The Specific Plan was
designed with special consideration given to
the Sierra del Oro residential community in
the vicinity. Commercial and industrial
development is limited to the lower elevations
of the site, adjacent to existing retail facilities.

Special design guidelines are proposed to
screen rooftop equipment and accessory uses
from higher elevation views, and to break up
large parking lot expanses with canopy trees
so that the project contains a significant
“green”

GREEN RIVER RANCH
6-3
appearance when viewed from the higher
residences in the vicinity. Residential that
development within the Specific Plan is
proposed within secluded valleys, rather than
on ridges which could impact the existing
views from nearby residences.

OBJECTIVE 2.V: To coordinate with the
School Districts to provide for adequate
school sites and facilities within new
residential development areas.

Project Conformance: A total of 32 residential
units on 98.2± acres of land are proposed for
Green River Ranch, which will not generate a
significant number of new students at the
current Corona-Norco Unified School District
student generation rate. It is proposed that
students of the Specific Plan area will attend
the existing or planned schools off-site. The
project will pay the required pro-rata school
fees to School District to mitigate any possible
impacts on local schools from the proposal.

6.2 CIRCULATION
GOAL: To provide a safe and efficient
system for movement of people and goods
in the City of Corona through City actions
and coordination of all agencies involved in
development of circulation facilities in the
Corona area.

GOAL: To increase the mobility of
residents through development of an
adequate and balanced transportation
system that includes automotive and nonautomotive transportation considerations.

OBJECTIVE: To require new developments
to provide adequate right-of- way widths for
future needs as well as current travel
demands.

OBJECTIVE: To develop an integrated
circulation system to accommodate local and
inter-city needs.

OBJECTIVE: To plan a circulation system
that supports a cohesive development pattern
that will minimize trip lengths and reduce
harmful impacts of automotive use.

Project Conformance: The current peak-hour
traffic at the SR-91/Green River Road
interchange exceeds an acceptable level of
service. Caltrans had budgeted improvements
to this interchange, is in the process of design,
and anticipates completion of improvements
by the year 2003. The Specific Plan proposes
phased improvements to Green River Road
which will improve the level of service on that
roadway. Improvements include the
construction of three traffic signals: one at the
SR-91 eastbound ramps and another at the
westbound ramps, and one on Green River
Road at the project’s main entrance. Other
phased improvements to Green River Road
include widening of the right-of-way and
improvement with 6 lanes (3 in either
direction), deceleration lanes and left turn
storage lanes. With these improvements to
Green River Road, the level of service for that
roadway will be improved, even with the
additional traffic volume generated by the
proposed Specific Plan development. The
proposed circulation improvements are
compatible with the Caltrans Improvement
Plan, and will be completed in phases as
development occurs. The project will pay its
fair share fee of the City’s cost of the ultimate
improvements, and be given credit for
improvements to Green River Road.

A loop circulation system has been developed
to facilitate on-site traffic by connecting all
internal streets and Planning Areas within the
Specific Plan. Sidewalks are provided within
an enhanced landscaped environment along
public streets to foster pedestrian-friendly
movement.

6.3 HOUSING
GOAL: To achieve a housing stock free of
adverse physical conditions.

GREEN RIVER RANCH
6-4
GOAL: To encourage development of
housing to satisfy the shelter and home
environment needs of existing and future
Corona residents.

GOAL: To encourage provision of a variety
of housing types, prices, ownership
possibilities and locations.

GOAL: To develop neighborhoods
properly related to essential community
services.

GOAL: To maintain high quality
development standards for residential land
development to ensure establishment of
neighborhoods with lasting values.

Project Conformance: The Specific Plan
proposes to fill the demand for high-end
custom house sites within the City which,
according to market analysis, is not currently
being met within Corona. The project
proposes a total of 32 single-family residential
dwellings on a minimum estate lot size of 3.0
acres. All lots will be sold for use as custom
home sites. The residential lots are intended to
provide an option for homeowners or lessees
seeking lots on which to build high-end,
quality custom homes. The intent is to widen
the range of housing opportunities available
and provide alternatives to conventional
production housing in a location convenient to
community services.

The Green River Ranch Specific Plan includes
architectural and landscape design guidelines
and standards for residential development.

These guidelines and standards, together with
the entitlement process described in Chapter 5
of the Specific Plan, are intended to ensure
that residential development results in
construction of aesthetically pleasing
neighborhoods with high quality homes.

6.4 CONSERVATION
GOAL: To preserve, protect and enhance
the City’s natural resource and open space
inventory for the benefit of the City’s
residents and the region.

GOAL: To create a productive balance
between man and his uses of land and the
conservation of areas with unique
environmental and aesthetic value.

OBJECTIVE: To identify and preserve
lands of significant value as natural
resources.

Project Conformance: The project site
contains a total of 1.76± acres of U.S. Army
Corps of Engineers (Corps) jurisdictional
waters of the U.S. falling within
approximately 9.8± acres of California
Department of Fish and Game waters and
riparian habitat. Although some of these
jurisdictional waters will be impacted by the
project, the Specific Plan proposes mitigation
on accordance with the Environmental Impact
Report for the project. It is anticipated that this
mitigation will include enhancement of
remaining jurisdictional waters on-site, and/or
contribute to an off-site mitigation bank.

Permits from the Corps, Regional Water
Quality Control Board, and California
Department of Fish and Game will be required
to guide development on-site and adequately
protect, preserve and enhance their
jurisdictional resources.

6.5 MINERAL RESOURCES
Project Conformance: There are no goals
applicable to the Specific Plan within this
element of the General Plan.

GREEN RIVER RANCH
6-4

6.6 OPEN SPACE
GOAL: To achieve a balanced distribution
of open space to meet the needs of residents
and contribute to logical development of the
urban area.

GOAL: To create a public open space
network that satisfies the active and passive
needs of City residents.

Project Conformance: The southern portion of
the project area consists of steep hillsides,
incised canyons and mountainous areas with
limited development potential. As such, the
Green River Specific Plan proposes this area,
comprised of almost 100 acres, be designated
as Estate Residential to essentially maintain
the predominant open space/wild land
appearance of the hillside. This land use
designation will allow for minimal
development, retain passive open space,
maintain a rural character and provide a
transition from urban development to the
adjoining vacant wild land properties.

6.7 PARKS AND

RECREATION
GOAL 1.2: Provide at least 6 acres of Cityowned and accessible park land per 1,000 population on relatively flat, usable terrain
suitable for active recreation, playing fields,
and park buildings.

GOAL 1.4: Provide a broad range of
recreation opportunities as possible,
including fee and non-fee-based sports
activities, cultural programs, crafts and
arts-oriented activities, and biking and
riding trails.

GOAL 2.1: Provide a wide range of active
recreation programs, including, but not
limited to, team and individual sports,
exercise, dance and gymnastics, and
community-wide events such as 10K runs.

Project Conformance: Since only 32
residential units are proposed within the
Specific Plan area, only approximately onehalf acre of park land would be required to comply with the City’s goal to provide at least
6 acres of City–owned and accessible park
land per 1,000 population. Since this park size
is generally unacceptable (too small) for park
dedication to the City, park mitigation fees
would be paid. In addition, the Specific Plan
proposes to permit or conditionally permit a
wide range of sporting activities, and athletic
and cultural programs within the Mixed Use
and Commercial-General components of the
Specific Plan. In addition, the large estate
residential lots will be developed with
sufficient land allocated for owner
construction of private recreational facilities
such as swimming pools and spas, as well as
other private neighborhood outdoor
recreational uses such as tennis or polo clubs,
etc.

GOAL 4.1: Use major community entries
and arterial streets to enhance the city’s
overall beauty including the quality of
landscaping and landscape maintenance
within the public right-of-way, and the
retention of heritage trees.

Project Conformance: The project proposes a
hierarchy of entries including city gateway,
project primary and secondary project entries,
with entry monuments and special landscape
treatments to create a strong identity for the
Specific Plan area and enhance the overall
image of Corona. In addition, Green River
Road will be improved in phases to provide a
landscaped, tree-lined median and a 10‘
parkway with a landscaped area. A 10’
landscape buffer also will be established along
Green River Road to further enhance this entry
corridor.

GOAL 4.8: Preserve and improve the
aesthetic appeal and image of Corona’s
existing park and recreation facilities.

GREEN RIVER RANCH
6-5
Project Conformance: Park mitigation fees
from the project can be used to maintain,
preserve and improve the condition of existing
parks and recreation facilities within the City.

6.8 COMMUNITY DESIGN

AND SCENIC HIGHWAYS
GOAL: To develop a City that is visually
attractive, efficiently and effectively
organized and understandable both
functionally and psychologically.

OBJECTIVE: To establish a design review
process with guidelines that provide a
mechanism for evaluating development
proposals in relation to General Plan
recommendations.

OBJECTIVE: To develop controls to
preserve existing significant visual aspects
from future disruption.

Project Conformance: The Green River Ranch
Specific Plan provides for the orderly,
efficient, functional and attractive
development of an essentially vacant property
at a primary gateway to the City of Corona.

Special streetscape and entry landscaping,
along with design and landscape standards and
guidelines, will be provided to present a
visually attractive project and entry to the
City. A very low- density rural and estate
residential zoning has been proposed to
preserve the existing rural character and visual
aspect of the hillsides and mountainous areas
of the Specific Plan. Architectural and
landscape design guidelines and standards are
included in the Plan to implement the program
and provide ease in evaluation of proposals
within the project. A hierarchy of entitlements,
permits and review procedures are offered in
the Specific Plan to facilitate its
administration.

GOAL: To preserve and enhance the visual
aspects of the City’s circulation system for
scenic purposes.

OBJECTIVE: To reinforce a system of city
corridors, areas of interest, and entry points
that serve to identify and distinguish Corona.

Project Conformance: Green River Road
functions as the major corridor and entry to the
City of Corona. A City gateway entry feature
and project entries with special landscape
elements will be established along Green
River Road to create a strong identity and
arrival sequence to the City and Specific Plan
area. The gateway elements, streetscape
plantings, and additional landscape buffer
adjoining Green River Road will reinforce the
importance of this roadway to the project area,
and to the City as a whole.

6.9 NOISE
GOAL 1: Provide for the reduction of noise
where the noise environment is
unacceptable.

GOAL 2: Provide sufficient information
concerning the community noise levels so
that noise can be objectively considered in
land use planning.

GOAL 3: Protect and maintain those areas
having acceptable noise environments.

GOAL 4: Provide for the reduction of noise
where the noise environment is
unacceptable. Protect and maintain those
areas having acceptable noise
environments.

Project Conformance: Potential noise impacts
and appropriate mitigation measures will be
evaluated as part of the Environmental Impact
Report prepared for the project. However, the
land use plan prepared for the project
considered existing noise sources within and
adjacent to the project area during design of
the Specific Plan, including noise generated
by

GREEN RIVER RANCH
6-6
vehicular traffic on Green River Road and SR91 as well as noise associated railroad operations. Figure 1, Existing Roadway Noise
Contours, of the General Plan Noise Element
shows that noise levels generated at a distance
of approximately 700± feet parallel to the SR91 freeway remain at 65 dba, and drop down to 60 dba within the next 800± feet. Distances
from both the SR- 91 and the railroad tracks
are sufficient to bring noise down to an
acceptable level of 70-75 dba for commercial
and industrial land uses, and 65 dba for hotel
uses. As such, the Specific Plan proposed
Mixed Use and Commercial-General zoning
along these noise corridors. In addition, the
design of Green River Road with a 10‟
landscape parkway, the site design
requirement of an additional 10’ landscape
buffer for all properties adjacent to Green
River Road, combined with the minimum 30’
building setback requirement from Green
River Road ensures that development along
that roadway will be sited a sufficient distance
from the noise sources to eliminate the need
for noise mitigation. The Noise Performance
Standards of Chapter 17.84 of the City of
Corona Municipal Code will be used to
control impacts from noise which may be
generated by the project from construction,
industrial activities and loading operations.

The Specific Plan architectural guidelines and
standards also include the requirement to
enclose all accessory equipment such as
pumps and air conditioning units, and to
provide sound attenuation of motor operation.

The project will buffer the Estate Residential
area from possible noise generated from
Mixed Use land uses by providing ample
landscaped slope and separation.

6.10 SEISMIC SAFETY AND

PUBLIC SAFETY
GOAL: To minimize injury and the loss of
life from hazardous natural events.

GOAL: To minimize damage to public and
private property resulting from hazardous
natural events.

GOAL: To minimize social and economic
dislocations resulting from injury, loss of
life, and property damage caused by
hazardous natural events.

Project Conformance: The Whittier-Elsinore
fault will have the potential to cause
earthquake damage (ground shaking) to the
project site. Design of all structures within the
Specific Plan area shall be conducted in
accordance with the criteria contained in the
Uniform Building Code and City of Corona
ordinances which will mitigate seismic
hazards to an acceptable level. Structures will
be designed to withstand earthshaking from
the maximum credible earthquake that can be
expected, as well as impacts from secondary
seismic hazards in accordance with
recommendations included in the
Environmental Impact Report prepared for the
project.

GOAL: To phase and sequence
development in relation to provisions for
fire protection.

GOAL: To incorporate fire safety
standards into land use regulations in
addition to those in the Uniform Fire Code.

OBJECTIVE: Engine Company service
within 5 minutes (1 min. getaway, 4 min. (2
mi) travel in 90% of all residential areas.

OBJECTIVE: Truck Company and Salvage
service within 10 min. in 90% of all
residential areas. (3 mi travel)
OBJECTIVE: Three- and five-minute
service respectively in 90% of Industrial,
Commercial, and High Value districts.

Project Conformance: Upon annexation to the
City of Corona, the Specific Plan area will be
served by the City’s Fire Department and shall
comply with the Department’s Uniform Fire
Code. Fire services will be provided by the
Fire Station #5 located at 1200 West Canyon
Crest Drive, just less than one mile east of the
project

GREEN RIVER RANCH
6-7
along Green River Road. Emergency response
time to all parts of the Specific Plan area will
be five minutes or less (i.e., two miles or less),
which meets or exceeds the City’s criteria for
residential, industrial, and commercial
development response times.

The site is partially located within one of
Riverside County’s hazardous high fire areas
as identified in its General Plan, and will
require conformance with the City of Corona
Fire Department’s Fuel Modification
Program. The Specific Plan incorporates
landscaping standards and guidelines in
compliance with that program for areas that
are susceptible to wild land fire hazards. The
Specific Plan proposes a minimum 150‟ fuel
modification zone along Street “E”, at the
edge of the graded slope areas where they
interface with the wild land hillside, as shown
on Exhibit 13, Conceptual Landscape Plan. A
more detailed Fuel Modification Plan will be
submitted to the City for review and approval
by the Fire Marshal, Planning Department,
Parks and Recreation Department, and Public
Works Department prior to the issuance of
grading and building permits within the nonresidential portion of the Specific Plan area.

GREEN RIVER RANCH
6-8
Goal Project Conformance

LAND USE -
Type, Distribution and Form of Land Uses
Goal LU-1
A community that contains a diversity of land
uses that support the needs of and provide a
high quality of life for its residents, sustain, and
enhance the City’s economy and fiscal balance,
are supported by adequate community
infrastructure and services, and are compatible
with the environmental setting and resources.

The Green River Ranch Specific Plan area abuts the
City’s western limits and represents a cohesive
extension of the City’s growth. The Specific Plan
provides the structure for a mix of general commercial, estate residential, business park industrial uses, and
Open .Space. The non-residential uses will occur near
SR-91 and generate employment opportunities and
property tax and sales revenue to the City of Corona.

Positioned as the western gateway into the City, the
project allows for freeway-oriented business and
commercial uses to capture passer-by spending. The
residential estate lots will occur in the higher
elevations, allowing for the retention of topographic
character and environmental resources.

Goal LU-2
A cohesive and integrated city of distinct and
vital commercial and business districts and
livable residential neighborhoods, correlated
with supporting transportation and utility
infrastructure that sustain natural open spaces,
hillsides, and canyons.

The Green River Ranch Specific Plan coincides with
the City’s goal of creating a cohesive and integrated
city. The Specific Plan proposes a mixture of
commercial, business park industrial, estate residential, and open space uses in proximity to existing
infrastructure. The residential estate lots will occur in the higher elevations, allowing for the retention of
existing topographic including hillsides and canyons.

The flatter areas of the site near SR-91 are planned for the commercial and business park industrial uses.

Goal LU-3
A development pattern that retains and
complements the City’s important residential
neighborhoods, commercial and industrial
districts, and open spaces.

The Green River Ranch Specific Plan complements
the City’s goal to retain and complement the City’s
surrounding land uses and character, including nonresidential uses along the SR-91 corridor and residential neighborhoods to the southeast in higher
elevations, as well as open space to the south and to
the west in unincorporated Riverside County.

Growth and Development
Goal LU-4
Strategic growth that preserves viable
residential neighborhoods and commercial and
industrial districts, targets new development to
parcels that are environmentally suitable and
can be supported by infrastructure and services,
and re-uses appropriate properties to enhance
their economic vitality and community
livability.

The Specific Plan area abuts the City’s western limits
and represents a cohesive extension of the City’s
growth. The new non-residential development is
targeted to the flattest portions of the site along the SR91 corridor, with estate residential lots targeted to the higher elevations. The uses are environmentally
suitable to their planned locations and will enhance the city’s economic vitality and community livability.

Community Quality and Sense of Place
Goal LU-5
Distinct and well-maintained neighborhoods
and districts that contribute to the identity,
The Green River Ranch Specific Plan provides a longrange plan for the property that places new nonresidential development along the SR-91 corridor and

GREEN RIVER RANCH
6-9
character, and image of Corona as a livable,
diverse, innovative, and environmentally
sustainable community.
places estate residential lots in the southern portion of the property at higher elevations. The residential lots would be custom designed and placed considering the
topography and environmental sensitivities of the
estate residential area. The non-residential
development would adhere to the California Green
Building Standards Code as applicable at the time of
building permit issuance, which requires a variety of
energy conservation features to meet broad
environmental objectives. Refer to the Subsequent
Environmental Impact Report prepared for the Green
River Ranch Specific Plan for more information about
environmental objectives and sustainability.

Goal LU-6
A community that promotes sustainability in the
planning, design, and construction of
developments to create a more livable
community and achieve broader economic and
environmental objectives.

RESIDENTIAL NEIGHBORHOODS -
General Residential
Goal LU-7
Residential neighborhoods that contain a
diversity of housing and supporting uses to
meet the needs of Corona’s residents and that
are designed to enhance livability and a high
quality of life.

The Green River Ranch Specific Plan includes a
planned residential neighborhood 32 single-family
estate lots on a minimum lot size of 25,000 square feet.

The large lots will add to the City’s range of available housing types and quality of life.

Existing Neighborhoods
Goal LU-8
Assure the integrity, quality, and livability of
Corona’s existing residential neighborhoods,
preserving those elements that give them
character, cohesion, and quality of life.

There are no existing neighborhoods within the
Specific Plan area. Although, the Specific Plan was
designed with special consideration given to the Sierra del Oro residential community in the vicinity.

Commercial and industrial development is limited to
the lower elevations of the site, adjacent to existing
retail facilities along the SR-91 Freeway. Special
design guidelines are proposed to screen rooftop
equipment and accessory uses from higher elevation
views, and to break up large parking lot expanses with
canopy trees so that the development areas have a
natural appearance when viewed from the higher
elevation residences in the vicinity.

New Neighborhoods
Goal LU-9
Development of new residential neighborhoods
that complement existing neighborhoods,
contain a mix of neighborhood-supportive land
uses, exhibit high quality architectural design,
and ensure a high level of livability for their
residents.

The Specific Plan proposes to fill the demand for highend custom home sites within the western portion of the City which, according to market analysis, is not
being met within Corona. The project proposes a total
of 32 single-family residential dwellings on 20.39
acres. All lots are intended for use as custom home
sites. The Green River Ranch Specific Plan includes
architectural and landscape design guidelines and
standards for residential development. These
guidelines and standards, together with the entitlement process described in Chapter 5 of the Specific Plan, are intended to ensure that residential development results in construction of aesthetically pleasing neighborhoods with high quality homes.

GREEN RIVER RANCH
6-10
Goal LU-10
Development of low-density residential
neighborhoods in areas on the city’s southern
periphery that preserve the rural and open space
character of their setting.

The Green River Ranch Specific Plan is not located on
the city’s southern periphery. Although, the Green
River Ranch Specific Plan has been designed to
significantly limit non-residential development to the
lower foothills of the property, leaving the steeper
hillsides for only 32 low density rural residential lots and semi-rural scale of development, and thereby
retaining a substantial portion of the hillsides in its natural state.

Commercial and Office Districts
Goal LU-11
A diversity of viable commercial and
professional office districts and corridors that
contain uses supporting resident, business, and
visitor needs and that contribute revenue to the
City to fund essential services and maintain a
high quality of life.

The Green River Ranch Specific Plan’s general
commercial and business park industrial uses assist in
promoting the City’s employment base. Additionally,
because the Specific Plan area acts as the western
gateway into the City, the project allows for freewayoriented business and commercial uses geared toward travelers arriving into the City.

Industrial Districts
Goal LU-12
Development and maintenance of industrial
land uses that provide a wide range of
employment opportunities for Corona’s
residents and that provide sufficient goods,
services, and revenues to sustain the City’s
economy.

The Specific Plan’s business park industrial land use
allows for a range of light industrial and business park uses. These uses provide employment opportunities
for Corona’s residents, and assist in providing
sufficient goods, services, and revenue to sustain the
City’s economy.

Mixed Use Districts
Goal LU-13
Vital and active mixed-use districts that provide
a mix of housing in proximity to commercial
uses, services, entertainment, and public transit
that provide a mix of office, commercial, and/or
industrial uses that support the local economy.

The Green River Ranch Specific Plan provides the
structure for a mix of general commercial, estate
residential, business park industrial uses, and open
space. The non-residential uses will house a variety of businesses, enhance the local economy, and occur near
SR-91 and adjacent to existing infrastructure and
commercial uses to the east. Nearby residential uses
both off-site and in the estate residential portion of the Specific Plan add to the diversification of uses in the general area in furtherance of the City’s goal to
provide an integrated mix of uses.

Goal LU-14
Economically vital districts that are
characterized by and benefit from their
integrated mix of industries, retail, and office
uses.

Open Spaces
Goal LU-16
Open spaces that provide 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.

The southern portion of the project area consists of
steep hillsides, incised canyons, and mountainous areas with limited development potential. As such, the
Green River Specific Plan designates this area for

83.55 acres of open space. This land use designation
will not allow for development in order to retain open
space and conservation of the land in its’ natural state.

HOUSING -
Housing Production
Goal H-1
Promote and maintain a balance of housing
types and corresponding affordability levels to
provide for the community's demands for
The Specific Plan proposes to fill the demand for highend custom home sites with 3-acre average lot sizes within the western portion of the City. According to
market analysis, the demand for custom home sites is

GREEN RIVER RANCH
6-11
housing within all economic segments of the
City.
not being met within Corona. The intent is to widen
the range of housing opportunities available in the City and provide alternatives to conventional production
housing in a location convenient to community
services.

Neighborhood Quality
Goal H-3
Maintain high quality residential development
standards to ensure the establishment of livable
neighborhoods with lasting safety and aesthetic
value, and to promote the maintenance and
preservation of historic neighborhoods.

The Specific Plan proposes to help fill the demand for
high-end custom house sites within the City which,
according to market analysis, is not currently being
met within Corona. The Green River Ranch Specific
Plan includes architectural and landscape design
guidelines and standards for residential development.

These guidelines and standards, together with the
entitlement process described in Chapter 5 of the
Specific Plan, are intended to ensure that residential
development results in construction of aesthetically
pleasing neighborhoods with high quality homes.

Fair Housing
Goal H-4
Ensure that housing opportunities are available
to all persons without regard to race, color,
ancestry or national origin, religion, marital
status, familial status, age, gender, disability,
source of income, sexual orientation, or any
other arbitrary factors.

The Specific Plan accommodates 32 single-family
residential dwellings on a minimum lot size of 25,000
square feet per dwelling. The intent is to widen the
range of housing opportunities available in the City
and provide alternatives to conventional production
housing in a location convenient to community
services.

COMMUNITY DESIGN -
Design Context
Goal CD-1
Public street landscapes that unify the City of
Corona and contribute to the unique identity of
its neighborhoods, districts, and public places.

Green River Road functions as a major roadway
corridor and entry to the City of Corona. Along the
Green River Ranch frontage, a City gateway entry
feature and project entries with special landscape
elements will be established to create a strong identity and arrival sequence to the City and Specific Plan area.

The gateway elements, streetscape plantings, and
additional landscape buffer adjoining Green River
Road will reinforce the importance of this roadway to
the project area, and to the City as a whole.

City Entries and Monumentation
Goal CD-2
Entries that are well defined by signage,
landscaping, lighting, and other visual
landmarks that provide a clear sense of arrival
into and identity for the City of Corona.

Careful consideration has been given to the location
and treatment of project entries. Entries are intended
to establish a high-quality image for the City. From a
City gateway feature, to landscaped streets, 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. The entries will serve to reinforce the distinctive character of the community at key
intersections.

Community Signage and Wayfinding

GREEN RIVER RANCH
6-12
Goal CD-3
Well designed, high quality, and distinctive
public and private signage that identifies key
City districts, public facilities, buildings, and
facilitates wayfinding.

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. Refer to Section 3 of the Green River Ranch Specific Plan for further details on
signage and wayfinding standards.

Visual Resources
Goal CD-6
Develop and implement land use controls that
preserve significant visual resources from
potential loss or disruption.

A Visual Resources Analysis was completed for the
Green River Ranch Specific Plan to show that the
project would protect the scenic character and quality
of the property, in part through compliance with the
Specific Plan’s design guidelines and development
standards.

Goal CD-7
Maintain, establish, develop, and protect the
City’s highways and corridors for scenic
purposes.

Paleontological Resources
Goal HR-3
Recognize the importance of archeological and
paleontological resources and ensure the
identification and protection of those resources
within the City of Corona.

A Cultural Resources Assessment report was prepared
for the Green River Ranch Specific Plan property,
which indicated that there are no known significant
archaeological resources present. The Subsequent
Environmental Impact Report addresses the topics of
archaeology and paleontology and presents measures
to ensure that any resources discovered during the
Project’s construction, however unlikely, will be
appropriately identified and treated.

Goal HR-4
Recognize, identify, and protect natural
resources for their historic and cultural value,
and include these features in the historic
resource management program.

These goals do not apply. A Cultural Resources
Assessment report was prepared for the Green River
Ranch Specific Plan property, which indicated that
there are no historically significant resources present.

The Specific Plan does not offer opportunity to
increase community awareness about heritage, cultural,
or historic resources, nor to strengthen historic
preservation partnerships.

Goal HR-5
Foster increased community awareness and
appreciation for Corona’s unique heritage and
the many cultural and historical resources found
in the City.

Goal HR-6
Build and strengthen preservation partnerships
between the City and property owners,
businesses, community organizations,
educational institutions, and State and federal
agencies.

ECONOMIC DEVELOPMENT -
Economic Base
Goal ED-1
Promote a strong and diversified economic base
by attracting quality businesses and
encouraging existing businesses to expand their
sales, facilities, and employment.

The Green River Ranch Specific Plan provides for
general commercial and business park industrial uses
in the SR-91 corridor. The businesses that locate in
Green River Ranch will generate employment
opportunities and property tax and sales revenue to the City of Corona. Positioned as the western gateway into

GREEN RIVER RANCH
6-13
the City, the project allows for freeway-oriented
business and commercial uses to also capture passer-by
spending.

Labor Force
Goal ED-2
Promote a growing and skilled labor force.

The Green River Ranch Specific Plan provides
employment opportunities to support the commercial
and business park industrial uses. A range of business
types are permitted in these land use categories, many
of which require a skilled labor force.

Fiscal Viability
Goal ED-4
Ensure fiscal viability for the City by pursuing a
diversified local business base that provides
growing sales and property tax revenues to pay
for municipal operations.

The Green River Ranch Specific Plan provides for
general commercial and business park industrial uses.

The non-residential uses will occur near SR-91 and
generate employment opportunities and property tax
and sales revenue to the City of Corona. Positioned as
the western gateway into the City, the project also
allows for freeway-oriented business and commercial
uses to capture passer-by spending.

Financing Opportunities
Goal ED-5
Pursue a range of financing opportunities to
fund infrastructure and public facilities.

As part of the development of Green River Ranch,
public infrastructure will be installed, including
roadway improvements to Green River Road and
Dominguez Ranch Road. Additionally, the
development will be required to pay impact fees
towards public infrastructure and facility
improvements in the City.

Economic Development Program
Goal ED-6
Continue investing in the City’s economic
development.

The Green River Ranch Specific Plan area abuts the
City’s western limits and represents a cohesive
extension of the City’s growth and development. The
Specific Plan provides the structure for a mix of
general commercial, estate residential, and business
park industrial uses. The non-residential uses will
occur near SR-91 and positively contribute to the
City’s economic strength and growth. Development in
Green River Ranch also will increase recurring sales
tax and property tax, and generate recurring earned
income for the employees who will work at the
businesses located in the Specific Plan area, triggering direct and indirect secondary economic growth.

CIRCULATATION -
Local Thoroughfares and Routes
Goal CE-1
A roadway network of complete streets that
provide accessibility for all users of all ages and
abilities while maintaining context sensitivity to
the land uses identified in the Land Use
Element.

As part of the development of Green River Ranch,
public roadways will be improved, including roadway
improvements to Green River Road and Dominguez
Ranch Road. Sidewalks and bicycle lanes are provided
along Green River Road according to City standards
for the roadway classification. A sidewalk system also
will be provided along private Street “A” internal to
the Specific Plan area.

Intercity and Regional Transportation

GREEN RIVER RANCH
6-14
Goal CE-2
A network of regional roadway facilities to
ensure the safe and efficient movement of
people and goods from within the City to areas
outside its boundaries and that reduce regional
cut-through traffic in the City.

As part of the development of Green River Ranch,
improvements will be made to the Green River Road
right-of-way. This roadway is an important part of the
regional roadway network, connecting with SR-91.

Transportation Management
Goal CE-3
Maximize the efficiency of the circulation
system through the use of transportation system
management strategies. Reduce total vehicular
miles traveled in Corona through the
development and improvement of alternative
transportation modes, the reduction in the
number of trips generated, and the reduction in
trip distances.

The Green River Ranch Specific Plan is located in the
SR-91 corridor area. The development of commercial
and industrial business park non-residential uses in this area will reduce trip distances by providing a short trip length to and from the site and the State Highway
System.

Public Transportation
Goal CE-4
A public transportation system that provides
mobility for residents and encourages use of
public transportation as an alternative to
automobile travel.

The Green River Ranch Specific Plan is located in the
SR-91 corridor area. The development of commercial
and industrial business park non-residential uses in this area will encourage carpooling and public
transportation use in and around the freeway corridor.

No public transportation improvements are targeted for
inside the Specific Plan boundary. All roads interior to Green River Ranch will be private roads.

Bicycle and Pedestrian Facilities
Goal CE-5
Develop and maintain convenient bikeway and
pedestrian systems to satisfy both recreational
desires and transportation needs using a
complete streets approach to accommodate
users of all modes, abilities, and needs.

As part of the development of Green River Ranch,
public roadways will be improved, including roadway
improvements to Green River Road, and Dominguez
Ranch Road. Sidewalks and bicycle lanes are provided
along Green River Road according to City standards
for the roadway classification. A sidewalk system also
will be provided along private Street “A” internal to
the Specific Plan area.

Goods Movement
Goal CE-6
Facilitate goods movement to support local
commerce, while protecting residents and
visitors from the negative effects of noise,
vibration, and air pollution typically associated
with truck operations and rail service.

The business park industrial uses in Green River
Ranch are anticipated to directly support goods
movement and local commerce. The development
standards and design guidelines included in the
Specific Plan are aimed at context-sensitive
development. In addition, a variety of technical
studies prepared as part of the Green River Ranch
Subsequent Environmental Impact Report will address
and mitigate for any significant negative effects
associated with business operations, including truck
operations that service the buildings.

Parking
Goal CE-7
Provide an adequate supply of convenient
parking for all developments in the City in a
Parking in the Specific Plan area is required to meet
the requirements of Corona Municipal Code Section

17.76. See Specific Plan Table 3, Development
Standards.

GREEN RIVER RANCH
6-15
manner that is consistent with the goals of
managing transportation demand.

INFRASTRUCTURE AND UTILITIES -
Water System
Goal IU-1
Secure water supply, water treatment,
distribution, pumping, and storage systems that
meet the current and projected future daily and
peak water demands of Corona in an equitable,
efficient, and sustainable manner.

The Water Supply Assessment prepared for the Green
River Ranch Specific Plan demonstrates that an
adequate supply of water is available for the project in addition to the City’s other water supply commitments.

Goal IU-2
Minimize water consumption and urban runoff
generation through site design, the use of water
conservation systems, and other techniques.

The landscape plant palette presented in Specific Plan
Section 4.3.6 focus on the use of low and medium
water use plant material. Also, development will be
required to comply with the California Green Building
Standards Code, which requires the use of water
conserving features in building design.

Sewer/Reclaimed Water
Goal IU-3
A secure sewer collection and treatment system
that meets current and projected future daily
and peak load demands in Corona and protects
public health and the environment in an
efficient, equitable, and sustainable manner.

A Sewer Study was prepared for the Green River
Ranch Specific Plan that demonstrates a secure sewer
collection and treatment system that meets current and
projected future daily and peak load demands in
Corona and protects public health and the
environment.

Storm Drainage
Goal IU-4
Adequate planning, construction, maintenance,
and funding for storm drainage and storage
control facilities to support permitted land uses
and protect the health and safety of the public
and environment.

The Water Supply Assessment and Hydrology Report
prepared for the Green River Ranch Specific Plan
demonstrates through onsite drainage facilities, catch
basins, and best management practices the Green River
Ranch Specific Plan area will be compliant with Goals
IU-4 and IU-5.

Goal IU-5
Ensure that urban runoff from existing and new
development does not degrade the quality of the
City’s surface waters, groundwater system, and
other sensitive environmental areas.

Solid Waste Management
Goal IU-6
Maintain solid waste collection, recycling, and
disposal services, programs, and regulations in
accordance with California mandates.

Development in the Green River Ranch Specific Plan
is required to comply with all City and State mandated
waste collection and recycling requirements.

Energy
Goal IU-7
Reliable and safe natural gas, electrical, and
renewable energy supplies and facilities to
support existing and future uses within Corona.

The Specific Plan area will be served with adequate
infrastructure, and is located adjacent to Green River
Road where infrastructure systems are in place. For
further analysis, energy consumption is evaluated as
part of the project’s Subsequent Environmental Impact
Report.

Telecommunications

GREEN RIVER RANCH
6-16
Goal IU-8
Allow for the provision of an adequate, safe,
and orderly supply of telecommunication
infrastructure to support existing and future land
uses within the City.

The Green River Ranch Specific Plan will be supplied
with adequate infrastructure and will not obstruct the
provision of adequate, safe, and orderly
telecommunication infrastructure.

PUBLIC SAFETY -
Seismic and Geologic Hazards
Goal PS-1
Adequate protection of the health, safety, and
welfare of the public, property and economic
investments, and community social and service
functions from seismic and geologic events.

Seismic ground shaking could affect the Green River
Ranch site in a similar manner as all properties in the area. Design of all structures is required to comply
with the California Building Standards code and City
of Corona ordinances which will mitigate seismic
hazards to an acceptable level. Structures will be
designed to withstand earthshaking from the maximum
credible earthquake that can be expected, as well as
impacts from secondary seismic hazards in accordance
with recommendations in the Subsequent
Environmental Impact Report.

Flooding and Inundation
Goal PS-2
Adequate protection of the health, safety, and
welfare of the public, property and economic
losses, and community social and service
functions from flooding and dam inundation
events.

The Green River Ranch project will not compromise
public health, safety, or welfare due to flooding. No
dams are located or are proposed within the project
site. Also, a storm water infrastructure system will be installed as called for by the Specific Plan to handle
water collection and discharge into the City’s storm
water drainage system.

Hazardous Materials
Goal PS-3
Ensure that the health, safety, and general
welfare of residents and visitors of the City of
Corona, including the overall health of the
natural environment, is provided through good
land use planning and strict adherence and
enforcement of the City of Corona Hazardous
Material Area Plan, Local Hazard Mitigation
Plan, California Fire Code, Certified Unified
Program Agency, and other pertinent sources
and documents.

The Green River Ranch Specific Plan ensures the
health, safety, and general welfare of residents and
visitors is valued by using good land use planning and
strict adherence and enforcement of all health and
safety requirements. Additionally, the Specific Plan
includes guidelines for wildfire protection in Specific Plan Section 4.3.5. Refer to the Subsequent
Environmental Impact Report for more information.

Police Services
Goal PS-5
Ensure that there is an adequate service level of
law enforcement services provided for all
residents, visitors, and businesses throughout
the City of Corona.

The Green River Ranch Specific Plan will not interfere
with the City’s ability to provide an adequate level of law enforcement services. Impact fees and recurring
tax revenue generated by development in Green River
Ranch will support law enforcement services.

Goal PS-6
Ensure that police services are provided in a
manner that reflects and is sensitive to the
characteristics and needs of resident population,
visitors, and business community.

Goal PS-7 The Green River Ranch Specific Plan’s non-residential development is positioned along Green River Road,

GREEN RIVER RANCH
6-17
Encourage the use of land use and development
configuration and site design standards within
residential and other developments to minimize
crime and improve the safety for residents,
visitors, and employees.
which is a safe and convenient location for such uses.

The 32 estate residential lots will be accessed by
private roads, which the Specific Plan states may be
gated for security.

Fire Hazards
Goal PS-8
Ensure that there is an adequate service level of
fire protection and suppression services
provided for all residents, visitors, and
businesses throughout the City of Corona to
meet community expectations and budgetary
resources for safety.

The Specific Plan area will be served by the City’s Fire Department and development within its boundaries is
required to comply with the Department’s Uniform
Fire Code. Fire services will be provided by the Fire
Station #5 located at 1200 West Canyon Crest Drive,
just less than one mile east of the project along Green River Road. Emergency response time to all parts of
the Specific Plan area will be five minutes or less (i.e., two miles or less), which meets or exceeds the City’s
criteria for residential, industrial, and commercial
development response times. The site is located in a
high fire hazard area, which requires conformance with
the City of Corona Fire Department’s Fuel
Modification Program. The Specific Plan incorporates
landscaping standards and guidelines in compliance
with that program for areas that are susceptible to wild land fire hazards. The Specific Plan proposes a
minimum 150’ fuel modification zone at the edge of
the graded slope areas where they interface with the
wild land hillside, as shown on Exhibit 14, Conceptual
Landscape Plan. A more detailed Fuel Modification
Plan will be submitted to the City for review and
approval as part of Precise Plan approvals. Further,
potential fire impacts and appropriate mitigation
measures will be evaluated as part of the
Environmental Impact Report prepared for the project.

Goal PS-9
Through fire prevention and educational efforts,
promote participation, voluntary compliance
and community awareness of fire safety issues
in order to reduce the incidence and severity of
fire and related emergencies and loss.

Goal PS-10
Reduce fire risk to life and property through
effective land use planning and compliance with
federal, state, local laws, ordinances, and
standards.

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

Potential noise impacts and appropriate mitigation
measures will be evaluated as part of the Subsequent
Environmental Impact Report prepared for the project.

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

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

Goal N-4

GREEN RIVER RANCH
6-18
Minimize noise impacts created by railroad
transit and airport operations and flight patterns
on residential areas and other “noise sensitive”
land use areas.

Reduction in Pollution Exposure
Goal HC-2
Protection of residents, business, and visitors
from exposure to pollution and improvement of
air quality for the community.

Potential air quality impacts and appropriate mitigation measures will be evaluated as part of the Subsequent
Environmental Impact Report prepared for the project.

Safe and Sanitary Housing
Goal HC-4
Ample opportunities for housing that is safe,
sanitary, and healthful for residents of all ages,
abilities, and incomes.

The Specific Plan proposes to fill the demand for highend custom home sites with 25,000 sq. ft. minimum lot sizes within the western portion of the City.

According to market analysis, the demand for custom
home sites is not being met within Corona. The intent
is to widen the range of housing opportunities
available in the City and provide alternatives to
conventional production housing in a location
convenient to community services.

ENVIRONMENTAL RESOURCES -
Water Resources
Goal ER-1
Enhancement, protection, and management of
the quality and quantity of hydrologic resources
in Corona to ensure its long-term quality and
sustainability.

A Hydrology Report and Water Quality Management
Plan (WQMP) that supplements the Green River
Ranch Specific Plan have been prepared. A storm
water infrastructure system will be installed as called for by the Specific Plan to handle storm water
collection and discharge into the City’s storm water
drainage system. A large portion of the estate
residential area would remain undeveloped, allowing
water to continue percolating into the natural drainage system. There is no development proposed in
Planning Area 7.

Goal ER-2
Sustainable use of finite water resources for the
long-term use of residents, the business
community, and visitors of Corona.

The Water Supply Assessment prepared for the Green
River Ranch Specific Plan demonstrates that an
adequate supply of water is available for the project in addition to the City’s other water supply commitments.

Goal ER-3
Long-term groundwater sustainability of the
local water supply for domestic, commercial,
industrial, agricultural, environmental
protection, and other purposes.

There is a large portion of the Green River Ranch
Specific Plan project site will be maintained as
permeable surfaces to allow for groundwater
infiltration. For further analysis, refer to the prepared Green River Ranch Hydrology Report and Subsequent
Environmental Impact Report.

Goal ER-4
Proper management of floodplain and riparian
areas for their importance to wildlife habitat,
unique and sensitive plant life, water recharge,
and public health and safety.

A portion of the estate residential area would remain
undeveloped, allowing water to percolate into the
natural drainage system and groundwater table and for
riparian areas to continue serving as habitat for
wildlife.

Goal ER-5
Preservation and protection of natural and manmade wetlands from development impacts for their importance to wildlife habitat, unique and
The Green River Ranch Specific Plan advocates for
sensitive placement of residential developmental
building pads for the protection and preservation of
natural and man-made wetlands from development

GREEN RIVER RANCH
6-19
sensitive plant life, water recharge, and scenic
value.
impacts for their importance of wildlife habitat, unique and sensitive plant life, water recharge and scenic
value. For additional analysis on biological
preservation and protection, refer to the Biological
Resources section of the Subsequent Environmental
Impact Report prepared for the Green River Ranch
Specific Plan.

Biological Resources
Goal ER-6
Protection, enhancement, and sustaining of
significant plant and wildlife species and habitat
that exist in Corona and its Planning Area, for
the long-term benefit of the natural environment
and Corona residents and visitors.

The Specific Plan provides for a mix of general
commercial, estate residential, and business park
industrial uses. The non-residential uses will occur
near SR-91 in the most non-sensitive portions of the
property for biological resources. The Green River
Ranch Specific Plan advocates for sensitive placement
of residential developmental building pads in the
southern portion of the property for the protection and preservation of sensitive biological resources. For
additional analysis on biological resources, refer to the Biological Resources section of the Subsequent
Environmental Impact Report prepared for the Green
River Ranch Specific Plan.

Goal ER-7
Adequate protection of biological resources and
increased public awareness of their value to the
community.

Goal ER-8
Protection of forest and vegetation resources in
the City of Corona.

Goal ER-9
Protection of regional washes and waterways
and their use for recreational and open space
purposes such as trails, habitat preservation, and
groundwater recharge.

Air Resources
Goal ER-12
Improvement in air quality within the Corona
Planning Area by controlling point sources,
reducing vehicle trips, implementing efficient
land use planning and construction practices,
and energy conservation.

The Green River Ranch Specific Plan is located in the
SR-91 corridor area. The development of commercial
and industrial business park non-residential uses in this area will reduce trip distances, and associated vehicular air emissions, by providing a short trip length to and
from the site and the State Highway System.

Development in the Specific Plan area will be required
to comply with the California Green Building
Standards Code, which requires energy conservation in
construction practices.

Goal ER-13
Reduce greenhouse gas (GHG) emissions from
City operations and community-wide sources
15% below 2008 levels by 2020, 49% below
2008 levels by 2030, and 66% below 2008
levels by 2040.

The Green River Ranch Specific Plan will not obstruct
the City’s ability to reduce GHG operations from City
operations. Refer to the Greenhouse Gas Emissions
Report prepared for the Green River Ranch Specific
Plan Subsequent Environmental Impact Analysis for
an analysis of project-specific GHG emissions and an
explanation of consistency with GHG reduction goals.



 











 


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EXISTING AND PROPOSED SPECIFIC PLAN LAND USE DESIGNATIONS

EXISTING SPECIFIC LAND USE DESIGNATIONS

PROPOSED SPECIFIC PLAN LAND USE DESIGNATIONS

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 P 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/foalstotal 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 P

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

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

GREEN RIVER RANCH
3-6

LAND USE MU

BPI C-G RE OS
Grocery stores or supermarkets CX P X X
Guest ranches 36 X 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
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 X

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

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-Family9,10 6,7 P P X X
Residential, single family X X P X
Restaurant or café with drive-through (no dancing, theatrical performances permitted) C5

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

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 CX P C X X
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.

X X 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 X SRUP 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. 42 P P P X Skating rinks/roller blading MCUPX MCUP X X
Smoking lounge47 MCUPX 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 shop58 X MCUP MCUP X X
Toiletries processing P X X X

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 3 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. 31 Within the Estate Residential Estate land use designation, recreational vehicle parking shall comply with Section

3.3.1.D.3.b 3.3.D.3.b of this Specific Plan.
4 2 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.
63 Guest ranches refer to accommodation provided to overnight residents for recreational uses associated with horse riding, hiking, and natural resources enjoyment. 7 4 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.
85 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 tobaccorelated 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).

9. 6. 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

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

Existing and Proposed Green River Ranch Sign Program
Existing Sign Program Proposed Sign Program

LAND ACQUISITION EXHIBIT

Proposed Constrained Linkage 1 (PCL-1) Relocation Exhibit

DRAFT

SU BSEQUENT ENVIRONMENTAL IMPACT REPORT

FOR THE

GREEN RIVER RANCH SPECIFIC PLAN AMENDMENT &

BUSINESS PARK INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PROPOSED CONSTRAINED LINKAGE 1

SCH NO. 2022080640

CITY OF CORONA, CALIFORNIA

September 2024

This Page Intentionally Left Blank

DRAFT

SUBSEQUENT ENVIRONMENTAL IMPACT REPORT

FOR THE

GREEN RIVER RANCH SPECIFIC PLAN AMENDMENT &

BUSINESS PARK INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PROPOSED CONSTRAINED LINKAGE 1
SCH NO. 2022080640

CITY OF CORONA, CALIFORNIA

Prepared For:

City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, California 92882
(951) 736-2434
Prepared by:

Enplanners, Inc.

P.O. Box 960
Lake Arrowhead, California 92352
(951) 289-5233

September 2024

This Page Intentionally Left Blank

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

TABLE OF CONTENTS

ENPLANNERS
i

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY........................................................................................1-1

1.1 PROPOSED CHANGES TO THE APPROVED PROJECT.........................1-1

1.2 PROJECT OBJECTIVES...............................................................................1-2

1.3 REQUIRED APPROVALS............................................................................1-2

1.4 PURPOSE OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT
REPORT.........................................................................................................1-4

1.5 TECHNICAL STUDIES AND RELATED DOCUMENTS
INCORPORATED BY REFERENCE...........................................................1-6

1.6 SCOPING MEETING AND NOTICE OF PREPARATION........................1-8

1.7 PUBLIC REVIEW PERIOD..........................................................................1-8

1.8 SUMMARY OF PROJECT ALTERNATIVES ..........................................1-10

1.9 SUMMARY OF ENVIRONMENTAL IMPACTS AND
MITIGATION MEASURES........................................................................1-11

2.0 INTRODUCTION......................................................................................................2-1

2.1 PURPOSE OF THIS SUBSEQUENT ENVIRONMENTAL IMPACT
REPORT.........................................................................................................2-1

2.2 PROPOSED MODIFIED PROJECT .............................................................2-1

2.3 PROPOSED RELOCATION OF PCL-1 .......................................................2-2

2.4 BASIS FOR AND INTENDED USE OF THIS SUBESQUENT EIR..........2-2

2.5 CONTENT AND ORGANIZATION OF THIS SUBSEQUENT EIT ..........2-4

2.6 LEAD AGENCY CONTACT INFORMATION...........................................2-7

2.7 PUBLIC SCOPING MEETING.....................................................................2-7

2.8 NOP PUBLIC REVIEW PERIOD...............................................................2-13

2.9 DRAFT SEIR REVIEW PERIOD ...............................................................2-26

3.0 PROJECT DESCRIPTION ........................................................................................3-1

3.1 PROJECT LOCATION AND SETTING ......................................................3-1

3.1.1 MODIFIED PROJECT...................................................................................3-1

3.1.2 RELOCATION OF PCL-1.............................................................................3-7

3.2 MODIFIED PROJECT DEFINITION.........................................................3-11

3.2.1 MODIFIED PROJECT OVERVIEW ..........................................................3-11

3.2.2 PROPOSED GENERAL PLAN AMENDMENT........................................3-12

3.2.3 PROPOSED SPECIFIC PLAN AMENDMENT .........................................3-15

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

TABLE OF CONTENTS

ENPLANNERS
ii

3.2.4 PROPOSED TENTATIVE TRACT MAP...................................................3-15

3.2.5 PROPOSED PRECISE PLAN .....................................................................3-19

3.3 RELOCATION OF PCL-1 PROJECT DEFINITION .................................3-24

3.4 EXISTING LAND USES, GENERAL PLAN LAND USE
DESIGNATIONS, AND ZONING..............................................................3-24

3.5 PROJECT OBJECTIVES.............................................................................3-26

3.6 DISCRETIONARY ACTIONS, PERMITS, AND OTHER
APPORVALS...............................................................................................3-27

4.0 MODIFIED PROJECT ENVIRONMENTAL IMPACT ANALYSIS ......................4-1

4.0.1 APPROACH TO THE ENVIRONMENTAL ANALYSIS OF THE
PROPOSED MODIFIED PROJECT .............................................................4-1

4.0.2 MODIFIED ENVIRONMENTAL CHECKLIST..........................................4-2

4.1 AESTHETICS .............................................................................................4.1-1

4.2 AGRICULTURE AND FOREST RESOURCES .......................................4.2-1

4.3 AIR QUALITY ...........................................................................................4.3-1

4.4 BIOLOGICAL RESOURCES.....................................................................4.4-1

4.5 CULTURAL RESOURCES........................................................................4.5-1

4.6 ENERGY.....................................................................................................4.6-1

4.7 GEOLOGY AND SOILS............................................................................4.7-1

4.8 GREENHOUSE GAS EMISSIONS ...........................................................4.8-1

4.9 HAZARDS AND HAZARDOUS MATERIALS.......................................4.9-1

4.10 HYDROLOGY AND WATER QUALITY ..............................................4.10-1

4.11 LAND USE AND PLANNING ................................................................4.11-1

4.12 MINERAL RESOURCES.........................................................................4.12-1

4.13 NOISE .......................................................................................................4.13-1

4.14 POPULATION AND HOUSING .............................................................4.14-1

4.15 PUBLIC SERVICES.................................................................................4.15-1

4.16 RECREATION..........................................................................................4.16-1

4.17 TRANSPORTATION ...............................................................................4.17-1

4.18 TRIBAL CULTURAL RESOURCES ......................................................4.18-1

4.19 UTILITIES AND SERVICE SYSTEMS..................................................4.19-1

4.20 WILDFIRE................................................................................................4.20-1

5.0 RELOCATION OF PCL-1 PROJECT ENVIRONMENTAL IMPACT
ANALYSIS ................................................................................................................5-1

6.0 ALTERNATIVES ......................................................................................................6-1

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

TABLE OF CONTENTS

ENPLANNERS
iii

6.1 INTRODUCTION..........................................................................................6-1

6.2 PROJECT OBJECTIVES...............................................................................6-2

6.3 2001 EIR ALTERNATIVES..........................................................................6-3

6.3.1 2001 EIR ALTERNATIVE 1: NO BUILD ALTERNATIVE.......................6-3

6.3.2 2001 EIR ALTERNATIVE 2: NO PROJECT ALTENATIVE.....................6-4

6.3.3 2001 EIR ALTERNATIVE 3: COMMERCIAL-INDUSTRIAL
ALTERNATIVE ............................................................................................6-4

6.3.4 2001 EIR ALTERNATIVE 4: RESIDENTIAL.............................................6-5

6.3.5 2001 EIR ENVIRONMENTALLY SUPERIOR ALTERNATIVE...............6-5

6.4 ALTERNATIVES TO CONSIDER IN THIS SEIR......................................6-6

6.4.1 ALTERNATIVE 1: NO PROJECT/NO BUILD ALTERNATIVE...............6-6

6.4.2 ALTERNATIVE 2: MIXED USE ALTERNATIVE.....................................6-7

6.4.3 ALTERNATIVE 3: RESIDENTIAL ALTERNATIVE ................................6-9

6.5 SUMMARY OF POTENTIAL IMPACTS OF ALTERNATIVES.............6-10

6.5 ENVIRONMENTALLY SUPERIOR ALTERNATIVE.............................6-12

7.0 OTHER CEQA-REQUIRED ANALYSIS.................................................................7-1

7.1 CEQA REQUIREMENTS .............................................................................7-1

7.2 SIGNIFICANT AND IRREVERSIBLE ENVIRONMENTAL
CHANGES .....................................................................................................7-1

7.3 GROWTH INDUCING IMPACTS ...............................................................7-3

7.4 MANDATORY FINDINGS OF SIGNIFICANCE........................................7-5

8.0 REFERENCES...........................................................................................................8-1

APPENDICES
A: Scoping Meeting Comments
B: NOP, NOP Comments
C: Green River Ranch Visual Impact Analysis
D-1: Air Quality Impact Analysis
D-2: Health Risk Assessment
E-1: Biological Technical Report
E-2: Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis E-3: Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis F: Phase I Cultural Resources Assessment
G: Energy Analysis
H-1: EIR-Level Geotechnical Study
H-2: Update of EIR-Level Geotechnical Study
H-3: Paleontological Resource Record Search Update
I: Greenhouse Gas Analysis
J: Phase I Environmental Site Assessment Update

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

TABLE OF CONTENTS

ENPLANNERS
iv
K-1: Preliminary Drainage Report
K-2: Project Specific Water Quality Management Plan
L: Noise and Vibration Analysis
M-1: Traffic Analysis
M-2: Vehicle Miles Traveled (VMT) Analysis
M-2: Preliminary Wastewater Report
N: Sacred Lands File Search
O-1: Preliminary Wastewater Report
O-2: Preliminary Water Report
O-3: Water Supply Assessment
P: Fire Protection Plan
Q: Criteria Refinement Analysis Relocation of Proposed Constrained Linkage 1

FIGURES
Figure 3.1: Regional Location..............................................................................................................................3-2 Figure 3.2: Project Vicinity..................................................................................................................................3-3 Figure 3.3: PCL-1 Alignment...............................................................................................................................3-5 Figure 3.4: Existing and Proposed General Plan Land Use Designations...........................................................3-7 Figure 3.5: Existing and Proposed Specific Plan Land Use Designations...........................................................3-7 Figure 3.6: Proposed Business Park Site Plan......................................................................................................3-9 Figure 4.1-1: Site Photos...................................................................................................................................4.1-3 Figure 4.1-2: Conceptual Rendering – Aerial Perspective..............................................................................4.1-15 Figure 4.1-3: Conceptual Rendering – Westerly Perspective .........................................................................4.1-17 Figure 4.1-4: B1 Building Elevations 1 of 2 ...................................................................................................4.1-23 Figure 4.1-5: B1 Building Elevations 2 of 2 ...................................................................................................4.1-25 Figure 4.1-6: B2 Building Elevations .............................................................................................................4.1-27 Figure 4.1-7: B3 Building Elevations .............................................................................................................4.1-29 Figure 4.1-8: B4 Building Elevations .............................................................................................................4.1-31 Figure 4.1-9: B5 Building Elevations .............................................................................................................4.1-33 Figure 4.1-10: Conceptual Landscape Plan.....................................................................................................4.1-35 Figure 4.1-11: Site Photometrics B1...............................................................................................................4.1-39 Figure 4.1-12: Site Photometrics B2, 3, 4, 5...................................................................................................4.1-41 Figure 4.4-1: Vegetation Map ...........................................................................................................................4.4-7 Figure 4.4-2: RWQCB Jurisdictional Drainages.............................................................................................4.4-13 Figure 4.4-3: CDFW Jurisdictional Drainages................................................................................................4.4-15 Figure 4.4-4: MSHCP Jurisdictional Drainages..............................................................................................4.4-17 Figure 4.20-1: Fuel Modification Zones.......................................................................................................4.20-13 Figure 4.20-2: Wildfire History ....................................................................................................................4.20-17 Figure 5.1: PCL-1 Vegetation Map....................................................................................................................5-15 TABLES
Table 1-1: Summary of Impacts, Mitigation Measures, and Level of Significance after Mitigation ................1-13 Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting ................................2-7 Table 2-2: Summary of Comments Received in Response to the NOP.............................................................2-13 Table 4.3-1: Overall Construction Emissions Summary – Without Mitigation..............................................4.3-19 Table 4.3-2: Overall Construction Emissions Summary – With Mitigation...................................................4.3-19

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Table 4.3-3: Summary of Peak Operational Emissions – Without Mitigation ...............................................4.3-20 Table 4.3-4: Summary of Peak Operational Emissions – With Mitigation ....................................................4.3-21 Table 4.3-5: Localized Significance Summary of Operations – Without Mitigation.....................................4.3-23 Table 4.3-6: Localized Significance Summary of Operations – With Mitigation ..........................................4.3-23 Table 4.3-5: Summary of Construction and Operational Cancer and Non-Cancer Risks Without Mitigation....................................................................................................................................4.3-23 Table 4.4-1: Natural Communities within the Project Site and Offsite Improvements....................................4.4-6 Table 4.8-1: Project GHG Emissions..............................................................................................................4.8-19 Table 4.9-1: Trip Generation Comparison Approved Project vs. Modified Project.......................................4.9-10 Table 4.11-1: Comparison of the Approved and Modified Project GRRSP Land Uses.................................4.11-3 Table 4.11-2: GRRSPA (Modified Project) Consistency with Connect SoCal Goals....................................4.11-9 Table 4.11-3: GRRSPA (Modified Project) Conformance with City General Plan Goals ..........................4.11-10 Table 4.13-1: 24-Hour Ambient Noise Level Measurements.........................................................................4.13-3 Table 4.13-2: Significance Criteria Summary ................................................................................................4.13-6 Table 4.13-3: Operational Noise Standards....................................................................................................4.13-7 Table 4.14-1: City of Corona Population, Households, and Employment .....................................................4.14-3 Table 5.4-1: Vegetation Communities within the Existing PCL-1 and Alternate PCL-1..................................5-14 Table 6.5-1 - Comparison of the Project Alternatives ......................................................................................6-10 Table 6.5-2 - Comparison of the Approved Project vs. Modified Project ........................................................6-11

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1.0 EXECUTIVE SUMMARY

1.1 PROPOSED CHANGES TO THE APPROVED PROJECT
The Project Applicant proposes to Amend the Green River Ranch Specific Plan (GRRSP) to modify land uses and rearrange Planning Areas (PAs). The proposed GRRSP Amendment (GRRSPA) would create Business Park Industrial (BPI) PAs that are also proposed for development as part of the Project. The combined affect of the GRRSPA and BPI Development proposal is defined as the Modified Project in this Supplemental Environmental Impact Report (SEIR).

The Project Applicant, PSIP WR Green River, LLC, seeks approval of Amendment No. 1 to the GRRSP to rearrange and change the previously approved land uses, slightly expand the Specific Plan boundary, and designate a large portion of the site as open space for permanent preservation to compliance with the WR-MSHCP. Concurrent with the proposed GRRSPA, the Project Applicant requests entitlements for development of the BPI PAs located in revised PAs 1, 2 and 3. A detailed description of the proposed Modified Project is provided in Section

3.2. To implement the GRRSPA and BPI Development, the project Applicant proposes a General Plan Amendment (GPA), Specific Plan Amendment (SPA), Tentative Tract Map (TTM), and Precise Plan (PP). These discretionary approvals represent the proposed Project, proposed Modified Project, or Modified Project analyzed in this SEIR. These actions are summarized as follows:
• GPA 2020-0002 • SPA 2020-0006
• TTM 37963 • PP 2020-0004
In addition to the proposed changes, the Regional Conservation Agency (RCA) requested that the City apply for a WR-MSHCP Criteria Area Refinement to relocate Proposed Constrained Linkage 1 (PCL-1) from its current alignment to the B Canyon property as the GRRSP Planning Area contains four Criteria Cells (1702, 1704, 1811, and 1812) and PCL-1. The Criteria Cells support PCL-1 that connects Core Area A to the north (Prado Basin/Santa Ana River) with Core Area B to the south (Cleveland National Forest). The RCA recently purchased approximately 670 acres of land adjacent to and west of the GRRSP Planning Area known as the B Canyon property. This property has long been considered a superior location for a wildlife linkage because it removes or reduces the physical barriers at Green River Road, the railroad tracks, and SR-91 associated with the existing alignment of PCL-1. Consequently, the City has agreed to address the proposed Relocation of PCL-1 in this SEIR as a separate but related project. The environmental analysis of the proposed Relocation of PCL-1 is presented in this SEIR on a project level, independent of the Modified Project.

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

Relocation of PCL-1
The project objectives for the proposed Relocation of PCL-1 are as follows:
• Improve wildlife linkage between Core Areas A and B by connecting wildlife habitats, between the Santa Ana Mountains, Prado Basin, and Chino Hills. • Establish a superior PCL-1 wildlife corridor due to existing constraints from roads, railroads, SR 91, and development associated with the existing PCL-1 alignment. • Increase overall Covered Habitat as described in the WR-MSHCP through conserving additional lands.

1.3 REQUIRED APPROVALS
The legislative and discretionary actions to be considered by the City as part of the proposed Project include:

Modified Project
• General Plan Amendment No. 2020-0002 (GPA 2020-0002): The Modified Project requires City approval of a GPA to amend the existing GRRSP designations. As discussed in Section 3.2.2, the MU2 designation on approximately 5.5 acres would change to GC.

The current configuration and designation of MU2, GC, ER, and OS-G on 49.31 acres would change to Light Industrial (LI). The current configuration and designation of MU2 and ER on approximately 20.39 acres would change to ER. The configuration and designation of ER on 83.34 acres would change to Open Space.

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• Specific Plan Amendment to the GRRSP (SPA 2020-0006): The Modified Project requires City approval of an SPA to amend the existing GRRSP Land Use Plan and the City’s Zoning Map consistent with GRRSPA No. 1. As discussed in Section 3.2.3, the Modified Project would: redesignate 5.5 acres from Mixed Use to General Commercial as part of proposed PA 4; redesignate 49.52 acres of Mixed Use, Hotel/Mixed Use/Office, and General Commercial to BPI as part of proposed PAs 1 through 3; Estate Residential would occur on 20.39 acres within proposed PA 5; Open Space – General would cover

83.34 acres as PA 6; and onsite roadways would be reconfigured to provide a single northsouth oriented access road (Street A), which would connect to Green River Road in the north and provide primary vehicular access to PAs 1, 2, 3, and 5. In addition to amending the land uses, the Modified Project requires City approval of a conceptual grading plan and a conceptual infrastructure plan; amendments to development standards; design Guidelines for site planning, architectural character, landscape architecture, and development phasing, financing, maintenance responsibilities, and administration of the Specific Plan.
• Tentative Tract Map No. 39763 (TTM 37963): The Modified Project requires City approval of a TTM to change the City Zoning Map consistent with GGRSP. As discussed in Section 3.2.4, the Modified Project Site is comprised of Assessor’s Parcel Numbers 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 TTM would subdivide 154.90 acres of the Specific Plan area into nine (9) lots within PAs 1 through 6.
• Precise Plan No. 2020-0004 (PP 2020-004) (pertaining to the industrial park component of the proposed Project in PAs 1, 2 and 3): The Modified Project requires City approval of a PP to approve the final design of the proposed industrial park component of the Project within PAs 1, 2, and 3. As discussed in Section 3.2.5, the PP includes detailed site planning, architectural treatments, landscaping details, and a signage plan for the future construction of five (5) light industrial buildings within the proposed BPI land use designation. The building sizes range from 86,600 square feet to 296,737 resulting in a total of 746,167 square feet. In addition, the PP would include off-site improvements to roads and utilities impacting a total of 12.8 acres.

Relocation of PCL-1
• Relocation of Proposed Constrained Linkage: The proposed Relocation of PCL-1 requires the City, as permittee to the WR-MSHCP, to prepare CEQA documentation and approval of the relocation based on superiority of the proposed alignment in comparison to the alignment of existing PCL-1. This SEIR will be used by RCA, the U.S. Fish and Wildlife Service and California Department of Fish and Wildlife to approve the relocation in their role as Responsible and Trustee agencies.

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1.4 PURPOSE OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT
REPORT
The purpose of a Supplemental Environmental Impact Report (SEIR) is to assess the change in the environmental significance conclusions originally reached in a previous Environmental Impact Report (EIR) attributable to either: 1) change in a project; 2) change in the circumstance under which a project is undertaken; or 3) introduction of new information of substantial importance that was not known at the time the previous EIR was certified.

To determine whether a project is eligible for the preparation of an SEIR, the criteria in Section 15162 governing preparation of Subsequent CEQA documents and the additional criteria in Section 15163 governing preparation of Supplemental CEQA documents must be met, as follows:

1. There are no substantial changes associated with the project which require major revisions to the previous EIR due to new significant impacts or a substantial increase in the severity of previously identified significant effects (Section 15162).

2. There are no substantial changes with respect to the circumstances under which the project is undertaken which require major revisions to the previous EIR due to new significant impacts or a substantial increase in the severity of previously identified significant effects (Section 15162).

3. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified that shows any of the following (Section 15162):
(a) The project will have one or more significant effects not discussed in the previous EIR.
(b) Significant effects previously examined will be substantially more severe than shown in the previous EIR.
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.
(d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

4. Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation (Section 15163).

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As stated in Section 15163 of the CEQA Guidelines, the Lead Agency may choose to prepare a Supplemental EIR rather than a Subsequent EIR if:

1. Any of the conditions described in Section 15162 would require the preparation of a subsequent EIR, and

2. Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation.

An SEIR need contain only the information necessary to make the Prior EIR adequate for the Modified Project as revised (Section 15163). Additionally, an SEIR may be circulated in accordance with CEQA Section 15087 by itself without recirculating the Prior EIR. When the Lead Agency decides whether to approve the Modified Project, the decision-making body shall consider the previous EIR as revised by the SEIR. A finding under Section 15091 must be made for each significant effect shown in the previous EIR as revised in the SEIR.

The reason for preparation of this SEIR relates to the first and second conditions (changes in a project; changes in the circumstance under which a project is undertaken) of the four conditions listed above. The project definition contained in the proposed GRRSP Amendment and BPI Development proposal differs from the Approved Project addressed in the previous EIR certified in 2001 for the 165±-acre GRRSP. In addition, development of the GRRSP is affected by the biological resource conservation goals and associated development constraints pursuant to the Western Riverside County Multiple Species Conservation Plan (WR-MSHCP) approved in 2004 after approval of the original Project. The combined affect of the GRRSPA and BPI Development proposal is defined as the Modified Project in this SEIR.

The GRRSP Planning Area is bisected by the existing alignment of Proposed Constrained Linkage 1 (PCL-1) defined in the WR-MSHCP. The Regional Conservation Agency (RCA) recently purchased approximately 670 acres of land adjacent to and west of the GRRSP Planning Area known as the B Canyon property. This property has long been considered a superior location for a wildlife linkage because it removes or reduces the physical barriers at Green River Road, the railroad tracks, and SR-91 associated with the existing alignment of PCL-1. The RCA requested that the City apply for a WR-MSHCP Criteria Area Refinement to relocate PCL-1 from its current alignment to the B Canyon property. Consequently, the City has agreed to address the proposed Relocation of PCL-1 in this SEIR as a separate but related project.

For this reason, this SEIR analyzes each of the two projects. The proposed Modified Project consisting of the GRRSPA and BPI Development proposal is addressed in Section 4. The Proposed Relocation of PCL-1 is addressed in Section 5 as a separate but related project.

Section 2.2 contains a brief summary of the proposed Modified Project. Section 2.3 contains a brief summary of the proposed of the proposed Relocation of PCL-1 Project. The process

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undertaken and the determinations reached by the City governing why this SEIR is being prepared are detailed in Section 2.4.

This SEIR has been prepared by the City in accordance with CEQA and the CEQA Guidelines.

The SEIR will be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the proposed GPA, GRRSPA No. 1, TTM, and PP. The SEIR will also be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the Relocation of PCL-1.

1.5 TECHNICAL STUDIES AND RELATED DOCUMENTS INCORPORATED

BY REFERENCE
This SEIR incorporates by reference several citywide reports and analyses. In addition, technical studies and reports addressing the Modified Project and Relocation of PCL-1 have been used to prepare the applicable analytical sections of the SEIR. These documents are included in SEIR Appendices B through T and include:
• Green River Ranch Visual Impact Analysis, January 8, 2024, T&B Planning (Appendix C)
• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Air Quality Impact Analysis, June 12, 2024, Urban Crossroads (Appendix D-1) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Health Risk Assessment, June 12, 2024, Urban Crossroads (Appendix D-2) • Biological Technical Report for the Green River Ranch Specific Plan, Revised April 2, 2024, Glenn Lukos Associates, Inc. (Appendix E-1)
• Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis For Impacts to MSHCP Riparian/Riverine Areas Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E-2) • Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E3)
• A Phase I Cultural Resources Assessment for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix F) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Energy Analysis, June 12, 2024, Urban Crossroads (Appendix G)

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• EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River and Dominguez Roads City of Corona, Riverside County, California, August 12, 2020, Petra Geosciences, Inc. (Appendix H1) • Update of EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River and Dominguez Roads City of Corona, Riverside County, California, January 31, 2024, Petra Geosciences, Inc. (Appendix H2) • Paleontological Resource Record Search Update for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix H-3) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Greenhouse Gas Analysis, June 12, 2024, Urban Crossroads (Appendix I) • Phase I Environmental Site Assessment Update Assessor’s Parcel Numbers (APNS) 101-180-014, -015, -037 and -038 Corona, Riverside County, California 2882, August 19, 2019, GeoTek, Inc. (Appendix J)
• Preliminary Drainage Report, December 2022, KWC Engineers (Appendix K-1) • Project Specific Water Quality Management Plan, December 12, 2022, KWC Engineers (Appendix K-2)
• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Noise and Vibration Analysis, June 4, 2024, Urban Crossroads (Appendix L) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Traffic Analysis, June 10, 2024 Urban Crossroads (Appendix M-1) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Vehicle Miles Traveled (VMT) Analysis, June 24, 2024 Urban Crossroads (Appendix M-2) • Sacred Lands File Search, July 9, 2020 (Appendix N)
• Preliminary Wastewater Report Green River Rach Business Park, April 2022, KWC Engineers (Appendix O-1)
• Preliminary Water Report Green River Rach Business Park, November 2021, KWC Engineers (Appendix O-2)
• Water Supply Assessment for the Green River Ranch Business Park, June 2024, Michael Baker International (Appendix O-3)

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• Fire Protection Plan, Green River Ranch Business Park, April 7, 2023, Herbert A.

Spitzer (Appendix P)
• Criteria Refinement Analysis Relocation of Proposed Constrained Linkage 1, Revised December 12, 2023, Glenn Lukos Associates, Inc. (Appendix Q)

1.6 SCOPING MEETING AND NOTICE OF PREPARATION
The City held a Public Scoping Meeting on September 22, 2022 to solicit agency and public comments on the scope and content of the environmental analysis to be included in the Draft SEIR. Numerous comments were received prior to, during, and after the meeting. The comments are presented in Section

2.0, Table 2-1, along with the location in the SEIR that addresses the issues raised.

The City also distributed a Notice of Preparation (NOP) for a 30-day review period starting August 29, 2022, to solicit agency and public comments on the scope and content of the environmental analysis to be included in the Draft SEIR. Four (4) agency and numerous individual members of the public provided comments on the NOP. The comments are presented in Section 2.0, Table 2-2, along with the location in the SEIR that addresses the issues raised.

Section 15123(b) of the CEQA Guidelines requires that an EIR identify areas of controversy and issues to be resolved. The areas of controversy and issues to be resolved by the lead agency include whether and how to mitigate the significant effects of the proposed project, consideration of the various mitigation measures and alternatives recommended in the Draft SEIR by the City, and whether the discretionary approvals required to implement the proposed Project and its development components should be granted. At this time, there are no areas of controversy and issues to be resolved associated with the proposed Modified Project. Significant and unavoidable impacts have been identified in this SEIR for the proposed Modified Project; therefore, a Statement of Overriding Considerations would be required for the proposed Project. However, the impacts associated with the proposed Project and the level of significance of impacts are similar to those that were previously certified by the City in 2001 For the Approved Project.

1.7 PUBLIC REVIEW PERIOD
The Draft SEIR is being distributed to public agencies and other interested parties for review and comment. The Draft SEIR is also available on the City’s website www.Coronaca.gov and at the following locations:

Corona City Hall Circulation Desk
Planning and Development Department Corona Public Library 400 South Vicentia Avenue 650 South Main Street
Corona, California 92882 Corona, California 92882
Phone: (951) 736-2434 Phone: (951) 736-2381
Hours: Monday through Friday: 8:00 a.m. to 5:00 p.m.

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

G R E E N R I V E R R A N C H S P A & B U S I N E S S P A R K

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All comments received from agencies and individuals on the Draft SEIR will be accepted during the public review period, which will not be less than 45 days, in compliance with CEQA. All comments on the Draft SEIR should be sent to the following City contact person:

Sandra Vanian, Planning Manager
City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, California 92882
Following the close of the public review period, the City will prepare responses to all comments and will compile these comments and responses into a Final SEIR. All responses to comments submitted on the Draft SEIR by public agencies during the CEQA comment period will be provided to those agencies at least 10 days prior to final action on the proposed Modified Project and proposed Relocation of PCL-1. The City will make findings regarding the extent and nature of the impacts as presented in the Final SEIR. The Final SEIR will need to be certified as complete by the City Council prior to making a decision to approve or deny the Modified Project (i.e., the GPA, SPA, TTM, and PP) and Relocation of PCL-1. Public input is encouraged at all public hearings (e.g., Planning and Housing Commission, City Council) regarding approval of the proposed Projects.

The Draft SEIR is being distributed to public agencies and other interested parties for review and comment. The Draft SEIR is also available at the following locations and on the City’s website:

Corona City Hall Circulation Desk
Planning & Development Department Corona Public Library 400 South Vicentia Avenue 650 South Main Street
Corona, California 92882 Corona, California 92882
Phone: (951) 736-2434 Phone: (951) 736-2381
Hours: Monday through Friday: 8:00 a.m. to 5:00 p.m. www.Coronaca.gov All comments received from agencies and individuals on the Draft SEIR will be accepted during the public review period, which will not be less than 45 days, in compliance with CEQA. All comments on the Draft SEIR should be sent to the City contact person at the address listed above.

Following the close of the public review period, the City will prepare responses to all comments and will compile these comments and responses into a Final SEIR. All responses to comments submitted on the Draft SEIR by public agencies during the CEQA comment period will be provided to those agencies at least 10 days prior to final action on the Modified Project.

The City will make findings regarding the extent and nature of the impacts as presented in the

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will be provided to those agencies at least 10 days prior to final action on the Modified Project.

The City will make findings regarding the extent and nature of the impacts as presented in the Final SEIR. The Final SEIR will need to be certified as complete by the City Council prior to making a decision to approve or deny the Modified Project (i.e., the GPA, SPA, TTM, and PP.

Public input is encouraged at all public hearings (e.g., Planning and Housing Commission, City Council) regarding the proposed Modified Project before the City.

1.8 SUMMARY OF PROJECT ALTERNATIVES
Section 15126.6 of the CEQA Guidelines identifies the parameters within which consideration and discussion of alternatives to the proposed Project should occur. As stated in this section of the guidelines, alternatives must focus on those that are reasonably feasible and that attain most of the basic objectives of the proposed Project. Each alternative should be capable of avoiding or substantially lessening any significant effects of the proposed Project. The rationale for selecting the alternatives to be evaluated and a discussion of the No Project Alternative are also required, per Section 15126.6.

As presented in Section 6.0 of this SEIR, the proposed PCL-1 Realignment proposed PCL-1 alignment is an environmentally superior alternative and the need to conduct an Alternative analysis would be pointless and therefore not necessary. For these reasons, the Alternatives considered in Section 6.0 of this SEIR focuses on Alternatives to the proposed Modified Project as follows:
• Alternative 1: No Project/No Build Alternative: Under this Alternative, the undeveloped site would remain vacant and unoccupied. No further modification of topography or disturbance of existing biological, cultural, paleontological, or visual resources would be required. This Alternative would dramatically reduce the number of daily vehicle trips in the vicinity of the Project site, resulting in a corresponding reduction in construction and operational emissions, and noise. This Alternative would neither alter existing geologic and hydrologic conditions nor require the implementation of mitigation to reduce potential impacts associated with these issues.

The No Project/No Build Alternative by definition would not meet the objectives of the Modified Project that were discussed earlier in this chapter. Therefore, this Alternative is rejected.
• Alternative 2: Mixed Use Alternative: Under this Alternative, PA 1 through 5 and PA 7 would be developed for mixed (commercial and industrial) use purposes only per the existing GRRSP design guidelines. This Alternative would require a specific plan amendment. Under the Mixed Use Alternative, the Project site would be developed with less intensity of commercial and industrial uses in PAs 1, 2, 3, 4, 5, and 7 while

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PA 6 would remain undeveloped for residential uses. This Alternative would achieve the stated objectives of the existing GRRSP, however it would not meet all the basic goals of the proposed GRRSP (i.e., Modified Project).
• Alternative 3: Residential Alternative: Under this Alternative, development of the Project site would be residential uses only per the existing GRRSP. PA 6 would be developed as stated in the Specific Plan with 32 single-family residential units on lots minimally sized at 3.0 acres each. The northern portion of the Project site would be developed with single-family residential units at a density of 2 dwelling units per acre, resulting in 139 dwellings. Thus, implementation of this Alternative would result in the development of 171 single-family dwelling units on the Project site. 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.

1.9 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION

MEASURES
Table 1-1, Summary of Environmental Impacts and Mitigation Measures, provides a summary of the impact analysis related to the proposed Modified Project. The table identifies a summary of the significant environmental impacts resulting from the Modified Project pursuant to the CEQA Guidelines Section 15123(b)(1). For more detailed discussion, please see each subsection in Section 4.0 of this document. Table 1-1 also lists the applicable mitigation measures related to identified significant impacts and the level of significance after mitigation is identified. Also, the significance of impacts of the Modified Project compared to the approved Project is provided.

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Table 1-1 - Summary of Impacts, Mitigation Measures, and Level of Significance after Mitigation Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Aesthetics
Threshold AES-1: Scenic
Vistas
Less than
Significant
N/A N/A Equal
Threshold AES-2: Scenic
Highways
Less than
Significant
N/A N/A Equal
Threshold AES-3: Visual
Character
Less than
Significant
N/A N/A Equal
Threshold AES-4: Light and
Glare
Potentially
Significant

4.6.1M: Sources of lighting within the Specific Plan area should be limited to the minimum standard to ensure safe circulation and visibility.

4.6.1N: Street lighting should be limited to intersections and other locations needed to maintain safe access (e.g., sharp curves).

4.6.1O: Exterior lighting for buildings should be of a low profile and intensity.

Less than
Significant
Equal
Cumulative Significant Implement MMs 4.6.1M through 4.6.1O Similar Agricultural and Forestry Resources
Threshold AGF-1: Convert
Prime Farmland to Non-Ag
Use
Less than
Significant
N/A N/A Equal
Threshold AGF-2: Conflict
with Ag Zoning or Williamson
Act Contract
Less than
Significant
N/A N/A Equal
Threshold AGF-3: Conflict
with Forestry Zoning
Less than
Significant
N/A N/A Equal
Threshold AGF-4: Loss of
Forestry Land
Less than
Significant
N/A N/A Equal

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold AGF-5: Other
Changes Resulting in Loss of
Farmland or Forestry Land
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Air Quality
Threshold AQ-1: Conflict with
or Obstruct an Air Quality Plan
P
Potentially
Significant
AQ-1: During grading of Planning Areas 1, 2, and 3, all Construction Contractors shall ensure that offroad diesel construction equipment complies with Environmental Protection Agency (EPA)/CARB Tier 4 Interim emissions standards or equivalent and shall ensure that all construction equipment is tuned and maintained in accordance with the manufacturer’s specifications.

AQ-2: Legible, durable, weather-proof signs shall be placed at truck access gates, loading docks, and truck parking areas that identify applicable CARB anti-idling regulations. At a minimum, each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict idling to no more than five (5) minutes once the vehicle is stopped, the transmission is set to "neutral" or "park," and the parking brake is engaged; and 3) telephone numbers of the building facilities manager and the CARB to report violations. Prior to the issuance of a certificate of occupancy, the Lead Agency (City of Corona) shall conduct a site inspection to ensure that the signs are in place.

AQ-3: Prior to tenant occupancy for Planning Areas 1, 2 and 3, the Project Applicants or successors in interest shall provide documentation to the Lead Agency (City of Corona) demonstrating that occupants/tenants of the Project site have been provided documentation on funding opportunities, such as the Carl Moyer Program, that provide incentives for using cleaner-than-required engines and equipment.

Significant and
Unavoidable
Increased

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
AQ-4: The minimum number of automobile electric vehicle (EV) charging stations required by the California Code of Regulations (CCR) Title 24 shall be provided. Final designs of Project buildings shall include electrical infrastructure sufficiently sized to accommodate the potential installation of additional auto and truck EV charging stations.

Threshold AQ-2: Result in
Cumulatively Considerable Net
Increase in any Criteria
Pollutant
Potentially
Significant
Implement MM AQ-1 through AQ-4 Significant and
Unavoidable
Equal
Threshold AQ-3: Expose
sensitive receptors to pollution
Less than
Significant
Implement MM AQ-1 N/A Equal
Threshold AQ-4: Other
Emissions Affecting People
Less than
Significant
N/A N/A Equal
Cumulative Significant Implement MM AQ-1 through AQ-4 Significant and Unavoidable
Equal
Biological Resources
Threshold BIO-1: Candidate,
Non-listed Sensitive, or
Special-Status Species
Potentially
Significant

4.7.1A: Mitigation for impacts to the California gnatcatcher shall consist of acquiring and preserving California gnatcatcher habitat of equal or greater quality at a minimum replacement ratio of 1:1 (acquire at least 1 acre for each acre impacted). The Modified Project would impact 8 acres of habitat used by the California gnatcatcher; therefore, mitigation shall consist of the acquisition and preservation of at least 8 acres of occupied habitat. The acquired habitat shall be in a location that facilitates management for the species (i.e., currently supports the species and is contiguous with a larger area that will be managed for conservation of the species). Potential suitable locations include areas adjacent to existing reserves (such as Stephens’ kangaroo rat reserves) or within established mitigation banks for the California gnatcatcher.

Less than
Significant
Equal

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Project impacts to the California gnatcatcher and its designated critical habitat will require consultation or other permitting for compliance with the federal ESA that may result in requirements for additional mitigation measures beyond those described above..

4.7.3A: Prior to the commencement of tree removal or grading on the proposed project site during the nesting season (March-July), all suitable habitat shall be thoroughly surveyed for the presence of nesting birds by a qualified biologist. If any active nests are detected, the area shall be flagged and avoided until the nesting cycle is complete. In addition, a biologist shall be present on site to monitor the tree removal and grading to ensure that any nests detected during the initial survey are not disturbed. .

4.7.3B: Alternative) Tree removal and grading shall be delayed until after the nesting season (March-July)..

BIO-1: If the Crotch bumble bee is still a Candidate species or has been confirmed as a State listed species at the time of Modified Project site disturbance, then prior to the issuance of a grading permit that would remove Crotch bumble bee habitat the following measures shall be implemented:
• The Project proponent shall have conveyed or have an agreement to convey approximately 50.96 acres of various scrub habitats and 26 acres of non-native grassland in the southern portion of the Project site to the RCA, which constitutes avoidance of suitable habitat. • If the land to be conserved in the southern portion of the Project site has not been conveyed to the RCA and no agreement is yet in place to convey the property, the Project proponent shall coordinate with CDFW to address the extent of impacts and determine whether an Incidental Take Permit (ITP) for Crotch bumble bee would be required. If an ITP were required, then mitigation may be required by

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
CDFW as part of the ITP process, and the conservation of the comparable open space habitat would be presented to support the ITP.

Threshold BIO-2: Riparian
Habitat or Other Sensitive
Natural Communities
Potentially
Significant

4.7.2A: All riparian habitat impacted (i.e., removed) by the proposed project shall be replaced through creation of new riparian habitat of equal or greater quality. Impacts to 3.66 acres of CDFW jurisdiction (including

2.10 acres of potential Corps/RWQCB jurisdiction) shall be mitigated at a 3:1 ratio (10.98 acres) through the combination of onsite restoration and preservation, and offsite mitigation (Riverpark Mitigation Bank). The onsite mitigation will consist of the restoration of 2.57 acres of riparian oak woodland and the preservation of 6.36 acres of oak woodlands and streams.

The balance of mitigation would consist of 4.62 acres would be purchased at a Mitigation bank.

It is anticipated that project construction will require permits or approvals from the CDFW (per Section 1601/1603 of the Fish and Game Code), RWQCB (per Section 401 of the federal Clean Water Act), and Corps (per Section 404 of the federal Clean Water Act).

Less than
Significant
Equal
Threshold BIO-3:

Jurisdictional Waters/
Wetlands
Potentially
Significant
Implement MM 4.7.2A Less than
Significant
Equal
Threshold BIO-4: Wildlife
Movement and Migratory
Species
Potentially
Significant
Implement MM 4.7.3A through MM 4.73B Less than
Significant
Equal
Threshold BIO-5: Adopted
Policies and/or Ordinances
Potentially
Significant

4.7.4A: Prior to issuance of grading permits for PA 1, 2, 3, and 5, and 6, the project shall comply with the City’s Hillside Development Overlay Ordinance. This mitigation was previously introduced as mitigation measure 4.6-1. This Ordinance promotes the use of residential clustering techniques and their measures to minimize impacts on hillside sites, typically areas containing oak trees. Home sites shall be clustered into the fewest number of acres possible to minimize the spread of impacts over a Less than
Significant
Equal

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
large portion of the property to reduce fragmentation of the remaining natural areas.

4.7.4B: Prior to issuance of grading permits for PAs 1, 2, 3, and 5, and 6, the applicant shall design an oak woodland management plan which includes the following:
• Provisions for ongoing maintenance, management, and construction impact practices for all oaks on site.
• Provisions for enhancing oak woodlands not within the development zone.
• Provisions for limiting human and vehicular access to existing oak woodland areas in order to preserve habitat quality.
• Limitations on the use of herbicides or pesticides within the oak woodland areas.

4.7.4C: Prior to grading within PAs 1, 2, 3, and 5, and 6, the applicant shall conduct a revised Tree Survey, based on the staking of the specific limits of grading, to assess opportunities for transplanting the oak trees.

4.7.4D: Prior to issuance of building permits within PAs 1, 2, 3, and 5, and 6, a qualified native plant horticulturist shall determine the sensibility and likelihood of survival of transplanting 10 percent of the oak trees.

4.7.4E: Prior to certification of occupancy, the applicant shall replant 15- gallon size oaks at a ratio of 10 to 1 for all oaks lost but not transplanted.

The location and methods for these plantings would be specified by a qualified native plant biologist/horticulturist.MM 4.7.4E.

Threshold BIO-6: Adopted
habitat Conservation Plans
Potentially
Significant
Implement MM 4.7.2A Less than
Significant
Equal
Cumulative Potentially
Significant
Implement MMs 4.7.1A, 4.7.2A, 4.7.3A, 4.7.3B, 4.7.4A, 4.7.4B, 4.7.4C,

4.7.4D, 4.7.4E, and MM BIO-1
Less than
Significant
Equal

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cultural Resources
Threshold CUL-1: Adverse
change in the significance of a
historical resource
Less than
Significant
N/A N/A Equal
Threshold CUL-2: Adverse
change in significance of an
archaeological resource
Potentially
Significant
CUL-1: Mitigation Monitoring and Reporting Program (MMRP) - As a condition of project approval, a MMRP is recommended to identify any cultural resources that may be uncovered during grading, and subsequently, to mitigate potential impacts to any discovered archaeological resources evaluated as significant. This program shall include, but not be limited to, the following actions:
1) Prior to issuance of a grading permit, the applicant shall provide written verification in the form of a letter from the project archaeologist to the lead agency stating that a certified archaeologist has been retained to implement the monitoring program.
2) The project applicant shall provide Native American monitoring during grading when the archaeological monitor identifies undisturbed soil or Native American artifacts. The Native American monitor shall work in concert with the archaeological monitor to observe ground disturbances and search for cultural materials when the potential exists to encounter prehistoric artifacts. 3) The certified archaeologist shall attend the pre-grading meeting with the contractors to explain and coordinate the requirements of the monitoring program.
4) During the cutting of previously undisturbed deposits, the archaeological monitor(s) shall be on-site, as determined by the consulting archaeologist, to perform periodic inspections of the excavations. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The consulting archaeologist shall have the authority to modify the monitoring program if the potential for cultural resources appears to be less than anticipated.

Less than
Significant
Equal

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
5) Isolates and clearly non-significant deposits will be minimally documented in the field so the monitored grading can proceed. 6) In the event that previously unidentified cultural resources are discovered, the archaeologist shall have the authority to divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources.

The archaeologist shall contact the lead agency at the time of discovery. The archaeologist, in consultation with the lead agency, shall determine the significance of the discovered resources. The lead agency must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the lead agency before being carried out using professional archaeological methods. If any human bones are discovered, the county coroner and lead agency shall be contacted. In the event that the remains are determined to be of Native American origin, the Most Likely Descendant (MLD), as identified by the NAHC, shall be contacted in order to determine proper treatment and disposition of the remains.
7) Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods. The project archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis.
8) All cultural material collected during the grading monitoring program shall be processed and curated according to the current professional repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent curation.

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
9) A report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of the lead agency prior to the issuance of any building permits. The report will include DPR Primary and Archaeological Site Forms.

Threshold CUL-3: Disturb
human remains
Potentially
Significant
CUL-2: Human Remains - If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to Public Resource Code Section 5097.98(b), remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission (NAHC) shall be contacted within the period specified by law (24 hours). Subsequently, the NAHC shall identify the "most likely descendant." The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resources Code Section 5097.98.

Less than
Significant
Equal
Cumulative Less than
Significant
N/A N/A Equal
Energy
Threshold EN-1: Wasteful,
inefficient, unnecessary
consumption of energy
Less than
Significant
N/A N/A Equal
Threshold EN-2: Conflict with
or obstruct a state or local plan
for renewable energy or energy
efficiency
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Geology / Soils

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold GEO-1: Fault
Rupture
Less than
Significant
N/A N/A Equal
GEO-2: Strong seismic ground
shaking
Less than
Significant
N/A N/A Equal
Threshold GEO-3: SeismicRelated Ground FailureLess than Significant
N/A N/A Equal
Threshold GEO-4: Landslides Less than
Significant
N/A N/A Equal
Threshold GEO-5: Soil Erosion
or Loss of Topsoil
Less than
Significant
N/A N/A Equal
Threshold GEO-6: Unstable
Soils
Less than
Significant
N/A N/A Equal
Threshold GEO-7: Expansive
Soils
Less than
Significant
N/A N/A Equal
Threshold GEO-8: Septic
Tanks
Less than
Significant
N/A N/A Equal
Threshold GEO-9: Destroy
paleontological resource
Potentially
Significant
PAL-1: 1) Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources by a qualified paleontologist or paleontological monitor. Full time monitoring of grading or excavation activities should be performed starting from the surface in undisturbed areas of very old Quaternary (middle to early Pleistocene) alluvial fan deposits, and the Tertiary-aged Sespe, Vaqueros, Santiago, and Silverado formations within the project. Paleontological monitors will be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. The monitor must be empowered to temporarily halt or divert equipment to allow for the removal of abundant or large specimens in a timely manner. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface, or if present, are determined upon exposure and examination Less than
Significant
Equal

DRAFT SUBSEQUENT EIR

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
by qualified paleontological personnel to have a low potential to contain or yield fossil resources.
2) Paleontological salvage during trenching and boring activities is typically from the generated spoils and does not delay the trenching or drilling activities. Fossils are collected and placed in cardboard flats or plastic buckets and identified by field number, collector, and date collected.

Notes are taken on the map location and stratigraphy of the site, and the site is photographed before it is vacated and the fossils are removed to a safe place. On mass grading projects, any discovered fossil site is protected by red flagging to prevent it from being overrun by earthmovers (scrapers) before salvage begins. Fossils are collected in a similar manner, with notes and photographs being taken before removing the fossils. Precise location of the site is determined with the use of handheld Global Positioning System units. If the site involves a large terrestrial vertebrate, such as large bone(s) or a mammoth tusk, that is/are too large to be easily removed by a single monitor, Brian F. Smith and Associates, Inc. (BFSA) will send a fossil recovery crew in to excavate around the find, encase the find within a plaster jacket, and remove it after the plaster is set. For large fossils, use of the contractor’s construction equipment is solicited to help remove the jacket to a safe location before it is returned to the BFSA laboratory facility for preparation.
3) Particularly small invertebrate fossils typically represent multiple specimens of a limited number of organisms, and a scientifically suitable sample can be obtained from one to several five-gallon buckets of fossiliferous sediment. If it is possible to dry screen the sediment in the field, a concentrated sample may consist of one or two buckets of material.

For vertebrate fossils, the test is usually the observed presence of small pieces of bones within the sediments. If present, as many as 20 to 40 fivegallon buckets of sediment can be collected and returned to a separate

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
facility to wet-screen the sediment. In the laboratory, individual fossils are cleaned of extraneous matrix, any breaks are repaired, and the specimen, if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g., a solution of acetone and Paraloid B-72).
4) Preparation of recovered specimens to a point of identification and permanent preservation, including screen washing sediments to recover small invertebrates and vertebrates, if necessary. Preparation of individual vertebrate fossils is often more time-consuming than for accumulations of invertebrate fossils.
5) Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the Western Science Center, 2345 Searl Parkway, Hemet, California 92543). The paleontological program should include a written repository agreement prior to the initiation of mitigation activities.
6) Preparation of a final monitoring and mitigation report of findings and significance, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location. The report, when submitted to the appropriate lead agency (City of Corona), will signify satisfactory completion of the project program to mitigate impacts to any paleontological resources.
7) Decisions regarding the intensity of the MMRP will be made by the project paleontologist based upon the significance of the potential paleontological resources and their biostratigraphic, biochronologic, paleoecologic, taphonomic, and taxonomic attributes, not upon the ability of a project proponent to fund the MMRP.

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Potentially
Significant
Implement MM PAL-1 Less than
Significant
Equal
Greenhouse Gas Emissions
Threshold GHG-1: Generate
direct or indirect greenhouse
gas emissions
Potentially
Significant
GHG-1: Prior to issuance of a building permit for each increment of development in the GRRSP, the Project applicant shall provide documentation to the City of Corona Building Division demonstrating that the improvements and/or buildings subject to a building permit application include the measures from the CAP GHG Emissions Screening Tables (Appendix C to the CAP), as needed to achieve a minimum of 100 points for both the residential and non-residential portions of the Project.

Alternatively, specific measures may be substituted for other measures that achieve an equivalent amount of GHG reduction, subject to City of Corona Building Division review.

Less than
Significant
Equal
Threshold GHG-2: Conflict
with a plan, policy, or
regulation adopted to reduce
greenhouse gas emissions
Potentially
Significant
Implement MM GHG-1 Less than
Significant
Equal
Cumulative Potentially
Significant
Implement MM GHG-1 Less than
Significant
Equal
Hazards & Hazardous Materials
Threshold HAZ-1: Routine
Transport, use, or Disposal of
Hazardous Materials
Less than
Significant
N/A N/A Equal
Threshold HAZ-2: Reasonably
Foreseeable Upset and
Accident Conditions
Less than
Significant
N/A N/A Equal
Threshold HAZ-3: Emit
Hazards Near Existing or
Proposed School
Less than
Significant
N/A N/A Equal

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ENPLANNERS
1-26
Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold HAZ-4: Located on
a Listed Hazardous Materials
Site
Potentially
Significant
HAZ-1: Prior to issuance of a demolition permit for each phase of development requiring demolition and removal of onsite structures, the Project applicant shall provide documentation to the City of Corona Building Division demonstrating that the improvements and/or buildings subject to a demolition permit application include survey testing for asbestos-containing materials (ACM) and lead-based paints (LBP) in accordance with existing federal and state regulations.

Less than
Significant
Equal
Threshold HAZ-5: Within an
Airport Land Use Plan or
Within Two Miles of a Public
Airport
Less than
Significant
N/A N/A Equal
Threshold HAZ-6: Conflict
with Emergency Response
Plans
Less than
Significant
N/A N/A Equal
Threshold HAZ-7: Wildland
Fire Risks
See Wildfire N/A N/A N/A
Cumulative Potentially
Significant
Implement MM HAZ-1 Less than
Significant
Equal
Hydrology / Water Quality
Threshold HYD-1: Violate any
water quality standards or waste
discharge requirements
Potentially
Significant

4.11.1A: The project applicant shall obtain all required permits and clearances from the Corps, the RWQCB, and the CDFG prior to the disturbance of any existing drainage.

4.11.1.B: Drainage facilities within engineered slopes/fills shall be designed and installed in accordance with the City of Corona standards.

4.11.2.A: All proposed storm drain facilities and equipment shall be designed, installed and maintained in a manner to convey peak flows estimated for the project. Drainage plans shall be submitted to the City for review and approval prior to the issuance of grading permits.

Less than
Significant
Equal

DRAFT SUBSEQUENT EIR

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ENPLANNERS
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project

4.11.2B: On-site detention basins shall be constructed to accommodate storm flows from the project site. Such facilities shall be designed, installed and maintained in a manner to reduce on-site runoff to a level that can be accommodated by the existing culverts beneath Green River Road. All required drainage structures shall be designed, installed, and maintained in accordance with applicable City of Corona standards.

4.11.3A: The construction and/or grading contractor shall establish and implement a construction Storm Water Pollution Prevention Plan (SWPPP) and post-construction Water Quality Management Plan (WQMP) in accordance with NPDES permit issued by the Santa Ana RWQCB.

4.11.3.B: In accordance with issuance of a NPDES permit, the construction and/or grading contractor shall establish and implement specific Best Management Practices (BMP) at time of project implementation.

Construction erosion and sediment control plans shall be submitted to the City for review and approval prior to the issuance of grading permits.

BMPs to minimize erosion and/or sedimentation impacts shall include (but not be limited to) the following:

Collection of runoff entering developing areas into surface and subsurface drains for removal to nearby drainages.
• Capture of runoff above steep slopes or poorly vegetated areas and convey-ance to nearby drainages.
• Conveyance of runoff generated on paved or covered areas via drains and swales to natural drainage courses.
• Revegetation of disturbed areas and vegetation of non-disturbed but highly erosive areas.
• Use of drought tolerant plants and irrigation systems which minimize runoff.

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SEPTEMBER 202 4

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Topic Impact Before
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Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
• Use of other erosion control devices such as rip-rap, gabions, concrete lining, small check dams, etc. to reduce erosion in gullies and active stream channels.
• During the time that on-site soils are exposed, the soil surface shall be approximately 2 feet below the surrounding grade. Any storm water falling on exposed soils will infiltrate on site.
• To the maximum extent possible, on-site vegetation shall be maintained.
• Limit grading disturbance to essential project area.
• Limit grading activities during the rainy season.
• Balance and limit, to the extent possible, the amount of cut and fill. • Water entering and exiting the site shall be diverted through the placement of interceptor trenches or other erosion control devices. • Water shall be sprayed on disturbed areas to limit dust generation. • The construction entrance shall be stabilized to reduce tracking onto adjacent streets.
• Dikes, drains, swales or other features shall be used to divert and/or redirect runoff.

4.11.3.D: Manufactured slopes shall be revegetated to help ensure stability.

Revegetation plans shall be submitted to the City for review and approval prior to the issuance of grading permits. Plant selection shall comply with the Plant Palette contained in Section 4.3.6 of the Green River Ranch Specific Plan.

4.11.4A: Development within the Specific Plan area shall comply with applicable provisions of the NPDES permit and the applicable standards and regulations of responsible agencies.

Threshold HYD-2:

Substantially decrease
groundwater supplies or
Less than
Significant
N/A N/A Equal

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
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SEPTEMBER 202 4

EXECUTIVE SUMMARY

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
interfere substantially with
groundwater recharge
Threshold HYD-3:

Substantially Alter Drainage
Resulting in Erosion or
Siltation Offsite
Less than
Significant

4.11.3A: The construction and/or grading contractor shall establish and implement a construction Storm Water Pollution Prevention Plan (SWPPP) and post-construction Water Quality Management Plan (WQMP) in accordance with NPDES permit issued by the Santa Ana RWQCB.

HYD-1: Erosion of existing natural downstream canyons and hillsides will be mitigated by properly designed grading, detention basins, energy dissipators and erosion protection rip-rap pads at the outlet of storm drain system.

Less than
Significant
Equal
Threshold HYD-4: Alter
Drainage or Increase of Surface
Runoff Resulting in Flooding
On- or Off-site
Potentially
Significant
Implement MM 4.11.2A. Less than
Significant
Equal
Threshold HYD-5: Runoff
Exceeding Capacity of Existing
or Planned Facilities
Less than
Significant
N/A N/A Equal
Threshold HYD-6: Impede or
Redirect Flood Flows
Potentially
Significant
Implement MM 4.11.2A. Less than
Significant
Equal
Threshold HYD-7: Inundation
by Seiche, Tsunami, or
Mudflow
Less than
Significant
N/A N/A Equal
Threshold HYD-8: Conflict
with or obstruct
implementation of a water
quality control plan or
sustainable groundwater
management plan
Less than
Significant
N/A N/A Equal
Cumulative Potentially
Significant
Implement MMs 4.11.1A, 4.11.1.B, 4.11.2.A, 4.11.2B, 4.11.3A, 4.11.3.B,

4.11.3.C, 4.11.3.D, 4.11.4A, 4.11.4B, and HYD-1.

Less than
Significant
Equal

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Land Use and Planning
Threshold LU-1: Physically
divide an established
community
Less than
Significant
N/A N/A Equal
Threshold LU-2: Conflict with
any land use plan, policy, or
regulation adopted for the
purpose of avoiding or
mitigating an environmental
effect
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Minerals
Threshold MIN-1: Loss of
regionally important minerals
resources
Less than
Significant
N/A N/A Equal
Threshold MIN-2: Loss of
locally important minerals
resources
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Noise
Threshold N-1: Temporary or
permanent ambient noise in
excess of established standards
Less than
Significant
N/A N/A Equal
Threshold N-2: Excessive
groundborne vibration or
groundborne noise levels
Less than
Significant
N/A N/A Equal
Threshold N-3: Exposure to
Excessive Noise from Public or
Private Airport
Less than
Significant
N/A N/A Equal

DRAFT SUBSEQUENT EIR

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Less than
Significant
N/A N/A Equal
Population and Housing
Threshold POP-1: Induce
Substantial Unplanned
Population Growth
Less than
Significant
N/A N/A Equal
Threshold POP-2: Displace
Substantial Numbers of
existing People or Housing
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Public Services
Threshold PUB-1: Impacts
from Construction of New or
Renovated Fire Protection
Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-2: Impacts
from Construction of New or
Renovated Police Protection
Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-3: Impacts
from Construction of New or
Renovated School Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-4: Impacts
from Construction of New or
Renovated Park Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-5: Impacts
from Construction of New or
Renovated Other Public
Facilities
Less than
Significant
N/A N/A Equal

CITY OF CORONA
SEPTEMBER 202 4

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EXECUTIVE SUMMARY

ENPLANNERS
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Less than
Significant
N/A N/A Equal
Recreation
Threshold REC-1: Existing
Recreational and Park Facilities
Less than
Significant
N/A N/A Equal
Threshold REC-2: New or
Physically Altered Recreation
and Park Facilities
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Transportation
Threshold TRA-1: Conflict
with applicable circulation
system program, plan,
ordinance, or policy.

Less than
Significant
N/A N/A Equal
Threshold TRA-2: Conflict or
be inconsistent with CEQA
Guidelines section 15064.3,
subdivision (b)
Potentially
Significant

4.17.1: Prior to the issuance of building permits for the BPI Development in PA 1, 2 and 3 and the Estate Residential uses in PA 5, separate Transportation Demand Management (TDM) Plans shall be prepared to reduce project VMT. Applicable trip reduction strategies may include but are not limited to the following:
• Implement voluntary local hiring programs.
• Mark preferred parking spaces for vanpools and carpools. • Provide on-site secured bike parking facilities.
• Provide information on carpooling and vanpooling opportunities to employees.
• Provide an on-site message board in each building or other comparable system to encourage and provide information about public transit, carpooling, and vanpooling, and carpool and vanpool ridematching services.

Significant and
Unavoidable
Equal

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
The TDM Plan shall include an estimate of the vehicle trip reduction anticipated for each strategy proposed based on published research such as California Air Pollution Control Officers Association (CAPCOA), Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (December 2021) (CAPCOA Handbook).

Threshold TRA-3: Hazards
Due to Design Features or
Incompatible Uses
Less than
Significant
N/A N/A Equal
Threshold TRA-4: Inadequate
Emergency Access
Less than
Significant
N/A N/A Equal
Cumulative Potentially
Significant
Implement MM 4.17.1 Significant and
Unavoidable
Equal
Tribal Cultural Resources
Threshold TCR-1: Impacts to
Listed or Eligible Tribal
Cultural Resources
Potentially
Significant
Implement MM CUL-1
TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities.

A. The Project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations(i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

Less than
Significant
Equal

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SEPTEMBER 202 4

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe.

Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all grounddisturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs.

E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist.

The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole

DRAFT SUBSEQUENT EIR

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
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After
Mitigation
Significance
Compared to
Approved
Project
discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

TCR-2: Unanticipated Discovery of Human Remains and Associated Funerary Objects.

A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

B. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

D. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Kizh determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)

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SEPTEMBER 202 4

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

MM TCR-3: Procedures for Burials and Funerary Remains.

A. As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

DRAFT SUBSEQUENT EIR

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains.

If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground-disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects.

F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.

G. The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

Threshold TCR-2: Impacts to
Lead Agency Defined Tribal
Cultural Resources
Potentially
Significant
Implement MMs CUL-1, TCR-1, TCR-2, and TCR-3 Less than
Significant
Equal
Cumulative Potentially
Significant
Implement MMs CUL-1, TCR-1, TCR-2, and TCR-3 Less than
Significant
Equal
Utilities / Service Systems
Threshold UTL-1: Impacts
from Relocation or
New/Expanded Utilities?
Less than
Significant
N/A N/A Equal
Threshold UTL-2: Sufficient
Water Supplies
Less than
Significant
N/A N/A Equal
Threshold UTL-3: Wastewater
Treatment Capacity
Less than
Significant
N/A N/A Equal
Threshold UTL-4: Exceed
Solid Waste Capacities or
Impair Solid Waste Reduction
Goals
Less than
Significant
N/A N/A Equal
Threshold UTL-5: Solid Waste
Regulations
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Wildfire
Threshold FIRE-1: Impair
Emergency Response or
Evacuation plan
Less than
Significant
N/A N/A Equal

DRAFT SUBSEQUENT EIR

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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold FIRE-2: Expose
Project Occupants to Wildfire
Pollution or Uncontrolled
Wildfire Spread
Less than
Significant
N/A N/A Equal
Threshold FIRE-3: Install or
Maintain Infrastructure that
would Exacerbate Fire Risk or
Result in Impacts to the
Environment
Less than
Significant
N/A N/A Equal
Threshold FIRE-4: Expose
People or Structures to
Flooding or Landslide Risks
from Runoff, Post-Fire Slope
Instability, or Drainage
Changes
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal

CITY OF CORONA
SEPTEMBER 202 4

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INTRODUCTION

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2.0 INTRODUCTION

2.1 PURPOSE OF THIS SUBSEQUENT ENVIRONMENTAL IMPACT
REPORT
The objective of a Subsequent Environmental Impact Report (SEIR) is to supplement a previously approved Environmental Impact Report (EIR) with additional analysis necessary to address a project in its modified form. To accomplish this objective, an SEIR assesses the changes in the environmental significance conclusions originally reached in a previous EIR attributable to either: 1) changes in a project; 2) changes in the circumstance under which a project is undertaken; or 3) introduction of new information of substantial importance that was not known at the time the previous EIR was certified. The reason for preparation of this SEIR relates to the first and second conditions. The project definition contained in the proposed Green River Ranch Specific Plan (GRRSP) Amendment and Business Park Industrial development proposal differs from the Project approved as part of the previous EIR certified in 2001 for the 165±-acre GRRSP. In addition, development of the GRRSP is affected by the biological resource conservation goals and associated development constraints pursuant to the Western Riverside County Multiple Species Conservation Plan (WR-MSHCP) approved in 2004 after approval of the original Project.

The Project Applicant proposes to Amend the GRRSP to modify land uses and rearrange Planning Areas. The proposed GRRSP Amendment (GRRSPA) would create Business Park Industrial (BPI) Planning Areas that are proposed for development. The combined affect of the GRRSPA and BPI development proposal is defined as the Modified Project in this SEIR.

The GRRSP Planning Area is bisected by the existing alignment of Proposed Constrained Linkage 1 (PCL-1) defined in the WR-MSHCP. The Regional Conservation Agency (RCA) recently purchased approximately 670 acres of land adjacent to and west of the GRRSP Planning Area known as the B Canyon property. This property has long been considered a superior location for a wildlife linkage because it removes or reduces the physical barriers at Green River Road, the railroad tracks, and SR-91 associated with the existing alignment of PCL-1. The RCA requested that the City apply for a WR-MSHCP Criteria Area Refinement to relocate PCL-1 from its current alignment to the B Canyon property. Consequently, the City has agreed to address the proposed Relocation of PCL-1 in this SEIR as a separate but related project.

For this reason, this SEIR analyzes each of the two projects. The proposed Modified Project consisting of the GRRSPA and BPI Development proposal is addressed in Section 4. The Proposed Relocation of PCL-1 is addressed in Section 5.

Section 2.2 contains a brief summary of the proposed Modified Project. Section 2.3 contains a brief summary of the proposed of the proposed Relocation of PCL-1 Project. The process

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undertaken and the determinations reached by the City governing why this SEIR is being prepared are detailed in Section 2.4.

2.2 PROPOSED MODIFIED PROJECT
The Project Applicant, PSIP WR Green River, LLC, seeks approval of Amendment No. 1 to the GRRSP to rearrange and change the previously approved land uses, slightly expand the Specific Plan boundary, and designate a large portion of the site as open space for permanent preservation to compliance with the WR-MSHCP. Concurrent with the proposed GRRSPA, the Project Applicant requests entitlements for development of the BPI Planning Areas located in revised Planning Areas 1, 2 and 3. A detailed description of the proposed Modified Project is provided in Section 3.2.

To implement the GRRSPA and BPI development, the project Applicant proposes a General Plan Amendment (GPA), Specific Plan Amendment (SPA), Tentative Tract Map (TTM), and Precise Plan (PP). These discretionary approvals represent the proposed Project, proposed Modified Project, or Modified Project analyzed in this SEIR. These actions are summarized as follows:
• GPA 2020-0002 • SPA 2020-0006
• TTM 37963 • PP 2020-0004

2.3 PROPOSED RELOCATION OF PCL-1
The WR-MSHCP was approved in 2004 after City approval of the GRRSP in 2001. The WRMSHCP identifies areas of habitat within Western Riverside County that shall be conserved to ensure the long-term survivability of the covered species contained in the plan. The habitat areas located on private property are identified by criteria cells, core areas consisting of groups of criteria cells, and wildlife corridors linking core areas. Some of the wildlife corridors are constrained by existing development and are defined as a Proposed Constrained Linkage (PCL). Through conservation of the areas identified for each criteria cell, core area, and wildlife corridor in combination with public open space in government control, the long-term survival of covered species would be obtained.

The GRRSP Planning Area contains four Criteria Cells (1702, 1704, 1811, and 1812) and PCL1. The Criteria Cells support PCL-1 that connects Core Area A to the north (Prado Basin/Santa Ana River) with Core Area B to the south (Cleveland National Forest). Proposed Constrained Linkage 2 (PCL-2) is located further to the east, and both PCL-1 and PCL-2 are intended to connect Core Areas A and B.

Since approval of the WR-MCHCP, discussions regarding the planned location of PCL-1 have occurred because of several known constraints associated with the planned alignment. Most recently in 2016, a Criteria Refinement analysis for the relocation of PCL-1 was submitted to

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INTRODUCTION

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the RCA but not approved. The City, RCA, and the U.S. Fish and Wildlife Service and California Department of Fish and Wildlife generally agree relocation of PCL-1 to a superior alignment would better meet the conservation goals of the WR-MSCHP. To this end, RCA recently purchased the property known as B Canyon for the purposes of relocating PCL-1. At the request of RCA, the City proposes to relocate PCL-1 to this alternate location known as the B Canyon property. The property is located west of its current alignment and west of and adjacent to the GRRSP Planning Area. All other interested parties agree it would better serve the objectives of the MSHCP in the proposed relocated alignment. The Project Applicant who has proposed the GRRSPA and BPI Development has agreed to include environmental analysis of the proposed PCL-1 relocation in this SEIR as a separate but related project because it would remove any impediments to development otherwise created by the existing alignment of PCL1 through the GRRSP Planning Area. For this reason, the SEIR analyzes the Modified Project (GRRSPA and BPI Development Project) first followed by analysis of the proposed Relocation of PCL-1. A detailed description of these proposed Relocation of PCL-1 Project is provided in Section 3.3.

2.4 BASIS FOR AND INTENDED USE OF THIS SUBSEQUENT EIR
Basis for this Subsequent EIR
To determine whether the Modified Project is eligible for the preparation of an SEIR, the criteria in Section 15162 governing preparation of Subsequent CEQA documents must be met.

This section states no SEIR shall be prepared unless one or more of the following conditions is present:
• Substantial changes are proposed in the Modified Project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
• Substantial changes occur with respect to the circumstances under which the Modified Project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or • New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
o The Modified Project will have one or more significant effects not discussed in the previous EIR;

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o Significant effects previously examined will be substantially more severe than shown in the previous EIR;
o Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the Modified Project, but the project proponents decline to adopt the mitigation measure or alternative; or
o Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

The City has determined that a SEIR is the appropriate environmental document for the Modified Project because all of the conditions in Section 15162 regarding preparation of a SEIR can be met. An SEIR may be circulated in accordance with CEQA Section 15087 by itself without recirculating the previous EIR. When the Lead Agency decides whether to approve the Modified Project, the decision-making body shall consider the previous EIR as revised by the SEIR. A finding under Section 15091 must be made for each significant effect shown in the previous EIR as revised in the SEIR.

Because this SEIR addresses two (2) separate but related projects, when referenced together they are referred to as either: 1) proposed Projects, or 2) proposed Modified Project and proposed Relocation of PCL-1 Project.

Intended Use of this Subsequent EIR
CEQA and the CEQA Guidelines establish the City as the Lead Agency, which is defined in CEQA Guidelines Section 15367 as “the public agency which has the principal responsibility for carrying out or approving a project.” The City has determined that the proposed Project meets the CEQA definition of a project. The City has determined that the proposed Project is not exempt from CEQA, approval of a Negative Declaration (ND) or Mitigated Negative Declaration (MND) is not appropriate, and preparation of an EIR as supplemented by this SEIR is the appropriate environmental document.

This SEIR has been prepared by the City in accordance with CEQA and the CEQA Guidelines.

The SEIR will be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the proposed GPA, GRRSPA No. 1, TTM, and PP. The SEIR will also be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the Relocation of PCL-1.

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2.5 CONTENT AND ORGANIZATION OF THIS SUBSEQUENT EIR
Technical Studies and Reference Documents
This SEIR incorporates by reference several citywide reports and analyses. In addition, technical studies and reports addressing the Modified Project and Relocation of PCL-1 have been used to prepare the applicable analytical sections of the SEIR. These documents are included in SEIR Appendices B through T and include:
• Green River Ranch Visual Impact Analysis, January 8, 2024, T&B Planning (Appendix C) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Air Quality Impact Analysis, June 12, 2024, Urban Crossroads (Appendix D-1) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Health Risk Assessment, June 12, 2024, Urban Crossroads (Appendix D-2) • Biological Technical Report for the Green River Ranch Specific Plan, Revised April 2, 2024, Glenn Lukos Associates, Inc. (Appendix E-1)
• Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis For Impacts to MSHCP Riparian/Riverine Areas Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E-2) • Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E-3)
• A Phase I Cultural Resources Assessment for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix F) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Energy Analysis, June 12, 2024, Urban Crossroads (Appendix G)
• EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River And Dominguez Roads City Of Corona, Riverside County, California, August 12, 2020, Petra Geosciences, Inc. (Appendix H-1) • Update of EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River And Dominguez Roads City Of Corona, Riverside County, California, January 31, 2024, Petra Geosciences, Inc. (Appendix H-2) • Paleontological Resource Record Search Update for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix H-3)

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• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Greenhouse Gas Analysis, June 12, 2024, Urban Crossroads (Appendix I) • Phase I Environmental Site Assessment Update Assessor’s Parcel Numbers (APNS) 101- 180-014, -015, -037 And -038 Corona, Riverside County, California 2882, August 19, 2019, GeoTek, Inc. (Appendix J)
• Preliminary Drainage Report, December 2022, KWC Engineers (Appendix K-1) • Project Specific Water Quality Management Plan, Revised December 16, 2022, KWC Engineers (Appendix K-2)
• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Noise and Vibration Analysis, June 4, 2024, Urban Crossroads (Appendix L) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Traffic Analysis, June 10, 2024 Urban Crossroads (Appendix M-1) • Green River Ranch Specific Plan Amendment Vehicle Miles Traveled (VMT) Analysis, June 24, 2024, Urban Crossroads (Appendix M-2)
• Sacred Lands File Search, July 9, 2020 (Appendix N)
• Preliminary Wastewater Report, April 2022, KWC Engineers (Appendix O-1) • Preliminary Water Report, November 2021, KWC Engineers (Appendix O-2) • Water Supply Assessment For The Green River Ranch Business Park, June 5, 2024, Michael Baker International (Appendix O-3)
• Fire Protection Plan, Green River Ranch Business Park, August 5, 2020 (Revised April 7, 2023), Herbert A. Spitzer (Appendix P)
• Criteria Refinement Analysis Relocation of Proposed Constrained Linkage 1, Revised December 12, 2023, Glenn Lukos Associates, Inc. (Appendix Q) Organization of this Subsequent EIR
The SEIR is organized into the following chapters.
• Chapter 1, Executive Summary, presents an overview of the proposed Modified Project and Relocation of PCL-1; a summary of the alternatives considered as modified to reflect the Modified Project and alternatives to the Relocation of PCL-1; a discussion of known areas of controversy; and a listing of the impacts and mitigation measures in a tabular format, including the significance of impacts before and after proposed mitigation measures.

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• Chapter 2, Introduction, explains the purpose of this SEIR; summarizes the proposed Project; discloses the basis for and the purpose of this SEIR; outlines the organization and scope of the document; lists the lead, responsible, and trustee agencies with discretionary authority over the proposed Project; and provides information on public participation.
• Chapter 3, Project Description, provides background on the Modified Project and Relocation of PCL-1; identifies the Modified Project and Relocation of PCL-1 objectives; lists the applicable regulatory requirements; and describes the proposed facilities and activities, affected areas, and operational characteristics of the Modified Project and Relocation of PCL-1.
• Chapter 4, Modified Project Environmental Impact Analysis contains analysis of the environmental impacts associated with the Modified Project and is divided into 20 sections. Section 4.0 introduces the chapter and explains the approach to the environmental analysis of the GRRSP Amendment and Business Park Industrial Development Project. Each of the remaining 20 sections is devoted to a particular topic area and describes the updated environmental setting (the baseline, or existing conditions) and regulatory setting. Following the setting information, each section presents a summary of impacts associated with the Project as originally approved and an analysis of impacts that would result from construction and operation of the proposed Modified Project. Each section identifies mitigation measures that would avoid or eliminate significant impacts or reduce them to less-than-significant and compares the significance of each impact to the significance as concluded in the prior EIR.
• Chapter 5, Relocation of PCL-1 Project Environmental Impact Analysis contains analysis of the Relocation of PCL-1.
• Chapter 6, Alternatives Analysis, contains a discussion of alternatives to development of the proposed Modified Project.
• Chapter 7, Other CEQA-Required Analyses, identifies the growth-inducing impacts, and significant and unavoidable impacts of implementing the proposed Modified Project.
• Chapter 8, Updated Mitigation Monitoring and Reporting Program, includes the updated Mitigation Monitoring and Reporting Program resulting from the analysis of impacts contained in this SEIR.
• Chapter 9, References, provides information about the published documents and other, unpublished information (personal communications) cited in this SEIR.

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• Chapter 10, List of Preparers, includes a list of the key individuals who participated in preparing this SEIR.
• Technical Appendices present the background information that supports the SEIR.

2.6 LEAD AGENCY CONTACT INFORMATION
The Lead Agency for the proposed Projects is the City of Corona. The contact person for the Lead Agency is:

Sandra Vanian, Planning Manager
City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, California 92882

2.7 PUBLIC SCOPING MEETING
A public scoping meeting was held on September 22, 2022. The numerous comments received in relation to the public scoping meeting (including prior to, during, and after the meeting) are shown below in Table 2-1 as well as the location in the SEIR that addresses the issues raised.

The comments received in relation to the public scoping meeting are included in Appendix A.

Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Jeffrey Meissner
[email protected]
Jeffrey Meissner provided the
following comments related to the
Project:
• Confirm Mixed Use Zoning
includes Light Industrial.
• The Project’s BPI would introduce
significant impacts related to
Noise and Public Services (e.g.
traffic and homeless related
crime).
• The Project’s 750,000 SF BPI is
inherently significant in size and
operation.

Section 4.13 Noise
Section 4.15 Public Services
Section 4.17 Transportation
Section 3.0 Project Description
Section 4.11 Land Use and
Planning

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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Dwight Woodward
[email protected]
Dwight Woodward provided the
following comment related to the
Project:
• Would the Project provide an offstreet bike trail along Green River?
Section 4.16 Recreation
Section 4.17 Transportation
Resident
Bruce Fields
[email protected]
Bruce Fields provided the following
comments related to the Project:
• The Project would increase traffic
levels in an area where existing
traffic related conditions at the
Dominguez Ranch/Green River
intersection are already significant.

Does the City propose to improve
existing roads by installing more
signals?
• The Project would increase the
need for Public Safety due to
wildfire and crime.
• The Project would increase
impacts in the residential area as it
relates to Wildfire and Noise.
• What is the City’s response to the
potential impacts to surrounding
property values due to
development of the industrial
park?
• What are the impacts related to
biological resources when
development occurs on vacant
land. Where will the wildlife go?
Section 4.17 Transportation
Section 4.20 Wildfire
Section 4.9 Hazards and
Hazardous Materials
Section 4.15 Public Services
Section 4.13 Noise
Section 4.4 Biological
Resources
Resident
Angel Garcia
[email protected]
Angel Garcia provided the following
questions related to the Project:
• I can see an industrial business
going in, but not a hotel.
• Could a conference/multi-purpose
room for community gatherings be
developed?
The City (Sandra Yang)
provided the following direct
response to Angel Garcia’s
email.
• The current project does not
include a hotel. The Project
is amending the existing
Green River Ranch Specific
Plan to move the hotel use

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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
from the south side of Green
River Road to the parcel that
is located on the north side
of Green River Road.

Someone would have to
submit an application to
propose a hotel. Right now,
the city does not have an
application to develop the
area north of Green River
Road.

Resident
Diana Reuss
Robert Reuss
[email protected]
Diana and Robert Reuss provided the
following comments related to the
Project:
• The Project would increase traffic
flow on Green River, 91 Freeway
and surrounding areas. There are
already considerable wait times
contribute to that already overly
congested situation.
• Who is the proposed tenant for the
Project? There are already
numerous empty business facilities
in the area similar to the
businesses being proposed for this
project.
• The Project would increase
impacts on available resources.
• Development of the Project would
negatively impact the quality of
life in the Sierra del Oro area.

Section 3.0 Project Description
Section 4.17 Transportation
Resident
Jeanmarie Martinez
[email protected]
Jeanmarie Martinez provided the
following comments related to the
Project:
• The Project would increase traffic
related impacts in area with
existing significant related traffic
delays.
• The Project would increase crime
and noise in the area.

Section 4.17 Transportation
Section 4.15 Public Services
Section 4.13 Noise

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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Mike Serle
[email protected]
Mike Serle provided the following
comments related to the Project:
• The Project would severely affect
traffic in the area, specifically the
neighborhoods adjacent to Green
River Road and Foothill
Boulevard.

Section 4.17 Transportation
Resident
Tom Pavelich
[email protected]
Tom Pavelich provided the following
comments related to the Project:
• The Project Industrial uses for the
site (with the potential for more
than 746k square feet of industrial
warehouses) will have significant
negative impact on the Traffic in
the area, specifically as it relates to
the Green River on/off ramps to
the 91 Freeway.
• We ask that any traffic studies
relied upon by the Developer be
re-done, ensuring that traffic
studies are conducted during times
when schools are in session and
not on a break (elementary,
middle, high and University),
would object to any traffic studies
conducted since March 2020,
since COVID-related traffic was
reduced during those times. It is
only until only recently that we
have seen traffic in the area begin
to return to its pre-COVID levels.

Section 4.17 Transportation
Resident
Francesca Da Sacco
[email protected]
Francesca Da Sacco provided the
following comments related to the
Project:
• The Project would destroy the
existing scenic landscape.
• The Project would add to the
existing traffic issues in the area
and current infrastructure can’t
handle this development.

Section 4.1 Aesthetics
Section 4.15 Public Services
Section 4.13 Utilities and
Service Systems

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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
• The Project would create a lot of
environmental impacts and create
a major change to the area.
• The City bought land near the
Skyline Trail to protect the City’s
landscape, this Project would
cause such an impact to the City’s
entrance.
• Current infrastructure cannot
support the Project.

Resident
Julie Ackman
[email protected]
Julie Ackman provided the following
comments related to the Project:
• Development of the proposed
industrial buildings might increase
crime and safety concerns in the
area.
• The Project would increase traffic
levels in an area where existing
traffic congestion is already
significant. Does the City propose
to improve existing roads by
installing more signals?
• The Sierra Del Oro area has little
to no services, it would be
fantastic to have additional
restaurant and shopping services.
• We need to keep the integrity of
the gorgeous land intact.

Section 3.0 Project Description
Section 4.1 Aesthetics
Section 4.11 Land Use and
Planning
Section 4.15 Public Services
Section 4.17 Transportation
Resident
Heather Upstone
1631 San Almada Road
Corona, CA 92882
Cell: 714-469-8331
Heather Upstone provided the
following comments related to the
Project:
• Expressed concern regarding
rezoning of the area into an
industrial busines park as it would
highly and negatively impact the
local community.
• Stated the project would result in a
drastic change from the original
and agreed upon plan that was
envisioned as a development
Section 3.0 Project Description
Section 4.1 Biological
Resources
Section 4.11 Land Use and
Planning
Section 4.17 Transportation

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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
project that would benefit the local
community with sit down
restaurants and a hotel.
• The rezoning would create a
nuisance to the locals including
introduction of large big rig
trucks, overcrowding an already
congested commute
• The project would affect more of
our local wildlife. .

Resident
Bill Lemoine
[email protected]
Heather Upstone provided the
following comments related to the
Project:
• Stated that the state can't “keep the
light” on and questions how will
adding the proposed project help?
• Stated there is already a water
shortage and this project will only
make things worse.
• States we are tired of current
traffic which only got worse once
Foothill was finished. Cars and
trucks speed on Green River Road
and we never see police presence.

How is adding more trucks and
cars going to improve things?
• Pollution from the big rigs a huge
concern and will the park be open
24-7?
• Stated nothing should start until
road improvements are done, not
after the project is completed.
• Stated: instead of 80 acres they
should set aside at least 150 acres
so nothing can be accessed behind
/ adjacent to this property for
future development.
• Will the project build roads in
areas no located outside of the
Cleveland National Forest but
further south of the proposed
S Section 3.0 Project
Description
Section 4.4 Biological
Resources
Section 4.11 Land Use and
Planning
Section 4.17 Transportation

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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
buildings.)
• Stated a preference for a nice hotel
with fine dining restaurants.

Resident
Craig Reiter
[email protected]
Craig Reiter provided the following
comments related to the Project:
• Development of the Project site
would impact the entrance to
Corona. It is the first exit from the
Orange Curtain and our "Welcome
to Corona" and we are putting an
Industrial Park.
• The Project area is deprived of
safe family entertainment such as
a theater, grocery store and other
services that are convenient for a
community of this size.
• The Project area does not have
adequate Public Services as the
area is deprived of safe parks and
community areas where people
can get outside and exercise. In
addition, there is not a park in our
community.
• We propose a mixed-use
development with some
commercial, industrial and
residential condos in an outdoor
walking mall environment with a
big "Welcome to Corona" sign to
shows what we are about as a City.
• The City should require the
developer to put in a park and lots
of tree canopies to reduce visual
impacts from development of the
industrial park.

Section 4.1 Aesthetics
Section 3.0 Project Description
Section 4.16 Recreation
Section 4.13 Noise
Section 4.11 Land Use and
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Cassandra Stone
[email protected]
Cassandra Stone provided the
following comments related to the
Project:
• Will the Project information from
this be publicly posted online?
• The Project would create visual
impacts to the area and entry into
the City due to the Project’s
development of the industrial
buildings.

Section 4.1 Aesthetics

2.8 NOP PUBLIC REVIEW PERIOD
A notice of preparation (NOP) was distributed to members of the public and public agencies for a 30-day review period starting August 29, 2022. The NOP requested input from recipients regarding the scope and content of the environmental information to be included in the SEIR.

At the conclusion of the review period, four (4) agencies and numerous individual members of the public provided comments on the NOP. A summary of the agency and individual comment letters is shown in Table 2-2 as well as the location in the SEIR that addresses the issues raised.

The NOP and the NOP response letters are included in Appendix A.

Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
South Coast Air Quality
Management District
Sam Wang
[email protected]
(09/28/22)
SCAQMD has provided the following
comments/recommendations:
• Requested a copy of the
SEIR and technical
appendices be sent
directly to SCAQMD.
• The analysis in the
SEIR should use the
CEQA Air Quality
Handbook for guidance
and rely on the
Potential air
quality
impacts are
analyzed in
Section 4.4.

The analysis is
based on an
Air Quality
Analysis (AQ
Analysis)
included in

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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
CalEEMod land use
emissions software.
• Quantify criteria
pollutant emissions and
compare the results to
SCAQMD’s CEQA
regional pollutant
emissions significance
thresholds.
• Calculate localized air
quality impacts and
compare results to
localized significance
thresholds (LSTs).
• Analyze potential
adverse air quality
impacts from all phases
of the project,
including construction
and operations.
• If the project generates
substantial heavy-duty
diesel vehicle trips,
conduct a mobile
source health risk
assessment.

If the project generates significant adverse air quality impacts, alternatives capable of lessening or avoiding the impacts should be considered.

Appendix C.

The AQ
Analysis
includes
analysis using
CalEEMod
and
incorporates
an LST
analysis.

Southern California
Association of Governments
Frank Wen
[email protected]
(09/28/22)
The Southern California Association of Governments
(SCAG) recommends the SEIR compare the Modified
Project’s consistency with the goals and strategies
contained in the 2020-2045 Regional Transportation
Plan/Sustainable Communities Strategies (2020-2045
RTP/SCS). In addition, SCAG offers assistance regarding where to find applicable demographic and growth forecast data and suggestions regarding mitigation measures.

Consistency
with the 2020-
2045
RTP/SCS is
discussed in
Section 4.11.

Because the
Modified
Project is part
of a larger

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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
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Issue is
Addressed
planning
effort (i.e., the
AHSP) and
the proposed
industrial and
commercial
uses will
bring such
uses and
services into
an area that is
lacking, the
Modified
Project is
consistent
with the 2020-
2045

RTP/SCS
goals and
policies
regarding
location of
land uses to
reduce vehicle
miles
traveled,
reducing
traffic
congestion
and associated
noise and air
quality
impact.

California Department of Fish
and Wildlife
Katrina Rehrer
[email protected]
v
(09/21/22)
CDFW recommends the following information be
provided/assessed within the SEIR:
• An assessment of the
various habitat types
located within the
project footprint and a
Potential
impacts to
biological
resources,
including the
topics raised

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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
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Issue is
Addressed
map that identifies the
location of each habitat
type.
• A general biological
inventory of the fish,
amphibian, reptile,
bird, and mammal
species present or have
the potential to be
present on the project
site.
• A recent inventory of
rare, threatened,
endangered, or other
sensitive species
located within the
project footprint and
within offsite areas
with the potential to be
affected.
• A recent floristicbased assessment of
special status plants
and natural
communities.
• Information regarding
the regional setting
that is critical to the
assessment of
environmental
impacts.
• A full accounting of all
mitigation/conservatio
n lands within and
adjacent to the project
site.
• A discussion of
potential impacts from
lighting, noise, human
by CDFW, are
discussed in
Section 4.4.

The analysis
in this Section
based on a
Biological
Technical
Report
included in
Appendix H.

The
Biological
Technical
Report also
includes a
MSHCP
Consistency
analysis
(Appendix J),
as suggested
by CDFW. It
is important to
note the
comment
incorrectly
describes the
project site
within the
Stephen’s
Kangaroo Rat
Habitat
Conservation
Plan (SKR
HCP)
boundary. The
project site is
located west
of I-15 and

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Response /
Section in
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Issue is
Addressed
activity, defensible
space, and wildlifehuman interactions,
including changes to
drainage patterns and
water quality.
• A discussion of
potential indirect
impacts on biological
resources within and
adjacent to the project
footprint.
• An evaluation of
impacts to adjacent
open space lands from
both construction and
long-term operational
and maintenance.
• A cumulative effects
analysis as described
under CEQA
Guidelines Section
15130.
• An analysis of a range
of reasonable project
alternatives.
• CDFW provided
sample mitigation
measures to consider.
• The project is located
within the boundaries
of the MSHCP and
must be evaluated for
consistency.
• The project is located
within the Stephen’s
Kangaroo Rat Habitat
Conservation Plan
not within the
SKR HCP fee
are boundary.

Mitigation
Measures
from the Prior
EIR remain
applicable,
with
modifications,
to the
Modified
Project.

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Response /
Section in
SEIR Where
Issue is
Addressed
(SKR HCP) fee are
boundary.
• The project may be
subject to the Lake and
Streambed Alteration
Program under Section
1602 of the Fish and
Game Code.

Resident
Adam Ruiz
[email protected]
(09/23/22)
Adam Ruiz has Provided the following comments:
• The Project would increase traffic in areas with
preexisting traffic issues from its freeways (CA 91,
CA241, CA71) connecting Los Angeles county,
Orange County, and Riverside county’s traffic in the
first exit going eastbound to green river.
• The Project would increase residential risks of
preexisting wildfire impacts resulting in mudslides
and evacuation impacts.
• The Project would increase the preexisting issue with crime, specifically the homeless in the area causing
fires.
• The Project would eliminate the underdeveloped
Project area which allows for first responders and
forestry fire to use at their disposal as a resource for helping our community.

Section 4.17
Transportatio
n
Section 4.20
Wildfire
Section 4.15
Public
Services
Section 4.20
Wildfire
California Allied for a
Responsible Economy (CARE
CA)
Jeff Modrzejewski
CARE CA provided the following comments and
recommendations for the Project:
• The Project objectives should reflect the fundamental purpose of the Project and not be crafted in a manner
that limits the range of alternatives considered.
• The Project is a ‘speculative’ building. Although
tenant(s) or planned operations are usually unknown
at this stage of development, the DSEIR should reflect
a good faith effort at full disclosure by including as
much information on the nature of operations as can
be reasonably obtained. This is important because
different types of high cube warehouses have different
levels of environmental impacts.

To ensure a conservative analysis, the DSEIR should
Section 3.0
Project
Description
Section 4.3
Air Quality
Section 4.8
Greenhouse
Gas
Emissions

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ENPLANNERS
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
study a reasonable worst-case scenario (i.e., most
impactful), which includes assumptions about the
types of uses so that a broad and diverse range of
environmental impacts are included. Therefore, the
DSEIR should study a combination of the five primary
logistics-type uses at the site,1 including providing
justification and square footage assumed for each use
analyzed to ensure that the unique impacts of each use
(i.e., both truck and vehicular trips, air quality, GHG emissions, public health risk and other environmental
effects) are comprehensively evaluated.
• The Project will have high daily volumes of heavyduty diesel truck traffic and on-site equipment that pollute the air with toxic diesel emissions and expose
nearby communities to air pollution. The City must
make all efforts to minimize air quality effects to the greatest extent possible. A mobile source Health Risk
Assessment (including other emission sources such as
backup generators and on-site diesel-powered
equipment) must be prepared and include both
construction and operational diesel PM emissions and
cancer risk assessment.
• For the Project to mitigate negative public health
effects of industrial operations, the DSEIR should
analyze the impacts of creating a buffer zone between
PA1/ PA3 Business Park Industrial and PA 5
residential zones.
• Project mitigation measures must be effective and
enforceable. Every effort must be made to incorporate
modern technology in the mitigation measures and
MMRP. For example, a requirement that all off-road
equipment and trucks using the site during
construction and operations be zero emission, nearzero emissions or alternative-fueled vehicle would both reduce and/or eliminate air pollution impacts and
CO2 emissions.

Mitigation measures can also include requirements to

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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
install cool roofs to reduce operational energy demand
and solar canopies on the parking lot to generate
energy, electrification of 3 loading docks and
provision of EV charging infrastructure, and measures
to reduce urban heat island effect impacts.

Resident
Robert Schnabel
[email protected]
Robert Schnabel provided the following comments:
• The Project SEIR will need to supply detailed
information regarding traffic and circulation.

Specifically impacts to Green River Rd. and
Dominguez Ranch Rd.
• The Approved Project EIR admitted that the peakhour traffic at the SR 91/ Green River Rd. intersection exceeded the acceptable level of service. There were
references to budgeted improvements by Cal Trans
and the City of Corona and concluded that because of
these future improvements, the level of service at the
SR 91/ Green River intersection would be improved
even with the additional traffic generated by the
proposed development.
• What is the current level of service of peak-hour
traffic at the SR 91/ Green River interchange? Traffic
still routinely backs up beyond Dominguez Ranch Rd
beyond acceptable levels even without any
development in place on the subject site.
• Does the Project call for other signal lights between the ones currently at Dominguez Ranch Rd. and the
SR 91/ Green River Rd. interchange and what effect
will they have on traffic and circulation?
• At peak-hour traffic times, what will be the effect of the fully completed proposed development on
Dominguez Ranch Rd. and Green River Rd.?
Section 4.17
Transportatio
n
Resident
Don Osborne
[email protected]
Don Osborne provided the following comments and
questions related to the Project:
• Zoning should never allow for an Industrial Park (
or...think airport) to be placed in close proximity to an existing residential.
• The proposed 49.52 acre BPI is much larger than the
approved Project Promenade business area. The BPI
Section 3.0
Project
Description
Section 4.13
Noise
Section 4.17
Transportatio

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Response /
Section in
SEIR Where
Issue is
Addressed
Precise Plan shows the intent of the developer by
skirting any inclusion of PA4 or PA5. The Precise
Business Plan addresses only the 49.52 acres by
showing the 5 concrete Tilt-Up Business Park
Industrial Buildings. Nothing else.
• The applicant states the "Specific Plan already allows the following uses, which are being carried over to the BPI zone. Manufacturing, assembly and fabrication of
goods. Warehouse and distribution.". What are the
approved uses for the area specifically light
Commercial and not Business Industrial?
• What are Project’s impacts related to noise from the
BPI as relates to the proximity to residential receivers? The businesses that generate substantial exterior noise are numerous and once this zoning is approved
(forever) then the local residents are stuck with their new neighbors forever without recourse.

If this amended GGRSP is approved as it is proposed I
can see an injunction and pending lawsuit against the
city being filed on behalf of the local residents.
• Are there adequate electrical services within the grid to support the needs of the Project?
• Are there adequate water services to support the
Project as incoming water pressure drops 8 psi from
10pm to 10am?
• Would the Project result in fire hazard impacts as a
result of the portion of the land between Fresno Rd and PA1 to be designated Open Space General?
• Would the Project have adequate access into the
complex from Green River Rd for trucks
• What is the solution to maximize the RED light time
and minimize the GREEN light time for departing
Dominguez Ranch onto Green River Rd during peak
am/pm hours?
n
Section 4.15
Public
Services
Section 4.20
Wildfire

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Response /
Section in
SEIR Where
Issue is
Addressed
Resident
Klaus Kraemer
[email protected]
Klaus Kraemer provided the following comment related
to the Project:
• The Project would further increase problematic traffic related impacts in the area.

Section 4.17
Transportatio
n
Riverside County
Transportation Commission
(RCTC)
Tricia Cambell
[email protected]
RCTC provided the following comment and request for
MSHCP compliance:

The Project has not completed its MSHCP compliance.

The Joint Progress Review (JPR) Application will be
placed on hold for comments to be addressed as seen
below in the “Comments Tracking Table” to support
Project consistency with the MSHCP.
• PD-1: Include a discussion regarding whether
maintenance activities associated with the project will be needed for the 2.77-acre wildlife movement path.

Activities including, but are not limited to, weed
abatement, fuel modification, slope maintenance,
fence maintenance, etc. If no maintenance activities
are needed, state that as well. Note that manufactured
slopes and fuel modification zones are not permitted
in the conservation area (i.e., referred to in the
Analysis as “wildlife movement path”).
• PD-2. Include that a Habitat Mitigation and
Monitoring Plan (HMMP) for the restoration of the

2.77-acre wildlife movement path will be prepared. In
addition, this HMMP must be reviewed and approved
by the RCA and Wildlife Agencies.
• PD-3. The Analysis states “An additional 6.35 acres
of land is associated with the Estate Residential area
that will not be graded by the Project but will be
designated as Residentially-Zoned Open Space. This
Residentially-Zoned Open Space is not a part of the
Project.” Although the project can designate the 6.35
acres as “Residentially-Zoned Open Space,” it must
be considered part of the project. Revise all text and
figures to reflect that the 6.35 acres is part of the
project.
• PD-4. Based on the mapping provided, the 6.35 acres
Section 4.4
Biological
Resources

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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
of Residentially-Zone Open Space contains
riparian/riverine features. Based on Sec 6.1.2 of the
MSHCP, if the project proposes to avoid these
features, then a deed restriction or conservation
easement must be place over them. Revise the
Analysis and DBESP to include a discussion
regarding how the project proposes to avoid impacts
to riparian/riverine features within the 6.35-acre open space area. Alternatively, the project 3 can assume
these riparian/riverine feature will be impacted and
then propose mitigation for these impacts in the
DBESP.
• PD-5. Include a discussion regarding the off-site
improvements for Fresno Road and Green River
Road. For example, sidewalks, curb and gutter,
culverts turn lanes, etc. In addition, provide a
discussion regarding how wildlife movement across
Green River Road will not be further impeded by the
proposed improvements.
• PD-7. Provide grading plans for the proposed project. • RA-1. Include a discussion regarding the width of
Proposed Constrained Linkage 1 relative to how the
project proposes to facilitate movement of the
associated Planning Species, which includes
mountain lion and bobcat. In other words, provide
evidence that the proposed 100-foot linkage would
facilitate (i.e., not impede) movement of Planning
Species. Although the project will not impede
Reserve Assembly “acreage” goals for this linkage,
the issue regarding the function of this linkage must
also be addressed.
• RIP/RIV-1. The DBESP needs to include an
Equivalency Analysis to demonstrate that the
project’s proposed mitigation will result in habitat
conditions that are biological equivalent or superior
to the existing conditions. This should be presented as a discussion regarding the functions and values (i.e.,
hydrological regime, flood storage, nutrient retention, sediment trapping and transport, toxicant trapping,

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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
wildlife habitat, and aquatic habitat) of the resources being impacted in comparison to the functions and
values being gained by the proposed mitigation.
• RIP/RIV-2. Include the type of mitigation proposed
(i.e., rehabilitation, re-establishment, or preservation).

Note that the project must provide at least a 1:1
mitigation ratio in the form of re-establishment in
order to prevent no net loss of riparian/riverine
resources. The remainder of the mitigation can
include enhancement or re-establishment.
• RIP/RIV-2. Based on Google Earth Aerials and the
shapefiles provided it appears that the extent of the
riparian/riverine resources are not completely
accounted for. The project depicts segments of
riparian/riverine features that are not connected.

However, on Google Earth these features appear to be
contiguous. Revise the Analysis, DBESP, and
shapefiles to reflect the full extent of riparian/riverine resources on site. Alternately, provide an explanation
to why these features are not fully mapped.
• RIP/RIV-3. According to the Analysis and DBESP
there is no suitable fairy shrimp habitat on the project site. However, based on Google Earth aerials there
appears to be a concrete water basin on the property.

Include a discussion regarding this basin relative to
the potential presence of potential fairy shrimp
habitat.
• PLANT-1. Include whether reference populations
were checked for the narrow endemic and criteria
area plant species surveys.

If so, please provide those details. If the reference
populations were blooming at another location, this
type of comparison may be beneficial in supporting a
conclusion of absence on the project site.
• BUOW-1. Analysis. Include how habitat suitability
for burrowing owl was assessed (e.g., topography,
vegetation, etc.)
• BUOW-2. Due to the presence of suitable habitat,

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Response /
Section in
SEIR Where
Issue is
Addressed
include the follow statement, “A 30-day preconstruction survey for burrowing owls is required prior to initial ground-disturbing activities (e.g.,
vegetation clearing, clearing and grubbing, grading,
tree removal, site watering, equipment staging) to
ensure that no owls have colonized the site in the
days or weeks preceding the ground-disturbing
activities. If burrowing owls have colonized the
project site prior to the initiation of ground-disturbing activities, the project proponent will immediately
inform the Regional Conservation authority (RCA)
and the Wildlife Agencies and will need to coordinate
further with RCA and the Wildlife Agencies,
including the possibility of preparing a Burrowing
Owl Protection and Relocation Plan, prior to
initiating ground disturbance. If ground-disturbing
activities occur, but the site is left undisturbed for
more than 30 days, a pre-construction survey will
again be necessary to ensure that burrowing owl have
not colonized the site since it was last disturbed. If
burrowing owl is found, the same coordination
described above will be necessary.”
• UWIG-1. Include that all fencing plans will be
reviewed and approved by the RCA and Wildlife
Agencies.
• UWIG-2. Include that fencing will be placed along
the western border and along the wildlife movement
path. In addition, include that all fencing proposed
along the wildlife movement path will consist of at
least 8-foot-tall block wall construction.
• UWIG-3. Include that all fuel modification zones will occur entirely within the development footprint. In
addition, fuel modification zones must be depicted on
all applicable figures, and shapefiles must be
provided.

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2.9 DRAFT SEIR REVIEW PERIOD
The Draft SEIR is being distributed to public agencies and other interested parties for review and comment. The Draft SEIR is also available on the City’s website www.Coronaca.gov and at the following locations:

Corona City Hall Circulation Desk
Planning & Development Department Corona Public Library 400 South Vicentia Avenue 650 South Main Street
Corona, California 92882 Corona, California 92882
Phone: (951) 736-2434 Phone: (951) 736-2381
Hours: Monday through Friday: 8:00 a.m. to 5:00 p.m.

All comments received from agencies and individuals on the Draft SEIR will be accepted during the public review period, which will not be less than 45 days, in compliance with CEQA. All comments on the Draft SEIR should be sent to the following City contact person:

Sandra Vanian, Planning Manager
City of Corona
Planning & Development Department
400 S. Vicentia Avenue
Corona, California 92882
Following the close of the public review period, the City will prepare responses to all comments and will compile these comments and responses into a Final SEIR. All responses to comments submitted on the Draft SEIR by public agencies during the CEQA comment period will be provided to those agencies at least 10 days prior to final action on the proposed Modified Project and proposed Relocation of PCL-1. The City will make findings regarding the extent and nature of the impacts as presented in the Final SEIR. The Final SEIR will need to be certified as complete by the City Council prior to making a decision to approve or deny the Modified Project (i.e., the GPA, SPA, TTM, and PP and Relocation of PCL-1. Public input is encouraged at all public hearings (e.g., Planning and Housing Commission, City Council) regarding approval of the proposed Projects.

2.10 CUMULATIVE PROJECTS
Because of the nature of individual environmental factors, the cumulative area for every issue addressed in this EIR will not be identical. For example, the cumulative area for air quality impacts (the South Coast Air Basin) is much larger than the cumulative area for public service impacts (the service area of the various service providers.) In determining the cumulative impacts of a proposed Project with other area projects, an EIR may either consider a list of past, present, and probable future projects, or it may consider a