Corona City Council
February 5, 2025

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The proposed Criteria Refinement presents the alternate alignment for PCL-1, which will include existing MSHCP Conserved Lands and lands that have been acquired by the RCA. A total of 711.28 acres of land will be assembled for the alternate PCL-1, consisting of ten parcels. The alternate PCL-1 alignment is located immediately west of the existing PCL-1 alignment. The existing alignment begins at the boundary with Core B (Cleveland National Forest) and extends north across undeveloped land, Green River Road, and SR-91, terminating just north of SR- 91.

The alternate alignment would also begin at the boundary with Core B and extend across undeveloped land before terminating at SR-91. Approximately 538.45 acres of the 711.28-acre total will be associated with the six Criteria Cells, with approximately 163.95 acres associated lands located outside of, but adjacent to, the Criteria Area.

The existing PCL-1 aligned and the proposed realignment of PCL-1 is shown on previously referenced Figure 3-3.

The alternate PCL-1 alignment is superior to the existing PCL-1 alignment in achieving connection with the Chino Hills because it is: not impacted by the high volume of traffic on Green River Road; it quickly crosses SR-91 rather than running alongside the freeway and ramps for as much as 1,200 feet; wildlife would negotiate the BNSF railroad line a half-mile away from SR-91 instead of negotiating both obstacles simultaneously; wildlife could use the existing footbridge across the Santa Ana River; and it leads to Aliso Canyon, which is the largest canyon in Chino Hills State Park, and therefore is a natural travel corridor for mountain lions, bobcats, and other wildlife.

Vegetation was analyzed within the existing PCL-1 and the alternate PCL-1. Table 5.4-1 provides a summary of the vegetation communities and is provided on Figure 5.1 PCL Vegetation Map.

Table 5.4-1 Vegetation Communities within the Existing PCL-1 and Alternate PCL-1 Vegetation Community Existing PCL-1
(Acres)
Alternate PCL-1
(Acres)
Residential/Urban/Exotic 16.67 21.21
Coastal Sage Scrub 5.51 55.09
Chaparral 250.68 546.16
Non-Native Grassland 45.84 69.69
Coast Live Oak Woodland 9.09 18.39
Miscellaneous Riparian 0.51 0.74
Total 328.30 711.28

Green River Road
Prado Road
91 LEGEND
FIGURE 5-1: PCL-1 VEGETATION MAP
SOURCE: GLENN LUKOS ASSOCIATES, 2024. PAGE: 5-15
Counties
Criteria Cell
Existing PCL-1 (Removed)
Existing PCL-1 (To Remain)
Alternate PCL-1 (New)
Chaparral
Coast Live Oak Woodland
Coastal Sage Scrub Grassland
Grassland
Miscellaneous Riparian
Residential/Urban/Exotic

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5.4.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES

FEDERAL
Federal Endangered Species Act
The Federal Endangered Species Act (FESA) of 1973 defines an endangered species as “any species that is in danger of extinction throughout all or a significant portion of its range.” A threatened species is defined as “any species that is likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range.” Under provisions of Section 9(a)(1)(B) of the FESA it is unlawful to “take” any listed species. “Take” is defined in Section 3(18) of FESA: “...harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct.” Further, the USFWS, through regulation, has interpreted the terms “harm” and “harass” to include certain types of habitat modification that result in injury to, or death of species as forms of “take.” These interpretations, however, are generally considered and applied on a case-by-case basis and often vary from species to species.

In a case where a property owner seeks permission from a federal agency for an action that could affect a federally listed plant and animal species, the property owner and agency are required to consult with USFWS. Section 9(a)(2)(b) of the FESA addresses the protections afforded to listed plants.

Section 7 of the ESA outlines the procedures for Federal interagency cooperation to conserve Federally listed species and designated critical habitat. Section 7 of the Act requires federal agencies to consult with the USFWS on proposed actions which may affect threatened or endangered species or which may affect critical habitat. Section 7 also requires federal agencies to confer with the USFWS if the agency determines that its action is likely to jeopardize the continued existence of any proposed species or result in the destruction or adverse modification of proposed critical habitat. This consultation may take place in two steps:

1. Informal consultation is an optional process that includes all discussions, correspondence, etc. between the USFWS and the federal agency or a designated nonfederal representative. Informal consultation is designed to assist the involved agencies in determining whether an action may affect a listed species. If the USFWS concurs that an action is not likely to adversely affect a listed species, Section 7 consultation ends. During informal consultation, the USFWS may suggest modifications to the action that the federal agency and/or permittee could make to avoid the likelihood of adverse effect.

2. If the project is likely to adversely affect a listed species, formal consultation between the USFWS and the federal agency is initiated. During formal consultation, the USFWS evaluates information relating to potential project effects on the listed species.

At the conclusion of this evaluation, the USFWS formulates a Biological Opinion as to whether the project is likely to jeopardize the continued existence of the listed species.

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If a "jeopardy opinion" is issued, the USFWS is to include reasonable and prudent alternatives to the federal action. In the case of a "no jeopardy opinion" (or with the implementation of reasonable and prudent alternatives), the USFWS may also issue an "incidental take" statement, which allows the incidental take of a listed species in accordance with terms and conditions specified in the Biological Opinion.

Section 10 of the ESA provides the regulatory mechanism which allows the incidental take of a listed species by private interests and non-federal government agencies during lawful land, water, and ocean use activities. Under these conditions habitat conservation plans (HCPs) for the impacted species must be developed, approved by the USFWS, and implemented by the permittee.

It is the goal through the HCP to minimize impacts to the species and develop viable mitigation measures to offset the unavoidable impacts.

STATE
California Endangered Species Act
California’s Endangered Species Act (CESA) defines an endangered species as “a native species or subspecies of a bird, mammal, fish, amphibian, reptile, or plant which is in serious danger of becoming extinct throughout all, or a significant portion, of its range due to one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, or disease.” The State defines a threatened species as “a native species or subspecies of a bird, mammal, fish, amphibian, reptile, or plant that, although not presently threatened with extinction, is likely to become an endangered species in the foreseeable future in the absence of the special protection and management efforts required by this chapter. Any animal determined by the commission as rare on or before January 1, 1985 is a threatened species.” Candidate species are defined as “a native species or subspecies of a bird, mammal, fish, amphibian, reptile, or plant that the commission has formally noticed as being under review by the department for addition to either the list of endangered species or the list of threatened species, or a species for which the commission has published a notice of proposed regulation to add the species to either list.” Candidate species may be afforded temporary protection as though they were already listed as threatened or endangered at the discretion of the Fish and Game Commission. Unlike the Federal Endangered Species Act (FESA), CESA does not list invertebrate species.

Article 3, Sections 2080 through 2085, of the CESA addresses the taking of threatened, endangered, or candidate species by stating “No person shall import into this state, export out of 18 this state, or take, possess, purchase, or sell within this state, any species, or any part or product thereof, that the commission determines to be an endangered species or a threatened species, or attempt any of those acts, except as otherwise provided.” Under the CESA, “take” is defined as “hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture, or kill.” Exceptions authorized by the state to allow “take” require permits or memoranda of understanding and can be authorized for endangered species, threatened species, or candidate species for scientific,

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educational, or management purposes and for take incidental to otherwise lawful activities.

Sections 1901 and 1913 of the of the California Fish and Game Code provide that notification is required prior to disturbance.

State authorizations of impacts to or incidental take of a listed species by a private individual or other private entity would be granted as outlined within Sections 2090-2097 of the CESA. This requires that the state lead agency consult with CDFW on projects with potential impacts on statelisted species. These provisions also require CDFW to coordinate consultations with USFWS for actions involving federally listed as 19 well as state-listed species. In certain circumstances, Section 2080.1 of the California Fish and Game Code allows CDFW to adopt the federal incidental take statement or the 10(a) permit as its own based on its findings that the federal permit adequately protects the species under state law.

Clean Water Act, Section 404
Pursuant to Section 404 of the Clean Water Act (CWA), the United States Army Corps of Engineers (Corps) regulates the discharge of dredged and/or fill material into waters of the United States. The term "waters of the United States" is defined in Corps regulations at 33 CFR Part 328.3(a) as:
(1) All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide;
(2) All interstate waters including interstate wetlands; (3) All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect foreign commerce including any such waters:
(i) Which are or could be used by interstate or foreign travelers for recreational or other purposes; or
(ii) From which fish or shell fish are or could be taken and sold in interstate or foreign commerce; or
(iii) Which are used or could be used for industrial purpose by industries in interstate commerce...
(4) All impoundments of waters otherwise defined as waters of the United States under the definition;
(5) Tributaries of waters identified in paragraphs (a) (1)-(4) of this section; (6) The territorial seas;

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(7) Wetlands adjacent to waters (other than waters that are themselves wetlands) identified in paragraphs (a) (1)-(6) of this section.
(8) Waters of the United States do not include prior converted cropland. Notwithstanding the determination of an area's status as prior converted cropland by any other federal agency, for the purposes of the Clean Water Act, the final authority regarding Clean Water Act jurisdiction remains with the EPA.

Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of CWA (other than cooling ponds as defined in 40 CFR 123.11(m) which also meet the criteria of this definition) are not waters of the United States.

In the absence of wetlands, the limits of Corps jurisdiction in non-tidal waters, such as intermittent streams, extend to the ordinary high water mark (OHWM) which is defined at 33 CFR 328.3(e) as: ...that line on the shore established by the fluctuation of water and indicated by physical characteristics such as clear, natural line impressed on the bank, shelving, changes in the character of soil, destruction of terrestrial vegetation, the presence of litter and debris, or other appropriate means that consider the characteristics of the surrounding areas.

The term “wetlands” (a subset of “waters of the United States”) is defined at 33 CFR 328.3(b) as "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support...a prevalence of vegetation typically adapted for life in saturated soil conditions." In 1987 the Corps published the Wetland Manual to guide its field personnel in determining jurisdictional wetland boundaries. The methodology set forth in the Wetland Manual and the Arid West Supplement generally require that, in order to be considered a wetland, the vegetation, soils, and hydrology of an area exhibit at least minimal hydric characteristics. While the Wetland Manual and Arid West Supplement provide great detail in methodology and allow for varying special conditions, a wetland should normally meet each of the following three criteria:

More than 50 percent of the dominant plant species at the site must be hydrophytic in nature as published in the most current national wetland plant list; Soils must exhibit physical and/or chemical characteristics indicative of permanent or periodic saturation (e.g., a gleysol color, or mottles with a matrix of low chroma indicating a relatively consistent fluctuation between aerobic and anaerobic conditions); and Whereas the Wetland Manual requires that hydrologic characteristics indicate that the ground is saturated to within 12 inches of the surface for at least five percent of the growing season during a normal rainfall year, the Arid West Supplement does not include a quantitative criteria with the exception for areas with “problematic hydrophytic vegetation”, which require a minimum of 14 days of ponding to be considered a wetland.

Clean Water Act, Section 401

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The California Regional Water Quality Control Board (RWQCB) is responsible for the administration of Section 401 of the CWA. RWQCB and each of its nine Regional Boards regulate the discharge of waste (dredged or fill material) into waters of the United States and waters of the state. Waters of the United States are defined above in Section II.A and waters of the state are defined as “any surface water or groundwater, including saline waters, within the boundaries of the state” (California Water Code 13050[e]).

The Project is within the jurisdiction of the Santa Ana RWQCB and will require a water quality certification or waiver. Section 401 of the CWA requires certification for any federal permit or license authorizing impacts to waters of the U.S. (i.e., waters that are within federal jurisdiction), such as Section 404 of the CWA and Section 10 of the Safe Rivers and Harbors Act, to ensure that the impacts do not violate state water quality standards. When a project could impact waters outside of federal jurisdiction, the Regional Board has the authority under the Porter-Cologne Water Quality Control Act to issue Waste Discharge Requirements (WDRs) to ensure that impacts do not violate state water quality standards. Clean Water Act Section 401 Water Quality Certifications, WDRs, and waivers of WDRs are also referred to as orders or permits.

California Fish and Wildlife Section 1600
Sections 1600-1603 of the California Fish and Game Code, the CDFW regulates all diversions, obstructions, or changes to the natural flow or bed, channel, or bank of any river, stream, or lake, which supports fish or wildlife.

CDFW defines a stream (including creeks and rivers) as "a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. This includes watercourses having surface or subsurface flow that supports or has supported riparian vegetation." CDFW's definition of "lake" includes "natural lakes or manmade reservoirs." CDFW also defines a stream as “a body of water that flows, or has flowed, over a given course during the historic hydrologic regime, and where the width of its course can reasonably be identified by physical or biological indicators.” It is important to note that the Fish and Game Code defines fish and wildlife to include: all wild animals, birds, plants, fish, amphibians, invertebrates, reptiles, and related ecological communities including the habitat upon which they depend for continued viability (FGC Division 5, Chapter 1, section 45 and Division 2, Chapter 1 section 711.2(a) respectively). Furthermore, Division 2, Chapter 5, Article 6, Section 1600 et seq. of the California Fish and Game Code does not limit jurisdiction to areas defined by specific flow events, seasonal changes in water flow, or presence/absence of vegetation types or communities.

REGIONAL
Western Riverside Multiple Species Habitat Conservation Plan

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The MSHCP was adopted on June 17, 2003, and an Implementing Agreement (IA) was executed between the federal and state wildlife agencies and participating entities. The MSHCP is a comprehensive habitat conservation-planning program for western Riverside County. The intent of the MSHCP is to preserve native vegetation and meet the habitat needs of multiple species, rather than focusing preservation efforts on one species at a time. As such, the MSHCP is intended to streamline review of individual projects with respect to the species and habitats addressed in the MSHCP, and to provide for an overall Conservation Area that would be of greater benefit to biological resources than would result from a piecemeal regulatory approach. The MSHCP provides coverage (including take authorization for listed species) for special-status plant and animal species, as well as mitigation for impacts to sensitive species pursuant to Section 10(a) of the FESA.

Through agreements with the USFWS and the CDFW, the MSHCP designates 146 special-status animal and plant species that receive some level of coverage under the plan. Of the 146 “Covered Species” designated under the MSHCP, the majority of these species have no additional survey/conservation requirements. In addition, through project participation with the MSHCP, the MSHCP provides mitigation for project-specific impacts to Covered Species so that the impacts would be reduced to below a level of significance pursuant to CEQA. As noted above, projectspecific survey requirements exist for species designated as “Covered Species not yet adequately conserved”. These include Narrow Endemic Plant Species, as identified by the Narrow Endemic Plant Species Survey Areas (NEPSSA); Criteria Area Plant Species identified by the Criteria Area Species Survey Areas (CASSA); animal species as identified by survey area; and plant and animal species associated with riparian/riverine areas and vernal pool habitats (Volume I, Section 6.1.2 of the MSHCP document).

For projects that have a federal nexus such as through federal Clean Water Act Section 404 permitting, take authorization for federally listed covered species would occur under Section 7 (not Section 10) of FESA and that USFWS would provide a MSHCP consistency review of the proposed project, resulting in a biological opinion. The biological opinion would require no more compensation than what is required to be consistent with the MSHCP.

LOCAL
City of Corona 2020–2040 General Plan
The City of Corona 2020–2040 General Plan includes several goals and policies relating to biological resources including:

Environmental Resources Element
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.

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Policy ER-4.4 Preserve and enhance existing native riparian habitat and prevent obstruction of natural watercourses to the extent feasible in new private and public developments or implement on-site replacement as mitigation.

Goal ER-5 Preservation and protection of natural and man-made wetlands from development impacts for their importance to wildlife habitat, unique and sensitive plant life, water recharge, and scenic value.

Policy ER-5.5 Prohibit the planting of invasive, nonnative species in areas that would encroach and affect watercourses, their banks, and riparian areas.

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.

Policy ER-6.1 Support the rehabilitation and enhancement of the biological diversity, and integrity of the City’s natural resources through such means as vegetation restoration, control of alien plants and animals, landscape buffering, and natural watercourse channel restoration.

Policy ER-6.2 Preserve the wildlife and plant species and habitats listed in Tables 4-12 and 4-13 of the Technical Background Report for the General Plan and EIR and those that may be considered by the City of Corona in the future.

Policy ER-6.3 Ensure that new developments and circulation improvements demonstrate compliance with state and federal regulations concerning the status, location, and condition of significant and sensitive biological species and habitats and riparian and riverine corridors.

Biological surveys, as required and defined by the Western Riverside County Multiple Species Habitat Conservation Plan, should identify potential impacts on biological resources and include mitigation measures to protect/replace resources in like kind.

Policy ER-6.4 Ensure that new developments through the development review process adhere to the Western Riverside County Multiple Species Habitat Conservation Plan, the Stephens’ Kangaroo Rat Habitat Conservation Plan, and other habitat plans as appropriate to conserve biological diversity through protection of natural communities.

Policy ER-6.5 Preserve wildlife habitat of significant natural open space areas, including expanding habitat ranges, movement corridors, and nesting sites by adhering to and implementing the core biological linkages identified in the MSHCP for parts of the Temescal Canyon Area Plan in the City. Any proposed recreational use of those areas such as trails shall be designed to not interfere with the preservation efforts established in the MSHCP.

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

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Policy ER-7.1 Require that public and private construction activities be conducted in a manner to minimize adverse impacts on natural resources and biological resources in proximity to MSHCP conservation areas and adhere to the MSHCP Guidelines pertaining to Urban/Wildlife Interface for drainage, toxics, lighting, noise, invasive barriers and grading [MSHCP Section 6.1.4].

Goal ER-8 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.

Policy ER-6.1 Support the rehabilitation and enhancement of the biological diversity, and integrity of the City’s natural resources through such means as vegetation restoration, control of alien plants and animals, landscape buffering, and natural watercourse channel restoration.

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

Policy ER-8.1 Cooperate with federal and state agencies to achieve the sustainable conservation of forest lands as a means of providing open space and protecting natural resources and MSHCP habitat.

Policy ER-8.4 Maintain and conserve superior examples of native trees (including oak trees), natural vegetation, stands of established trees, and other features for aesthetic and water conservation purposes.

Policy ER-8.5 Conserve the oak tree resources in the City to the extent feasible.

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.

Policy ER-9.1 Protect sensitive biological resources in the Temescal Canyon Area Plan through adherence to policies in the Western Riverside County MSHCP.

Policy ER-9.2 Conserve existing wetlands and wetland functions and values in the Temescal Canyon Wash, Prado Basin, and the Santa Ana River with a focus on conservation of existing riparian, woodland, coastal sage scrub, alluvial fan scrub, and open water habitats.

Policy ER-9.3 Conserve existing known populations of least Bell’s vireo and southwestern willow flycatcher within the Temescal Canyon Area Plan including locations at Prado Basin, Santa Ana River, and Temescal Wash. Maintain existing breeding habitat for these species at Prado Basin, Santa Ana River, and Temescal Wash where applicable to a particular project and location.

Policy ER-9.4 Conserve and manage suitable habitat for species known to exist in the Temescal Canyon Area Plan of Western Riverside County’s Multiple Species Habitat Conservation Plan.

Policy ER-9.5 Conserve clay soils supporting sensitive plant species known to occur in the Temescal Canyon area, including Munz’s onion, Palmer’s grappling hook, smallflower morning glory, long-spined spineflower, thread-leaved brodiaea, small-flowered microseris, and manystemmed dudleya.

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Policy ER-9.6 Conserve sandy soils co-occurring with chaparral supporting Palomar monkeyflower, known to occur in the Temescal Canyon area.

Policy ER-9.7 Conserve locations supporting California muhly, heart-lived pitcher sage, Hall’s monardella, and other sensitive plant species that may occur in a wide variety of habitat types within the Temescal Canyon Area Plan.

Policy ER-9.8 Provide for and maintain connection(s) from the Cleveland National Forest to Prado Basin and the Santa Ana River within Temescal Canyon, providing opportunities for offsite connections to Chino Hills State Park.

Policy ER-9.10 Conserve floodplain areas supporting sensitive plant species known to occur in Temescal Canyon, including Parry’s spineflower, peninsular spineflower, and smooth tarplant, and Coulter’s matilija poppy.

Policy ER-9.11 Conserve rocky soils co-occurring with coastal sage scrub, peninsular jumper, or chaparral supporting Payson’s jewelflower, known to occur in the Temescal Canyon area.

Policy ER-9.12 Provide for and maintain a continuous linkage along Temescal Wash from the southern boundary of the Temescal Canyon area to the Santa Ana River.

5.4.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.4.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant biological resource impacts would occur if the proposed Project or any Project-related component would:

Threshold BIO-1 Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or specialstatus species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Threshold BIO-2 Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Threshold BIO-3 Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?

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Threshold BIO-4 Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Threshold BIO-5 Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Threshold BIO-6 Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan?

METHODOLOGY
The analysis within this section is based on the CRA (Appendix Q) completed for the Project, the MSCHP, the City’s 2020-2040 General Plan, and the City’s Municipal Code.

5.4.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact BIO-1: Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Impact BIO-2: Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. As part of the Criteria Refinement, a total of 378.44 acres of native vegetation will be included within the new limits of PCL-1. The alternate PCL-1 alignment would result in removal of

82.8 acres of described lands, specifically 11.5 acres of residential/urban/exotic, 2.0 acres of coastal sage scrub, 37.4 acres of chaparral, 30.3 acres of non-native grassland, 1.1 acres of coast live oak woodland, and 0.5 acres of riparian. alternate PCL-1 would conserve 465.8 acres of Undescribed Replacement Land, specifically, 16.0 acres of residential/urban/exotic (increase of 4.5 acres), 51.6 acres of coastal sage scrub (increase of 49.6 acres), 332.9 acres of chaparral (increase of 295.5 acres),

54.2 acres of non-native grasslands (increase of 23.9 acres), 10.4 acres of coast live oak woodland (increase of 9.3 acres), and 0.7 acres of riparian (increase of 0.2 acres).

The additional acreage of native vegetation communities includes coastal sage scrub, chaparral, non-native grasslands, coast live oak woodland, and miscellaneous riparian habitat. These habitats are identified as suitable habitat for special status species known in the area. Furthermore, proposed alternative alignment of PCL-1 would support nesting, foraging, and live-in habitat for

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mountain lion, bobcat, Cooper’s hawk, and coastal gnatcatcher which are identified within Section

3.2.3 of the MSHCP.

In addition to the four MSHCP Planning Species identified above, with the increase of habitat and realignment of PCL-1, suitable habitat would potentially increase for other MSHCP Covered Species. These include Narrow Endemic Plant Species (MSHCP Volume I, Section 6.1.3), as identified by the NEPSSAs; Criteria Area Plant Species (MSHCP Volume I, Section 6.3.2) identified by the CAPSSAs; animals species (burrowing owl, mammals, amphibians) identified by survey areas (MSHCP Volume I, Section 6.3.2); and species associated with riparian/riverine areas and vernal pool habitats, i.e., least Bell’s vireo, southwestern willow flycatcher, western yellowbilled cuckoo, and designated fairy shrimp (MSHCP Volume I, Section 6.1.2).

Therefore, no impact would occur with the proposed Project, and no mitigation is required.

Impact BIO-3: Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
No Impact. With the alternative PCL-1 alignment, there will be no impacts to state or federally protected wetlands. In additional, the alternate PCL-1 would increase conserved land of these features. Therefore, no impact would occur with the proposed Project, and no mitigation is required.

Impact BIO-4: Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
No Impact. The alternate PCL-1 would provide connection to Prado Basin and the Chino Hills and exceed the minimum conservation goal for the combined independent Cells but would also exceed the high-range goal of the targeted conservation range. Furthermore, the alternative conservation configuration would shift conservation to the west and would still functionally contribute to PCL-1. The existing and alternate PCL-1 alignments do not each represent distinctly separate alignments. Moreover, 245.5 acres are shared between the two alignments, with 82.7 acres being removed from the northern portion of the existing PCL-1 alignment and 465.7 acres being added in replacement, mostly to the west and connecting to the B Canyon Undercrossing at SR91. According to the CRA, the alternate PCL-1 alignment is superior to the existing PCL-1 alignment in achieving connection between the Santa Ana Mountains and the Chino Hills. The reasons for this superiority are because it is not impacted by the high volume of traffic on Green River Road; it crosses SR-91 rather than running alongside the freeway for a stretch of approximately 1,200 feet; wildlife would navigate the BNSF railroad line from SR-91 instead of navigating both obstacles sequentially; wildlife could use the existing footbridge across the Santa

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Ana River; and it leads to Aliso Canyon, which is the largest canyon in Chino Hills State Park, and therefore is a natural travel corridor for mountain lions (Puma concolor), bobcats (Lynx rufus), and other wildlife. Therefore, this conservation configuration would provide superior biological value in comparison to the existing alignment of PCL-1 through further enhancement of the movement of wildlife. Therefore, no impact would occur with the proposed Project, and no mitigation is required.

Impact BIO-5: Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No Impact. Alternate PCL-1 will not conflict with local policies or ordinances protecting biological resources. Therefore, no impact would occur with the proposed Project, and no mitigation is required.

Impact BIO-6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan?
No Impact. The MSHCP states that individual public and private projects within the Plan Area are expected to be designed and implemented in accordance with the Criteria for each Area Plan presented in Volume I, Section 3.2 of the MSHCP document. The goal of the MSHCP is to have a total Conservation Area in excess of 500,000 acres, including approximately 347,000 acres on existing Public/Quasi-Public (PQP) Lands, and approximately 153,000 acres of Additional Reserve Lands (ARL) to be acquired within the MSHCP Criteria Area. Projects located within the Criteria Area must be evaluated to determine if lands within those properties are described to contribute to Reserve Assembly. Criteria Refinements may be initiated by Local Permittees, or at the request of private entities to Local Permittees if agreed to by the applicable Local Permittee, either for purposes of correcting minor discrepancies or inaccuracies or for evaluating alternative conservation proposals involving single or multiple landowners and jurisdictions that are of equivalent or superior benefit to Covered Species. Such Criteria Refinements may involve changes to Cores and Linkages as long as it is demonstrated that the Refinements would clearly benefit Covered Species and would be consistent with MSHCP policies and species conservation goals.

A Criteria Refinement can be approved with lesser conservation in one or more Cells provided that the decrease is made up with other lands in the Criteria Area not described by the Criteria that satisfy the goals for Covered Habitats, Covered Species, etc., or with lands outside of the Criteria Area that similarly satisfy the goals.

As described above, although the current alignment of PCL-1 is unconstrained to the south, there are a number of existing land uses that constrain PCL-1 at its northern terminus, including SR-91, the BNSF railroad line and Green River Road. The CRA (Appendix Q) analyzed the effectiveness of the existing PCL-1 in comparison to the effectiveness of an alternative PCL-1 alignment in meeting the stated MSHCP goals for PCL-1, including the potential to connect with the Prado

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Basin and the Chino Hills. Several wildlife movement studies were conducted in 2006 and 2007 for the properties that contain a majority of both the existing PCL-1 and alternate PCL-1 alignments, referred to at that time as the “Corona 850” property. The Study documented areas of wildlife movement from the Cleveland National Forest through the Corona 850 property and to SR-91. Furthermore, the movement patterns of bobcat and coyote after the widening of California State Route (SR 71) near SR-91 included analysis of camera data for other underpasses in the vicinity, including the underpass at B Canyon (u17) within the alternate PCL-1 route.

The proposed Criteria Refinement presents the alternate alignment for PCL-1, which will be made up existing MSHCP Conserved Lands and lands that have been acquired by the RCA. A total of 711.28 acres of land will be assembled for the alternate PCL-1, consisting of ten parcels. The alternate PCL-1 alignment is located immediately west of the existing PCL-1 alignment. The existing alignment begins at the boundary with Core B (Cleveland National Forest) and extends north across undeveloped land, Green River Road, and SR-91, terminating just north of SR- 91.

The alternate alignment would also begin at the boundary with Core B and extend across undeveloped land before terminating at SR-91 (Figure 3.3). Approximately 538.45 acres of the 711.28-acre total will be associated with the six Criteria Cells, with approximately 172.83 acres associated lands located outside of, but adjacent to, the Criteria Area.

Of the approximately 328.30 acres described for conservation based on the existing Cell Criteria, approximately 82.75 acres of the described lands would not be part of the alternate PCL-1, as these lands represent the northernmost part of the existing alignment that would be removed as part of the Criteria Refinement. As required by the MSHCP, all lands to be proposed as replacement via a Criteria Refinement must not be described for conservation by the current Cell Criteria. In place of those lands to be removed, approximately 292.90 acres of land would be added in alternate locations of the six Criteria Cells, i.e., areas not described for conservation, in addition to the 172.83 acres of lands to be conserved that are not in Criteria Cells.

The proposed Criteria Refinement will have a positive effect on PCL-1 by designating a superior, alternate alignment to connect Core A with Core B, thereby supporting the goal of PCL-1. The alternate PCL-1 alignment is less constrained for wildlife movement than the existing PCL-1; is more conducive to the north-south movement needed to support the connectivity goals of PCL-1; and contains a greater amount of habitat types applicable to the Planning Species for PCL-1, including coastal sage scrub, chaparral, grassland, coast live-oak woodland, and riparian habitats.

The proposed Criteria Refinement will have a positive effect on the MSHCP Conservation Area by conserving a greater amount of high-quality habitat that will support the intended functions of PCL-1, including connectivity between Core A and Core B, and live-in habitat for the PCL-1 Planning Species. As noted above, the new lands proposed for the alternate alignment will include habitats (i.e., coast live oak woodland) not characterized in the Cell Criteria for the assembly of PCL-1. The total amount of lands to be conserved for PCL-1 will increase by more than 382 acres, with most gains consisting of chaparral vegetation, but also including coastal sage scrub, grassland,

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and the coast live oak woodland. Furthermore, the alternate PCL-1 alignment is less constrained for wildlife movement when compared with the existing alignment, is more conducive to northsouth wildlife movement, and contains a greater amount of habitat to support the Planning Species, as discussed previously.

Therefore, no impact would occur with the proposed Project and no mitigation is required.

5.4.6 CUMULATIVE IMPACTS
Volume I, Section 6.5 (Criteria Refinement Process [CRP]) of the MSHCP states that individual public and private projects within the Plan Area are expected to be designed and implemented in accordance with the Criteria for each Area Plan presented in Volume I, Section 3.2 of the MSHCP document. In cases where refinements to the Criteria are desirable to facilitate Reserve Assembly, resulting in adjustments to the Criteria, the CRP described in Volume I, Section 6.5 shall apply.

Such Criteria Refinements may involve changes to Cores and Linkages as long as it is demonstrated that the Refinements would clearly benefit Covered Species and would be consistent with MSHCP policies and species conservation goals. Furthermore, the CRP cannot be used for Criteria changes that would result in reductions in the Criteria Area.

As discussed previously, PCL- 1 is intended to connect Existing Core A (Prado Basin/Santa Ana River) with Existing Core B (Cleveland National Forest) to the south and is intended to provide live-in/dispersal habitat for four Planning Species (mountain lion, bobcat, coastal California gnatcatcher, and Cooper’s hawk). The northern portion of the existing PCL-1 alignment is severely constrained and the topography of the existing PCL-1 alignment is not ideal to facilitate north to south wildlife movement. The northern portion of the alignment is topographically oriented north to south along ridgelines and canyons, while the southern portion of the alignment bisects steep east-west ridgelines and canyons causing wildlife to move west and east perpendicular to the intended alignment for PCL-1.Lastly, the habitat types located within the existing alignment, though mostly native, are dominated by chaparral, which is not suitable for two of the MSHCP Planning Species (coastal California gnatcatcher and Cooper’s hawk).

The alternate PCL-1 location is heavily used by wildlife, with documented and extensive movement of large to medium-size mammals from the National Forest Boundary to the SR-91 undercrossing. Lands within the alternate alignment are topographically oriented north to south from the National Forest boundary to the freeway, including multiple access roads, ridgelines, and canyon routes. Furthermore, the habitat types within the alternate PCL-1 alignment have a greater suitability for the Planning Species, including habitats dominated by coastal sage scrub vegetation, as well as a greater riparian component.

The Alternative Alignment of PCL-1 would result in net gain of 382.98 acres of Conserved Land compared with the existing PCL-1 alignment, with 465.73 acres of lands offsetting the 82.75 acres of lands to be removed from the northern portion of the existing alignment.

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In conclusion, the proposed Project would result in a superior MSHCP Conservation Area configuration compared with the existing PCL-1 alignment. The re-alignment would result in an increase in conservation lands for the MSHCP Reserve, including an increase in native habitat types benefitting Covered Species. The alternate PCL-1 alignment will indirectly benefit the existing Core Areas (A and B) by providing a less-constrained connection between the Core Areas.

Overall, the proposed Refinement would support the goals of the MSHCP as it applies to linking the Cleveland National Forest to the Prado Basin, Santa Ana River, and the Chino Hills.

5.4.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.4.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.5 CULTURAL RESOURCES

5.5.1 ENVIRONMENTAL SETTING
The proposed PCL-1 alignment, covering approximately 711.28 acres, is within the City’s SOI within Riverside County. The alignment runs north to south from the Cleveland National Forest to SR-91. Elevations of the proposed Project range from approximately 525 feet AMSL at SR91(west of Fresno Road) in the north to approximately 2,100 AMSL in the south. The northern portion of the Project is topographically oriented north to south along ridgelines and canyons, while the southern portion crosses a series of steep east-west canyons and ridgelines.

The proposed PCL-1 alignment is comprised of undeveloped lands with dirt access roads, and heavily vegetated with coastal sage scrub, chaparral, non-native grasslands, coast live oak woodland, and riparian forest, including access roads and canyon routes. In addition, the Project alignment is largely surrounded by undeveloped lands with residential uses to the east, and Star Ranch to west.

The proposed Project would not include new development and no ground breaking activities will occur and therefore a cultural resource survey of the site is not required.

5.5.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.5.4 Cultural Resources prepared for the Modified Project.

5.5.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.5.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City, significant cultural resources impacts would occur if the proposed Project or any Project-related component would:

Threshold CUL-1 Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
Threshold CUL-2 Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
Threshold CUL-3 Disturb any human remains, including those interred outside of dedicated cemeteries?

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5.5.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact CUL-1: Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
Impact CUL-2: Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
Impact CUL-3: Disturb any human remains, including those interred outside of dedicated cemeteries?
No Impact.

As previously stated, the proposed Project would relocate the PCL-1 alignment to improve connectivity between designated wildlife habitats within the MSHCP. No development is proposed by the Project and consequently, no construction or groundbreaking activities would occur. Thus, the proposed Project would not cause an adverse change in the significance of a historical or archaeological resource pursuant to §15064.5. As a result, no impacts would occur, and no mitigation measures are required.

Since no development is proposed as part of the relocation of the PCL-1 alignment, the potential for encountering human remains during grading, excavation, or construction activities is nonexistent. As a result, no impacts would occur, and no mitigation measures are required.

5.5.6 CUMULATIVE IMPACTS
No Impact.

Historic Resources: The proposed PCL-1 alignment would not result in groundbreaking activities nor new development. Therefore, Project implementation would have no potential to contribute towards a significant cumulative impact to historical sites and/or resources.

Archaeological Resources: The proposed PCL-1 alignment would not result in groundbreaking activities nor new development. Therefore, Project implementation would have no potential to contribute towards a significant cumulative impact to archaeological sites and/or resources.

Disturbance of Human Remains: The proposed PCL-1 alignment would not result in groundbreaking activities nor new development and therefore no potential to uncover or disturb human remains would occur. Therefore, Project implementation would have no potential to contribute towards a significant cumulative impact to human remains.

5.5.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.5.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.6 ENERGY

5.6.1 ENVIRONMENTAL SETTING
Due to the location and topography of the proposed PCL-1 alignment, development has been limited to beyond the boundary limits including Star Ranch to the west, SR-91 to the north, and residential to the east, and the vacant GRRSP area to the northeast. Other than the previously noted dirt access routes, no development has occurred or is planned within the proposed PCL-1 alignment. As a result, the proposed Project alignment does not consume energy.

5.6.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.6.4 Energy prepared for the Modified Project.

5.6.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.6.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant visual quality impacts would occur if the proposed Project or any Project-related component would:

Threshold EN-1 Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Threshold EN-2 Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?

5.6.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact EN-1: Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
No Impact.

The proposed Project would relocate the PCL-1 alignment to improve connectivity between designated wildlife habitats within the MSHCP and no new development is proposed. Therefore, the Project would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources. No impacts would occur relative to the proposed Project and no mitigation is required.

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Impact EN-2: Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
No Impact. The proposed Project would relocate the PCL-1 alignment to improve connectivity between designated wildlife habitats within the MSHCP and no new development is proposed.

Therefore, the Project would not conflict with or obstruct a State or local plan for renewable energy or energy efficiency. The proposed Project only involves the relocation of the PCL-1 alignment and does not authorize any new development and no impacts would occur. No mitigation is required.

5.6.6 CUMULATIVE IMPACTS
As previously stated, the proposed Project would not result in construction or operational energy consumption as no new development or construction activities are proposed. Therefore, energy consumption would not occur in a cumulatively wasteful, inefficient, or unnecessary manner and no mitigation is required.

5.6.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.6.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.7 GEOLOGY AND SOILS

5.7.1 ENVIRONMENTAL SETTING
Geology and Soils
The approximately 711.28-acre proposed Project alignment is located in the northern flank of the Santa Ana Mountains in western Riverside County. According to Figure 5.7, Geologic Map, of the City’s General Plan EIR, the proposed alignment area is primarily comprised of younger sediments (Holocene to Late Pleistocene), older sediments (Pleistocene) landslide deposits (Holocene to Pleistocene), younger sedimentary rocks (Cenozoic), older sedimentary rocks (Mesozoic), igneous and metamorphic rocks (Mesozoic).

Faults and Seismicity
The Project area is not located within an Alquist‐Priolo Earthquake Fault Zone, however is located near the Whittier, Glen Ivy, and Chino sections of the Elsinore Fault Zone.

Liquefaction
Liquefaction takes place when loosely packed, water‐logged sediments at or near the ground surface lose their strength in response to strong ground shaking. Liquefaction occurring beneath buildings and other structures can cause major damage during earthquakes. According to the DOC Earthquake Zones of Required Investigation map, the northern portion of the Project adjacent to SR-91 is located in areas susceptible to liquefaction.

Subsidence
There are two types of subsidence: land subsidence and hydro compaction subsidence. Hydro compaction subsidence occurs when a large land area settles due to over‐saturation. Land subsidence occurs when an extensive amount of ground water, oil, or natural gas is withdrawn from below the ground surface. The General Plan EIR has determined the area most susceptible to land subsidence as being within the northwestern portion of the City, outside the Project alignment.

Dam and Levee Failure
According to the Dam Breach Inundation Map Web Publisher, the area located beyond the Project alignment northeast of SR-91 has a high susceptibility to inundation from failure of the Prado Dam.

Paleontological Resources
Paleontological resources (fossils) are the remains and/or traces of prehistoric life. Fossils are typically preserved in layered sedimentary rocks and the distribution of fossils is a result of the sedimentary history of the geologic units within which they occur. Fossils occur in a noncontinuous and often unpredictable distribution within some sedimentary units, and the potential for fossils to occur within sedimentary units depends on several factors. Although it is not possible

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to determine whether a fossil will occur in any specific location, it is possible to evaluate the potential for geologic units to contain scientifically significant paleontological resources, and therefore evaluate the potential for impacts to those resources and provide mitigation for paleontological resources if they do occur during construction.

The Project alignment is underlain by Quaternary (middle to early Pleistocene) very old alluvial fan sediments and three Tertiary sedimentary formations. These geologic units are considered to contain low-to-high sensitivity for paleontological resources increasing by depth and high sensitivity.

5.7.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.7.4 Geology and Soils prepared for the Modified Project.

5.7.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.7.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant visual quality impacts would occur if the proposed Project or any Project-related component would:

Threshold GEO-1 Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?
Threshold GEO-2 Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? Threshold GEO-3 Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction?
Threshold GEO-4 Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? Threshold GEO-5 Result in substantial soil erosion or the loss of topsoil? Threshold GEO-6 Be located on a geologic unit or soil that is unstable or that would become unstable as a result of the project and potentially result in an on-site or offsite landslide, lateral spreading, subsidence, liquefaction, or collapse?

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Threshold GEO-7 Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
Threshold GEO-8 Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems in areas where sewers are not available for the disposal of wastewater?
Threshold GEO-9 Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?

5.7.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact GEO-1: a) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Impact GEO-2: ii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking?
Impact GEO-3: iii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction?
Impact GEO-4: iv) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? Impact GEO-5: Result in substantial soil erosion or the loss of topsoil? Impact GEO-6: Be located on a geologic unit or soil that is unstable or that would become unstable as a result of the project and potentially result in an on-site or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
Impact GEO-7: Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
No Impact.

There are mapped Alquist-Priolo Earthquake Fault Zones within the City limits associated with the Chino Fault and Glen Ivy segment of the Elsinore Fault. As previously stated, the proposed Project alignment is located within the Elsinore Fault Zone, although not within a Alquist-Priolo

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Earthquake Fault Zone. No new development or construction activities would result from the proposed Project. Consequently, the Project area would remain vacant and undeveloped, therefore no impact would occur.

Other geologic hazards include earthquake liquefaction and landslides. The western portion of the Project alignment adjacent to SR-91 is located within an area with moderate liquefaction susceptibility. Due to the Project’s location and topography, the hillsides or steep slopes may result in landslides from heavy rain, erosion, removal of vegetation, seismic activity, or combinations of these and other factors. As previously stated, the Project area would remain vacant and undeveloped, therefore no impact would occur and no mitigation is required.

Impact GEO-8: Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems in areas where sewers are not available for the disposal of wastewater?
No Impact. Septic tanks or alternative waste water disposal systems are not proposed as part of the Project. No impacts related to septic tanks or alternative wastewater disposal systems would occur from implementation of the proposed Project.

Impact GEO-9: Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?
No Impact. Although the Project site located within an area of which may have high Paleontological sensitivity, the Project proposes the relocation of PCL-1 alignment and does not involve earth moving and/or construction of new development. As a result, no impacts would occur., and no mitigation is required.

5.7.6 CUMULATIVE IMPACTS
Geology and Soils. The Project proposes the relocation of the PCL-1 alignment and does not involve construction of new development. No impacts associated with geologic resources would occur.

Paleontological Resources: The proposed Project does not involve earth moving and/or construction of new development that would otherwise impact such resources. No impact to palaeontologic resources would occur.

5.7.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.7.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.8 GREENHOUSE GAS EMISSIONS

5.8.1 ENVIRONMENTAL SETTING
Greenhouse gases (GHGs) are any gas that absorbs infrared radiation in the atmosphere. This absorption traps heat within the atmosphere, altering the Earth’s surface temperature. Increased surface temperatures caused by increased absorption of the sun’s infrared radiation from GHGs is commonly referred to as the greenhouse gas effect. A majority of the scientific community believes GHG emissions resulting from human activities have caused increased levels of most naturally occurring GHGs measured in the atmosphere over the past several decades. Regardless of the cause, the majority of the scientific community believes the continued increase of these GHG levels will result in an increase in the temperature of the Earth’s lower atmosphere. This increase in atmospheric temperature from increased GHGs is a phenomenon commonly referred to as global warming. Warming of the Earth’s lower atmosphere induces a suite of additional changes, including changes in global precipitation patterns; ocean circulation, temperature, and acidity; global mean sea level; species distribution and diversity; and the timing of biological processes.

These large-scale changes are collectively referred to as global climate change. The GHGs listed by the Intergovernmental Panel on Climate Change (IPCC) include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), fluoroform (HFC-23), tetrafluoroethane (HFC-134a), difluoroethane (HFC-152a), and sulfur hexaflouride (SF6) (IPCC 2022).

The Global Warming Potential (GWP) was developed to simplify quantification, reporting, analysis, and comparison of the global warming impacts of different GHGs. IPCC defines the GWP of various GHG emissions on a normalized scale that recasts all GHG emissions in terms of CO2 equivalents (CO2e). The GWP of CO2 is, by definition, 1. GHG emissions are quantified and presented in terms of metric tons (MT) of CO2e emitted per year.

5.8.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.8.4 Greenhouse Gas Emissions prepared for the Modified Project.

5.8.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.8.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant greenhouse gas emissions impacts would occur if the proposed Project or any Projectrelated component would:

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Threshold GHG-1 Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Threshold GHG-2 Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?

5.8.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact GHG-1: Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Impact GHG-2: Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
No Impact.

The Project proposes the relocation of PCL-1 alignment and does not involve construction of new development. The proposed Project alignment area would remain vacant and undeveloped.

Therefore, the Project will not indirectly or directly generate GHGs that may have a significant impact on the environment or conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of GHGs. As such, no impacts would occur, and no mitigation is required.

5.8.6 CUMULATIVE IMPACTS
As discussed in this section, the proposed Project would not result in new development resulting in construction or operational GHG emissions. Therefore, the Project would not contribute to cumulative GHG emissions in California.

5.8.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.8.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.9 HAZARDS AND HAZARDOUS MATERIALS

5.9.1 ENVIRONMENTAL SETTING
As previously stated, the proposed PCL-1 alignment covers approximately 711.28 acres in the City’s SOI within Riverside County. The alignment runs north to south from the Cleveland National Forest to SR-91. Elevations of the proposed Project range from approximately 525 feet AMSL at SR-91(west of Fresno Road) in the north to approximately 2,100 AMSL in the south.

The northern portion of the Project is topographically oriented north to south along ridgelines and canyons, while the southern portion crosses a series of steep east-west canyons and ridgelines. The proposed Project alignment is comprised of undeveloped lands with dirt access roads, and heavily vegetated with coastal sage scrub, chaparral, non-native grasslands, coast live oak woodland, and riparian forest, including access roads and canyon routes.

Hazardous Locations
The Hazardous Waste and Substances Sites (Cortese) List is a planning document used by the State, local agencies, and developers to comply with CEQA requirements in providing information about the location of hazardous materials release sites. Government Code Section 65962.5 requires the California Environmental Protection Agency to develop at least annually an updated Cortese List. According to the Department of Toxic Substances Control (DTSC) EnviroStor database, there are no facilities and/or sites within the Project alignment identified as meeting the Cortese List requirements.

Airports
The Corona Municipal Airport is located approximately 3.75 miles northeast of Project alignment.

Emergency Response Plan
The City of Corona has prepared an Emergency Operations Plan (EOP) to address the City’s planned response to natural disasters, technological incidents, and national security emergencies.

The EOP’s operational concepts focus on potential large-scale disasters that can generate unique situations requiring unusual emergency responses. The EOP’s emergency management goals are:

1. Provide effective life safety measures and reduce property losses.

2. Provide for the rapid resumption of impacted businesses and community services.

3. Provide accurate documentation and records required for cost recovery efforts.

It should be noted, the EOP does not address normal day-to-day emergencies or the wellestablished and routine procedures used in coping with such emergencies.

Sensitive Receptors

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Sensitive receptors are people or other organisms that may have a significantly increased sensitivity or exposure to contaminants by virtue of their age and health (e.g., schools, day care centers, hospitals, nursing homes), status (e.g., sensitive or endangered species), proximity to the contamination, dwelling construction (e.g., basement), or the facilities they use (e.g., water supply well). The location of sensitive receptors must be identified in order to evaluate the potential impact of the contamination on public health and the environment. The Project alignment is surrounded by mostly undeveloped lands, SR-91 to the north, residential uses to the east, and Star Ranch to west.

5.9.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.9.4 Hazards and Hazardous Materials prepared for the Modified Project.

5.9.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.9.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant hazard and hazardous material impacts would occur if the proposed Project or any Project-related component would:

Threshold HAZ-1 Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Threshold HAZ-2 Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Threshold HAZ-3 Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
Threshold HAZ-4 Be located on a site that is included on a list of hazardous materials sites that is compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Threshold HAZ-5 For a project within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?

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Threshold HAZ-6 Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Threshold HAZ-7 Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?

5.9.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact HAZ-1: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Impact HAZ-2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Impact HAZ-3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
No Impact. The proposed Project consists of the relocation of the PCL-1 alignment. No physical improvements or additional construction activities would occur which could include the use or storage of hazardous substances. As a result, no impact would occur, and no mitigation is required.

Impact HAZ-4: Be located on a site that is included on a list of hazardous materials sites that is compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Impact. As previously stated, the Project area does not contain facilities and/or sites that are identified as meeting the Cortese List requirements. In addition, there is no construction or groundbreaking activities as a result of the Project. Therefore, there would be no impact, and no mitigation is required.

Impact HAZ-5: For a project within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
No Impact. The Corona Municipal Airport is located approximately 3.75 miles northeast of Project alignment. Consequently, the Project site is not within two miles of an airport. In addition, the Project alignment is not located within any land use compatibility zone for the nearest airport, nor is it within an airport safety zone. Although the Project proposes no construction or operational activities, the Project would not result in a safety hazard for people residing or working in the Project areas, and no impacts would occur. No mitigation measures are required.

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Impact HAZ-6: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No Impact. The Project will not construct any physical barriers or disturb any roadways. The Project would not interfere with implementation of an emergency response plan or evacuation plan, and there would be no impact. No mitigation measures are required.

Impact HAZ-7: Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact. Although the Project alignment is within a Very High Hazard Fire Severity Zone (CALFIRE), there would be no new construction as a result of the proposed Project that would otherwise expose people or structures to significant risk involving wildland fires. As a result, no impacts would occur, and no mitigation is required.

5.9.6 CUMULATIVE IMPACTS
Implementation of the proposed Project would not result in construction of any new development.

As a result, no cumulative impacts associated with hazardous materials, emergency response, wildland fires, and airport safety hazards would result.

5.9.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.9.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.10 HYDROLOGY AND WATER QUALITY

5.10.1 ENVIRONMENTAL SETTING
Regional Drainage
The City resides within the regional Santa Ana River Watershed, monitored by the Santa Ana RWQCB. Ultimately, all channels converge with the Santa Ana River within the Santa Ana Subwatershed where downstream ends of the channel travel through Orange County prior to emptying into the Pacific Ocean.

Local Surface Waters
Within the Santa Ana Sub-watershed the City lies within the Middle Santa Ana River Subwatershed and the Temescal Wash Sub-watershed. The Middle Santa Ana River Sub-watershed is located in the northwest corner of Riverside County and covers a total tributary area of 170 square miles that generally drains westwards towards the Santa Ana River. Tributaries to this subwatershed include: Temescal Creek, Sycamore Creek, Day Creek, and San Sevaine Creek. The Temescal Sub-watershed covers 250 square miles and is defined as the tributary area draining into the Temescal Wash, also known as Temescal Creek, that connects Lake Elsinore with the Santa Ana River.

Existing Drainage
The proposed Project’s alignment, approximately 711.28 acres, is vacant undeveloped land situated in the Santa Ana Mountains to the northwest of the City of Corona adjacent to SR-91. The Project alignment can be characterized by steep topography, generally increasing in elevation from the south to the north. Small ravines are present which convey the natural drainage across the Project site.

5.10.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.10.4 Hydrology and Water Quality prepared for the Modified Project.

5.10.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.10.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant hydrology and water quality impacts would occur if the proposed Project or any Project-related component would:

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Threshold HYD-1 Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? Threshold HYD-2 Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Threshold HYD-3 Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site?
Threshold HYD-4 Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
Threshold HYD-5 Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff?
Threshold HYD-6 Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows?
Threshold HYD-7 In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
Threshold HYD-8 Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?

5.10.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact HYD-1: Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? No Impact. The proposed Project alignment lies within Temescal Wash Sub-watershed, which drains to the Santa Ana River and eventually drains to the Pacific Ocean in Orange County. The watershed is under the authority of the Santa Ana RWQCB. The proposed Project does not consist of any new development and therefore will not require earth moving, construction, or operational

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activities and therefore will not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality. Therefore, no impact would occur, and no mitigation measures are required.

Impact HYD-2: Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? No Impact. The relocation of PCL-1 alignment does not include new development, and thus, will not have a direct impact on substantially decreasing groundwater supplies or interfere substantially with groundwater recharge. As a result, no impacts would occur, and no mitigation is required.

Impact HYD-3: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site? Impact HYD-4: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite?
Impact HYD-5: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff?
Impact HYD-6: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would impede or redirect flood flows?
No Impact. The relocation of PCL-1 alignment would not substantially alter the existing drainage pattern of a site or area because the proposed Project does not include new development. The proposed Project would not result in the addition of impervious surfaces in a manner which would result in substantial erosion or siltation on- or off-site, substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite, or create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. No impacts would occur.

Impact HYD-7: In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?

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No Impact. According to FEMA’s National Flood Layer Viewer, the Project alignment is classified as Flood Zone X, area of minimal flood hazard. The Project alignment is located approximately 26 miles northeast of the Pacific Ocean. Therefore, the Project alignment is not located within a tsunami zone. Similarly, a seiche is the sloshing of a closed body of water from earthquake shaking. Seiches are of concern relative to water storage facilities because inundation from a seiche can occur if the wave overflows a containment wall, such as the wall of a reservoir, water storage tank, dam, or other artificial body of water. The nearest body of water is the Prado Reservoir, approximately 1.2 miles to the north. According to the City’s General Plan, the Project site is not within a dam inundation zone, nor in the vicinity of any impounded bodies of water; therefore, the Project is not at risk of a seiche. As a result, no impacts would occur, and no mitigation is required.

Impact HYD-8: Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
No Impact. The proposed relocation of PCL-1 alignment would not conflict with or obstruct implementation of a water quality control plan or sustainable ground water management plan because the proposed Project does not include new development. As a result, no impacts would occur, and no mitigation measures are required.

5.10.6 CUMULTIVE IMPACTS
As discussed previously, the proposed Project would not require construction or operational activities. Consequently, compliance with obligatory construction and development related hydrology and water quality related procedures is not required. The proposed Project alignment would not result in an increase of impervious surfaces within the watershed, nor increase surface runoff or significant pollutant loadings and impacts would not be cumulatively considerable

5.10.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.10.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.11 LAND USE AND PLANNING

5.11.1 ENVIRONMENTAL SETTING
The existing zoning the proposed Project alignment overlays is Residential Rural (R-R) (Riverside County) and the land use designation Rural Mountainous (SOI). Although residential development would be allowed within the Project alignment, the Project does not propose any new development.

5.11.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.11.4 Land Use and Planning prepared for the Modified Project.

5.11.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.11.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant land use and planning impacts would occur if the proposed Project or any Projectrelated component would:

Threshold LU-1 Physically divide an established community? Threshold LU-2 Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?

5.11.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact LU-1: Physically divide an established community? No Impact. The proposed Project alignment is comprised of undeveloped lands with dirt access roads, and heavily vegetated with access roads and canyon routes. The existing zoning for the proposed Project alignment overlays Residential Rural (R-R) (Riverside County) and Rural Mountainous (SOI) land uses; however, the Project does not propose any new development. The Project proposes to improve wildlife linkage with a superior corridor by connecting wildlife habitats while conserving additional lands. The proposed relocation of PCL-1 alignment would not physically divide an established community. As a result, there would be no impact, and no mitigation measures are required.

Impact LU-2: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?

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No Impact. The Project proposes the relocation of the PCL-1 alignment. The existing zoning for the proposed Project alignment overlays Residential Rural (R-R) (Riverside County) and Rural Mountainous (SOI) land uses. Although residential development would be allowed within the Project alignment, the Project does not propose any new development. Therefore, future development will conform with the City’s 2020-2040 General Plan and any policies or regulations that the City has adopted for the purpose of avoiding or mitigating an environmental effect. As a result, no impact would occur, and no mitigation measures are required.

5.11.6 CUMULATIVE IMPACTS
As discussed under Impact LU-1, the proposed Project would not physically divide an established community. Similarly, the proposed Project was found to have no impact with applicable General Plan land use plans, policies, and regulations adopted for the purpose of avoiding or mitigating an environmental effect. Lastly, as detailed in Section 5.4 of this section, the proposed Project was found to be consistent with the MSHCP. All three of these topics are inherently cumulative in nature, and therefore the proposed Project would not result in cumulative impacts.

5.11.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.11.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.12 MINERAL RESOURCES

5.12.1 ENVIRONMENTAL SETTING
The PCL-1 alignment geology includes sedimentary rock overlayed with alluvium deposits. The deposits include older alluvium related to ancient channels of the Santa Ana River and younger alluvium from the Santa Ana River and tributary drainages from the Santa Ana Mountains.

Construction related mineral deposits consisting of clays, sand, gravel and rock are found in the Santa Ana Mountains, plus trace amounts of silver, lead, zinc, coal, and gypsum.

According to the City’s 2020-2040 General Plan, the Project alignment is within the following classifications:
• MRZ-1: A Mineral Resource Zone where adequate information indicates that no significant mineral deposits are present or likely to be present.
• MRZ-3: A Mineral Resource Zone where the significance of mineral deposits cannot be determined from the available data.

5.12.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.12.4 Mineral Resources prepared for the Modified Project.

5.12.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.12.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant mineral resource impacts would occur if the proposed Project or any Project-related component would:

Threshold MNR-1 Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
Threshold MNR-2 Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?

5.12.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact MNR-1: Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?

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Impact MNR-2: Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
No Impact. The Project alignment is located within an area classified as the MRZ-1 and MRZ-3.

MRZ-1 and MRZ-3 classifications do not include mineral resources of statewide, regional, or local significance. The proposed Project does not include any new development, nor require construction or groundbreaking activities. Therefore, the proposed Project would not result in the loss of availability of know mineral resources that would be of value to the region, the state, or the local community. As a result, no impact would occur, and no mitigation is required.

5.12.6 CUMULATIVE IMPACTS
As discussed above, the proposed Project would not result in the loss of or availability of a locally or regionally significant mineral resource. Therefore, the proposed Project’s effect on mineral resources would have no cumulatively impact.

5.12.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.12.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.13 NOISE

5.13.1 ENVIRONMENTAL SETTING
Due to the location and topography of the proposed alignment, development has been limited to beyond the boundary limits including Star Ranch to the west, SR-91 to the north, and residential to the east, and the vacant GRRSP to the northeast. Other than the previously noted dirt access routes, no development has occurred or is planned within the proposed alignment. Ambient noise is dominated by traffic noise from SR-91 within the Project alignment. As stated in this section, the Project would not result in new development and the existing environment would remain intact.

5.13.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.13.4 Noise prepared for the Modified Project.

5.13.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.13.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant noise impacts would occur if the proposed Project or any Project-related component would:

Threshold N-1 Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Threshold N-2 Generation of excessive groundborne vibration or groundborne noise levels?
Threshold N-3 For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?

METHODOLOGY

5.13.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact N-1: Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess standards

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established in the local general plan or noise ordinance, or applicable standards of other agencies?
Impact N-2: Generation of excessive groundborne vibration or groundborne noise levels?
No Impact. The Project proposes the relocation of the PCL-1 alignment. The Project does not include any new development, and therefore, does not involve any grading or construction of new buildings and/or facilities. The proposed Project will not generate a temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the general plan or noise ordinance, or applicable standards of other agencies, or produce excessive ground borne noise levels. As a result, no impacts would occur, and no mitigation is required.

Impact N-3: For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact. As previously discussed, the Corona Municipal Airport is located approximately 3.75 miles northeast of Project alignment. The Project does not include any new development.

Therefore, the proposed relocation of the PCL-1 alignment would not result in a safety hazard or excessive noise for people residing or working in the Project alignment. No impacts would occur, and no mitigation measures are required.

5.13.6 CUMULATIVE IMPACTS
Implementation of the proposed Project would not result in short-term construction or long-term operational noise generating activities as no new development is proposed. As a result, the proposed Project’s potential to contribute to any noise or vibration- related impacts would not be cumulatively considerable.

5.13.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.13.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.14 POPULATION AND HOUSING

5.14.1 ENVIRONMENTAL SETTING
The proposed Project’s alignment, approximately 711.28 acres, is in the City’s SOI within Riverside County. According to the estimates released in May 2024 by the State DOF, the City’s 2024 population is estimated to be 156,615 and the City’s 2024 housing is estimated to be 50,915 units.

As discussed, the existing environment within the proposed alignment is vacant undeveloped land of which is heavily vegetated with dirt access and canyon routes. The existing land use and zoning within the proposed alignment would allow for residential development. No development is proposed as part of the Project.

5.14.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.14.4 Population and Housing prepared for the Modified Project.

5.14.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.14.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant visual quality impacts would occur if the proposed Project or any Project-related component would:

Threshold POP-1 Induce substantial unplanned population growth in an area, either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through extension of roads or other infrastructure)?
Threshold POP-2 Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?

5.14.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact POP-1: Induce substantial unplanned population growth in an area, either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through extension of roads or other infrastructure)? No Impact. The proposed Project would not involve the construction of any homes, business, or other uses that would result in population growth. As a result, no impact would occur, and no mitigation measures are required.

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Impact POP-2: Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact. As discussed above, the Project alignment is comprised of vacant undeveloped land and the existing environment will remain intact. Although residential uses are allowed within the Project alignment, the Project does not propose any development. As a result, no impact would occur, and no mitigation measures are required.

5.14.6 CUMULATIVE IMPACTS
As discussed above, the proposed Project would not result in growth inducement or displacement of people or housing because no development is proposed and no residences would be removed.

As a result, impacts related to cumulative growth would be less than significant and not cumulatively considerable.

5.14.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.14.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.15 PUBLIC SERVICES

5.15.1 ENVIRONMENTAL SETTING
The Project site located within the western portion of the City bounded by undeveloped land on the south and west, partially developed land to the east, SR-91 to the north, and the Star Ranch to the west. The Cleveland National Forest I located further to the south. The Project area is within a Local Responsibility Area (LRA) designated as a Very High Fire Hazard Severity Area (FHSZ).

Fire Protection
The City is served by the Corona Fire Department (CFD) of which operates seven fire stations in addition to the CFD Headquarters. The CFD staff consists of 244 firefighters and 107 sworn fire personnel. The Project site is within the response area of CFD, Fire Station 5 located at 1200 West Canyon Crest Drive, Fire Station 5 is located 1 mile east of the Project alignment along Green River Road.

Police Protection
Corona Police Department (CPD) will provide service for the Project alignment with 144 sworn officers and 63 support staff. The Project alignment is closest to substation Zone 4, which is the entire west end of the City, located approximately 5 miles from the proposed Project alignment.

The substation offices are used by patrol officers for returning calls to residents and business owners and also as a report-writing station. The CPD suggests that any matter needing police attention is brought forward through the main station, located at the corner of West 6th Street and Buena Vista Avenue. The main station is located approximately 9 miles from the proposed Project site.

Schools
The Corona-Norco Unified School District (CNUSD) serves most adults and youth in Corona, which includes K-12 education, alternative education, and adult education. There are 34 schools that serve more than 33,000 students in the community. Corona has 14 private schools— Montessori schools, alternative education, and religious.

The proposed PCL-1 alignment is located within the CNUSD, and the nearest existing school Prado View Elementary School is located approximately 1.5 miles to the east of the site.

Recreation
Please see Section 5.16 Recreation, for a thorough discussion of the proposed Project’s impacts associated with parks.

Other Public Facilities
The Corona Public Library (CPL) is located at 605 South Main Street, and is a 62,000-square-foot facility. The CPL serves the City and circulates over 500,000 items each year. The CPL’s services

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have expanded to include U.S. Passport Services, notary, online tutoring, test proctoring, small business consulting, and Fair Housing assistance. The CPL hosted more than 629 programs, tours and class visits with 23,522 attendees and contains the W.D. Addison Heritage Room which covers all periods of time, and includes photographs, rare books, newspapers, citrus labels, manuscripts, oral histories, artefacts, and other items available for the public to view.

5.15.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.15.4 Public Services prepared for the Modified Project.

5.15.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.15.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant public service impacts would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

Threshold PS-1 Fire protection?
Threshold PS-2 Police protection?
Threshold PS-3 Schools?
Threshold PS-4 Parks?
Threshold PS-5 Other public facilities?

5.15.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

Impact PS-1: Fire protection?
Impact PS-2: Police protection?
Impact PS-3: Schools?
impact PS-4: Parks?

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Impact PS-5: Other public facilities?
No Impact. As stated in this section, the proposed relocation of the PCL-1 alignment would not result in new development and the existing vacant undeveloped environment would remain as such.

The proposed PCL-1 alignment would not result in any development. The public services provided by the City would not be impacted with implementation of the relocation of PCL-1. Thus, public services would continue provide such services under the same conditions resulting in no demand increase on public services. Consequently, the Project would not result in substantial adverse physical impacts to the environment associated with the construction of new or physically altered governmental facilities, and no mitigation measures are required.

5.15.6 CUMULATIVE IMPACTS
As discussed above, the proposed Project would not result in environmental impacts from increased demand on public services because no development is proposed. Cumulative impacts related to construction of new or renovated public facilities would be less than significant and not cumulatively considerable.

5.15.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.15.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.16 RECREATION

5.16.1 ENVIRONMENTAL SETTING
The City offers a variety of recreational opportunities for residents and the surrounding communities. These include natural open space areas, trails, parklands, and recreational facilities and programs. In addition, there are natural open space areas like mountains, hillsides, canyons, and preserves nearby. The City also has built and natural trails for hiking, biking, and walking.

There are 35 public parks throughout Corona and a variety of recreational facilities including community centers, a senior center, and a library. The Library and Recreation Services Department provides programs and services for all ages.

5.16.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.16.4 Recreation prepared for the Modified Project.

5.16.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.16.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant recreation impacts would occur if the proposed Project or any Project-related component would:

Threshold REC-1 Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Threshold REC-2 Does the project include recreational facilities or require the construction of or expansion of recreational facilities that might have an adverse physical effect on the environment?

5.16.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact REC-1: Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Impact REC-2: Does the project include recreational facilities or require the construction of or expansion of recreational facilities that might have an adverse physical effect on the environment?

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No Impact. The proposed Project consists of the relocation of the PCL-1 alignment. The Project does not propose any new development; therefore, Project implementation would not increase the use of existing neighborhood and regional parks or other recreational facilities. The Project does not propose any recreational facilities and does not require the construction or expansion of recreational facilities. As such, no impacts would occur, and no mitigation measures are required.

5.16.6 CUMULATIVE IMPACTS
As discussed under impact REC-1 and REC -2, the proposed Project does not propose new development nor the construction of a new or renovation of an existing park or recreational facility that would result in and impact to the environment. Therefore, the proposed Project would result in no cumulative impacts associated with recreation.

5.16.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.16.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.17 TRANSPORTATION

5.17.1 ENVIRONMENTAL SETTING
The Project vicinity is comprised of both undeveloped and urban areas, with city roads, interstate and highway systems traversing the region. The City's roads within the Project vicinity are grouped by how important they are for moving traffic (through streets) or getting to nearby places (local streets). Roads also differ in size, speed limits, and features like sidewalks. Public transportation like buses and trains provide transportation throughout the City and surrounding communities.

As stated, the proposed Project does not include new development. The proposed PCL-1 alignment is currently vacant and undeveloped and would remain as such. To analyze traffic for new development projects, the key information is project trip generation and vehicle miles traveled.

Because the proposed project would result in no trips, traffic analysis for the proposed Project is not required.

5.17.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.17.4 Transportation prepared for the Modified Project.

5.17.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.17.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant transportation impacts would occur if the proposed Project or any Project-related component would:

Threshold TRA-1 Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities?
Threshold TRA-2 Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Threshold TRA-3 Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Threshold TRA-4 Result in inadequate emergency access?

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5.17.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact TRA-1: Conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities?
Impact TRA-2: Conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
Impact TRA-3: Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Impact TRA-4: Result in inadequate emergency access?
No Impact. No new construction would occur as part of the Project, thus construction or operational traffic related impacts would not occur. Therefore, the Project will not have an impact with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities.

Additionally, the Project would not design or construct any new roadways, and there would be no sharp curves or dangerous intersections along local roadways used for the Project that would increase traffic safety hazards. With implementation of the proposed PCL-1 alignment, there would be no temporary road closures that could result in inadequate emergency access, nor would the Project induce large volumes of traffic which could pose a roadway restriction. As a result, transportation related impacts would not occur, and no mitigation measures are required.

5.17.6 CUMULATIVE IMPACTS
As discussed previously, transportation impacts would not occur with implementation of the Project as construction and operational activities would not occur. Therefore, no cumulative transportation impacts would occur.

5.17.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.17.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.18 TRIBAL CULTURAL RESOURCES

5.18.1 ENVIRONMENTAL SETTING
As previously stated in this section, the proposed Project encompasses approximately 711.28 acres, within the City’s SOI. The alignment travels north from the Cleveland National Forest to the SR91 with elevations ranging from approximately 525 feet AMSL at SR-91(west of Fresno Road) in the north to 2,100 AMSL in the south. The proposed Project alignment is comprised of undeveloped lands with dirt access roads, and heavily vegetated with ridgelines, canyons, and access roads. The Project alignment is largely surrounded by undeveloped lands with residential uses to the east, and Star Ranch to west.

In accordance with AB 52 and SB 18 requirements, and as stated in Section 4.18, Tribal Cultural Resources, the City sent invitation letters to representatives of the Native American contacts provided by the Native American Heritage Commission (NAHC), formally inviting tribes to consult with the City on the Modified Project. The intent of the consultations is to provide an opportunity for interested Native American contacts to work together with the City during the Project planning process to identify and protect tribal cultural resources. Response letters were received from the Gabrieleño Band of Mission Indians – Kizh Nation.

As previously analyzed, the proposed Project would not include new development, therefore no ground breaking activities would occur.

5.18.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.18.4 Tribal Cultural Resources prepared for the Modified Project.

5.18.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.18.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant tribal cultural resource impacts would occur if the proposed Project or any Projectrelated component if the Project would cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is either:

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Threshold TRC-1 Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1 (k); or
Threshold TRC-2 A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

5.18.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Result in a significant impact if the Project would cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is either:

Impact TRC-1: Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1 (k); or
Impact TRC-2: A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

No Impact. As previously stated, the proposed Project would relocate the PCL-1 alignment to improve connectivity between designated wildlife habitats defined by the MSHCP. No development is proposed by the Project and no construction or groundbreaking activities would occur. Since no development ore construction is proposed as part of the relocation of the PCL-1 alignment, the potential for encountering tribal cultural resources would not occur. The proposed Project would not cause a substantial adverse change in the significance of a tribal cultural resource resulting in no impact and no mitigation measures are required.

5.18.6 CUMULATIVE IMPACTS
As described above, the proposed Project would not result in the disturbance of known or unknow tribal cultural resources, as ground disturbance activities would occur. Therefore, the proposed Project would not contribute to a cumulative loss of tribal cultural resources.

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5.18.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.18.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.19 UTILITIES AND SERVICE SYSTEMS

5.19.1 ENVIRONMENTAL SETTING
Water Service
Water service to the Project vicinity will be provided by the City of Corona Utilities Department.

Sewer System
Sewer and sanitation services to the Project vicinity will be provided by the City of Corona Utilities Department\.

Solid Waste Services
The Riverside County Department of Waste Resources (RCDWR) is responsible for the efficient and effective landfill disposal of non-hazardous waste within the County, and operates six active landfills in addition to holding a contract agreement to dispose of waste at the private El Sobrante Landfill (Riverside County, 2015). The City of Corona contracts with Waste Management Inc. (WMI) for trash and recycling services.

Other Service
The Project vicinity is also located in the service territories of the Southern California Gas Company (SoCalGas) (natural gas) and Southern California Edison (electricity).

As stated in this section, no new development or construction activities would result from implementation of the proposed Project. The Project area would remain vacant and undeveloped.

For a in a more in-depth discussion of existing water service, sewer system, solid waste services, and other services within the existing alignment area, refer to Section 5.19.3.

5.19.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.19.4 Utilities and Service Systems prepared for the Modified Project.

5.19.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.19.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant utilities and service systems impacts would occur if the proposed Project or any Projectrelated component would:

Threshold USS-1 Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas,

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or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Threshold USS-2 Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Threshold USS-3 Result in a determination by the wastewater treatment provider which serves or may serve the project that has adequate capacity to serve the project’s projected demand in addition to the provider’s existing comments? Threshold USS-4 Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Threshold USS-5 Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?

METHODOLOGY
The evaluation of utilities identifies if utility demand from the proposed Project would be accommodated via existing utility infrastructure that would also be available to the proposed Project. The evaluation identifies if expansions would be required to serve the proposed Project, and if those expansions have the potential to result in an environmental impact. As stated, no development would result with implementation of the proposed Project and the undeveloped nature of the alignment would remain.

5.19.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact USS-1: Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? No Impact. The proposed Project consists of the relocation of PCL-1 alignment, and does not propose any new development; thus, the Project will not utilize any utilities or require connection to utilities. Therefore, the Project will not result in the relocation or construction of new or expanded water, wastewater treatment, or storm water, drainage, electric power, natural gas, or telecommunications facilities. As a result, no impact would occur, and no mitigation measures are required.

Impact USS-2: Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
No Impact. The proposed relocation of PCL-1 alignment does not include any new development.

The DWP currently serves the Project vicinity. Due to the lack of development proposed by the

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Project, no water supplies are needed to support the Project nor the existing undeveloped conditions. As a result, no impact would occur, and no mitigation measures are required.

Impact USS-3: Result in a determination by the wastewater treatment provider which serves or may serve the project that has adequate capacity to serve the project’s projected demand in addition to the provider’s existing comments?
No Impact. The proposed relocation of PCL-1 alignment does not include any new development.

The relocation of the alignment would not result in activity which will demand wastewater treatment services that exceed the adequate capacity of providers. As a result, no impact would occur, and no mitigation measures are required.

IMPACT USS-4: Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
No Impact. The proposed relocation of PCL-1 alignment does not include any new development.

Thus, the Project would not generate solid waste in excess of or in excess of the capacity of local infrastructure. As a result, no impact would occur, and no mitigation measures are required.

IMPACT USS-5: Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
No Impact. The proposed relocation of PCL-1 alignment does not include any new development.

As a result, no impact would occur, and no mitigation measures are required.

5.19.6 CUMULATIVE IMPACTS
Water
As described previously, the proposed relocation of PCL-1 alignment does not include any new development. As discussed above, the Project would not result in an increase in water demand.

Thus, potential cumulative impacts would not occur.

Wastewater
As described previously, implementation of the proposed Project would not result in an increase flow impacting the sewer system and wastewater treatment plant capacity as no development is proposed. Cumulative impacts would not occur.

Stormwater
As described above, the proposed Project would not result in new development and would not include installation of a storm drain system. Thus, no increase in offsite stormwater flows would occur.

Solid Waste

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As stated, the proposed Project would not result in construction or operational activities that would result in the generation of solid waste. Thus, impacts associated with solid waste would not occur and would not be cumulatively considerable.

Dry Utilities
As stated, no development would result from implementation of the proposed relocation of PCL1 alignment. Therefore, cumulatively considerable impacts associated with the provision of utility facilities to serve the proposed Project would not occur.

5.19.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.19.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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5.20 WILDFIRE

5.20.1 ENVIRONMENTAL SETTING
The proposed PCL-1 alignment encompasses 711.28 acres in the western portion of the City’s SOI. The alignment runs south to north from the Cleveland National Forest to SR-91. The Relocation of PCL-1 is located on property known as B Canyon and is approximately 711.28 acres, and consists of the parcels that would be added to the MSHCP as Additional Reserve Lands.

Elevations of the proposed Project range from approximately 525 feet AMSL at SR-91(west of Fresno Road) in the north to approximately 2,100 AMSL in the south. The northern portion of the Project is topographically oriented north to south along ridgelines and canyons, while the southern portion crosses a series of steep east-west canyons and ridgelines.

The proposed Project alignment is comprised of undeveloped lands with dirt access roads, and heavily vegetated with coastal sage scrub, chaparral, non-native grasslands, coast live oak woodland, and riparian forest, including access roads and canyon routes. Wildland fuels in the form of native vegetation in the foothills cover the PCL-1 alignment.

The proposed PCL-1 alignment is located outside of the Corona Fire Department’s response area.

According to CAL FIRE and the City’s Safety Element, the Project area is within a State Responsibility Area (SRA) for wildfire and is designated as a Very High Fire Hazard Severity Area (FHSZ).

5.20.2 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES Refer to the federal, State, regional, and local regulations previously referenced within Section

4.20.4 Wildfire prepared for the Modified Project.

5.20.3 PROJECT DESIGN FEATURES (PDF)
The proposed Project does not include PDFs.

5.20.4 THRESHOLDS OF SIGNIFICANCE
Based on the relevant CEQA Guidelines as currently implemented by the City of Corona, significant wildfire impacts would occur if the proposed Project or any Project-related component would:

Threshold FIRE-1 Substantially impair an adopted emergency response plan or emergency evacuation plan?
Threshold FIRE-2 Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?

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Threshold FIRE-3 Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary ongoing impacts to the environment?
Threshold FIRE-4 Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?

5.20.5 ENVIRONMENTAL IMPACTS ASSOCIATED WITH PROPOSED PROJECT Impact FIRE-1: Substantially impair an adopted emergency response plan or emergency evacuation plan?
No Impact. As previously stated, the Project alignment and the vicinity is located in a Very High FHSZ. The Project proposes no construction or development and would therefore not interfere with any public evacuation plans and would have no impact on police or fire services. The proposed Project would relocate a wildlife corridor and does not include any new development.

No new construction that would require closure of nearby roadways that might otherwise block or affect evacuation routes would occur. Therefore, the Project would not impair an adopted emergency response plan or emergency evacuation plan and no impact would occur. No mitigation measures are required.

Impact FIRE-2: Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
No Impact. The proposed Project would relocate a wildlife corridor and does not include any development. Although the vacant undeveloped 711.28-acre Project alignment is withing a Very High FHSZ, the proposed Project would relocate a wildlife corridor and does not include any new development. The Project will not exacerbate wildfire risks, and will not expose project occupants or visitors to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

Thus, no impact would occur, and no mitigation measures are required.

Impact FIRE-3: Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary ongoing impacts to the environment?
No Impact. The proposed Project would relocate a wildlife corridor and does not include any development. The proposed relocation of the wildlife alignment does not require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or

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ongoing impacts to the environment. Thus, no impact would occur, and no mitigation measures are required.

IMPACT FIRE-4: Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
No Impact. The proposed Project would relocate wildlife corridor and does not include any development. The Project would not expose people or structures to any more risks, including downslope or downstream flooding or landslides, as a result of runoff, post‐fire slope instability, or drainage changes, than is currently present within the Project area. Thus, no impact would occur, and no mitigation measures are required.

5.20.6 CUMULATIVE IMPACTS
The proposed Project would not result in new development and would not result in impacts directly or indirectly to an emergency response or evacuation plan and mitigation is not required. The nearest Fire Station is approximately a mile from the Project vicinity and would continue to adequately provide emergency services to the area. As discussed in Section 5.14, Public Services, the Project would not result in impacts on fire protection services. Thus, impacts would not occur and would not be cumulatively considerable.

5.20.7 SUMMARY OF MITIGATION MEASURES
No Mitigation Measures are required.

5.20.8 SIGNIFICANT ENVIRONMENTAL IMPACTS
No significant environmental impacts occur with the proposed Project.

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6.0 ALTERNATIVES

6.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires that an Environmental Impact Report (EIR) include a discussion of reasonable project alternatives that would “feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any significant effects of the project and evaluate the comparative merits of the alternatives” (State CEQA Guidelines Section 15126.6[a]). As required by CEQA, this section identifies and evaluates potential alternatives to the Modified Project.

The proposed PCL-1 alignment analyzed in Section 5.0 would result in a superior wildlife corridor in comparison to the existing alignment. The PCL-1 alignment would: 1) result in a superior MSHCP Conservation Area configuration compared with the existing PCL-1 alignment; 2) result in an increase in conservation lands for the MSHCP Reserve, including an increase in native habitat types benefitting Covered Species; would indirectly benefit the existing Core Areas (A and B) by providing a less-constrained connection between the Core Areas; and support the goals of the MSHCP as it applies to linking the Cleveland National Forest to the Prado Basin, Santa Ana River, and the Chino Hills. In addition, the proposed PCL-1 alignment would not generate any environmental impacts and no mitigation measures are necessary.

In conclusion, the 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 following Alternatives analysis focuses on alternatives to the Modified Project described in Section 3.0 of this SEIR.

Section 15126.6 of the State CEQA Guidelines explains the foundation and legal requirements for the alternative’s analysis in an EIR. Key provisions are:
• The discussion of alternatives shall focus on alternatives to the Project or its location which are capable of avoiding or substantially lessening any significant effects of the Project, even if these alternatives would impede to some degree the attainment of the Project objectives or would be more costly.” (Section 15126.6[b]) • “The specific alternative of ‘no project’ shall also be evaluated along with its impact.” (Section 15126.6[e][1])
• “The no project analysis shall discuss the existing conditions at the time the notice of preparation is published, or if no notice of preparation is published, at the time environmental analysis is commenced, as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services. If the environmentally superior alternative is the ‘no project’ alternative, the EIR shall also

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identify an environmentally superior alternative among the other alternatives.” (Section 15126.6[e][2])
• “The range of alternatives required in an EIR is governed by a ‘rule of reason’ that requires the EIR to set forth only those alternatives necessary to permit a reasoned choice. The alternatives shall be limited to ones that would avoid or substantially lessen any of the significant effects of the project.” (Section 15126.6[f]) • “Among the factors that may be taken into account when addressing the feasibility of alternatives are site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries…, and whether the proponent can reasonably acquire, control or otherwise have access to the alternative site (or the site is already owned by the proponent)” (Section 15126.6[f][1]).
• “Only locations that would avoid or substantially lessen any of the significant effects of the project need be considered for inclusion in the EIR.” (Section 15126.6[f][2][A]) • “An EIR need not consider an alternative whose effect cannot be reasonably ascertained and whose implementation is remote and speculative.” (Section 15126.6[f][3]).

For each development alternative, this analysis:
• Describes the alternative.
• Analyzes the impact of the alternative as compared to the Project. • Identifies the impacts of the Project that would be avoided or lessened by the alternative.
• Assesses whether the alternative would meet most of the basic Project objectives. • Evaluates the comparative merits of the alternative and the Project.

According to Section 15126.6(d) of the State CEQA Guidelines, “if an alternative would cause…significant effects in addition to those that would be caused by the project as proposed, the significant effects of the alternative shall be discussed, but in less detail than the significant effects of the project as proposed.”

6.2 PROJECT OBJECTIVES
As described in Section 3.0, Project Description, the following objectives have been established for the Project and would aid decision makers in their review of the Project, the Project alternatives and associated environmental impacts. • To provide for the orderly and efficient development of the Green River Ranch property.

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• 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.

6.3 2001 EIR ALTERNATIVE ANALYSIS
In the 2001 EIR, the following alternatives to the Approved Project were fully described and a qualitative analysis was provided for each environmental issue area evaluated in the 2001 EIR. The following development scenarios were identified as potential alternatives to implementation of the Approved Project. The following provides a summary of each alternative including determination of the Environmentally Superior Alternative as analyzed in the 2001 EIR.

6.3.1 2001 EIR Alternative 1: No Build Alternative
Under the No Build Alternative, the Approved Project site would remain in its existing condition. Under this Alternative, the 2001 EIR concluded that although the Project-related roadway improvements that would benefit existing and non-Project travel on Green River Road and access to and from Green River Road at the SR-91 ramps would no longer occur, impacts associated with the Approved Project would be avoided, especially the Approved Project’s significant and unavoidable impacts on air quality after mitigation.

Conclusion
The No Build Alternative would prohibit additional development, existing on-site uses would remain, and 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. In addition, this Alternative was determined that it would neither alter existing geologic and hydrologic conditions nor require the implementation of mitigation to reduce potential impacts associated with these issues. Moreover, the 2001 EIR concluded the No Build Alternative would not

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achieve the stated objectives of the Green River Ranch Specific Plan. Thus, this Alternative was rejected in the 2001 EIR.

6.3.2 2001 EIR Alternative 2: No Project Alternative
Under the No Project Alternative, the Approved Project as proposed would not occur, nor the improvements to the SR-91 ramps at Green River Road or Green River Road along the Project frontage. Consequently, this was determined to eliminate the areawide benefit that these roadway improvements would provide for existing and non-project travel on Green River Road and access to and from Green River Road at the SR-91 ramps. This alternative would result in development under the existing underlying County zoning at the time in place resulting in the potential for scattered residential development over the bulk of the Approved Project property.

Conclusion
Under this Alternative, the 2001 EIR determined impacts related to land use, traffic, air quality, and noise would be reduced, while impacts related with public service/utilities and visual resources would increase. In addition, impacts related to biological, cultural and paleontological resources, geology and soils, and hydrology would be similar to those identified with the Approved Project.

This Alternative would not achieve the stated objectives of the Green River Ranch Specific Plan and would not provide the same level of infrastructure, such as roadway improvements to Green River Road. Thus, this Alternative was rejected in the 2001 EIR.

6.3.3 2001 EIR Alternative 3 - Commercial-Industrial Alternative Under this Alternative, development of residential uses in PA 6 would not be implemented and development of approximately 520,900 square feet of mixed (commercial and industrial) uses and 150 hotel rooms would continue under this Alternative in the same manner as the Approved Project.

Conclusion
The scale and intensity of commercial-industrial development under this Alternative would be similar to that detailed for the Approve Project. The elimination of 32 residential units would incrementally reduce traffic, air quality, noise, and geologic impacts, and significantly reduce impacts related to the provision of public services and utilities. Furthermore, impacts related to all other issues would be similar to those identified with the Approved Project.

Under the Commercial-Industrial Alternative, the Project site would be developed with the same intensity of commercial and industrial uses in PAs 1, 2, 3, 4, 5, and 7 while PA 6 would remain undeveloped, and this Alternative would achieve the stated objectives of the Green River Ranch Specific Plan. This Alternative was considered as an Environmentally Superior Alternative in the 2001 EIR.

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6.3.4 2001 EIR Alternative 4 - Residential
Under this Alternative, the 167.8-acre Project site would be developed with residential uses.

This Alternative would develop PA 6 as stated in the Specific Plan with 32 single-family residential units on lots minimally sized at 3.0 acres each, while the northern 69.6 acres 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 167.8-acre project site.

Conclusion
The 2001 EIR determined impacts related to traffic and air quality would be reduced, while impacts related to noise, public service/utilities and visual resources would increase; however, impacts related to other issues would be similar to those identified with the Approved Project.

In addition, under the Residential Alternative, the Project site would be developed with singlefamily dwelling units, therefore this Alternative was determined to not achieve the stated objectives of the Green River Ranch Specific Plan. Thus, this Alternative was rejected in the 2001 EIR.

6.3.5 2001 EIR Environmentally Superior Alternative
The No Build Alternative was the Environmentally Superior Alternative since no development would occur on the Project site; however it would not achieve the approved GRRSP objectives.

Thus, this Alternative would not result in traffic, air quality, or noise impacts, nor would this Alternative disturb the current on-site biological, cultural, paleontological condition of the site, or alter existing on-site topography and drainage.

In accordance with CEQA (Section 15126(d)(4), if a “No Build” Alternative is selected as the Environmentally Superior Alternative, another must be selected from the remaining alternatives. The 2001 EIR identified the Commercial-Industrial Alternative as the Environmentally Superior Alternative. Although the Commercial-Industrial Alternative would only incrementally reduce average daily trips and the amount of mobile source emissions, air pollution emissions, and associated impacts to transportation facilities and air quality, this Alternative would not generate noise or public service/utility impacts. In addition, this Alternative would also achieve the basic objectives of the Approved Project. Based on the preceding analysis as summarized in the 2001 EIR, the 2001 EIR identified the CommercialIndustrial Alternative as the Environmentally Superior Alternative. However, the City found that although the Commercial-Industrial Alternative was considered environmentally superior to the proposed Project, it was determined to be infeasible because it failed to meet all Project objectives.

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6.4 ALTERNATIVES CONSIDERED IN THIS SEIR
As stated above, the analysis of alternatives from the 2001 EIR is part of the “range of reasonable alternatives” to be considered per State CEQA Guidelines Section 15126.6(a). In addition to the alternatives evaluated under the 2001 EIR, the following alternatives are evaluated in this Draft SEIR:
• Alternative 1: No Project/No Build Alternative: Under this Alternative, the undeveloped site would remain vacant and unoccupied.
• 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.
• 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.

Further details on these alternatives, and an evaluation of environmental effects relative to the Modified Project, are provided below. The analysis of these alternatives adds to the overall range of alternatives considered for the Modified Project as well as satisfying the State CEQA Guidelines requirements that the “no project” alternative be considered (CCR Section 15126.6[e]). The Modified Project itself is an Alternative approach to implementing the Approved Project and the analysis of environmental effects provided in Section 4.0 of which provides a detailed comparison of impacts under this “Modified” vs. the Approved Project in 2001. Therefore, the analysis of the Modified Project provided in Section 4 of this SEIR can be considered part of the overall evaluation of alternatives for the Approved Project.

6.4.1 Alternative 1 – No Project/No Build Alternative
Description
Under the No Build Alternative, the Project site would remain in its existing condition.

Potential impacts associated with the Modified Project would be avoided.

Under this Alternative, however, the Modified Project offer to widen Green River Road to a full six lane section along the Project frontage would not be provided. These Project- related roadway improvements would benefit existing and non-Project travel on Green River Road and access to and from Green River Road at the SR-91 ramps.

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Environmental Considerations
Continuation of the site as vacant and unoccupied would result in all environmental impacts being less than the Modified Project. There would be no changes to any of the existing conditions and there would be no impact to each of the 20 CEQA Checklist evaluation topics.

The No Project/No Build Alternative by definition would not meet the objectives of the Modified Project that were discussed earlier in this chapter.

Conclusion
The No Project/No Build Alternative would result in no development on the Project site. The existing vacant on-site setting would remain. 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.

6.4.2 Alternative 2 – Mixed Use Alternative
Description
Under the Mixed Use 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.

Similar to the Modified Project, this Alternative would develop all but the 98.2 acres of residential uses per the existing GRRSP. Because PA 1 (16.7 acres), PA 2 (10 acres), and PA 7 (4.8 acres) are zoned for commercial-industrial uses, a Specific Plan Amendment would be required to change the existing land uses within PA 3 Commercial-General (2.9 acres), PA 4 Commercial-General (2.1 acres), and PA 5 Hotel/Mixed Use Office (5.8 acres) to Mixed Use.

This Alternative would allow development of 42.3 acres according to the relevant policies stated in the GRRSP. Therefore, the industrial use acreage is reduced by approximately 7.22 acres when compared to the Modified Project’s 49.31 acres of BPI.

Environmental Considerations
As previously mentioned, this Alternative would create a less intensive industrial design when compared to the Modified Project, thereby would likely reduce impacts related to air quality, energy, greenhouse gas emission, noise, and transportation. While most of the environmental issues associated with this Alternative would be similar to those of the Modified Project, this Alternative does likely increase impacts to the following areas:

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• Aesthetics: This Alternative would maintain residential development within 98.2-acre PA 6, thereby eliminating the proposed 83.34 acres of Open Space. Although PA 6 would be designed and built according to the GRRSP guidelines, this Alternative would significantly change the hillsides that is part of the western gateway into the City of Corona. The impacts to aesthetics would be increased.
• Biological Resources: As previously stated, this Alternative would maintain residential development within PA 6. As such, the potential residential development throughout the 98.2 acres would result in an increased potential to impact observed and unknown biological resources during construction. In addition, this Alternative would permanently eliminate the proposed 83.34 acres of Open Space designated for the MSHCP of which would support the local biological habitat. The impacts to biological resources would be increased.
• Cultural Resources / Paleontological Resources / Tribal Cultural Resources: As previously stated, this Alternative would maintain residential development within PA

6. As such, the potential residential development throughout the 98.2 acres would result in an increased potential to uncover unknown resources during construction activities.

Due to the increased acreage in development, impacts to unknown sensitive resources would be increased.
• Wildfire: As previously stated, this Alternative would maintain residential development within PA 6. As such, the potential residential development throughout the 98.2 acres would result in an increased potential to expose people or structures to the risk of wildfire. Because this Alternative eliminates the proposed PA 5 Estate Residential in a more confined 20.39 acres, development of this Alternative would extend further up the hillside and into the National Forest where there is an increase in risk wildfire. Although this Alternative would be designed built with the appropriate fire design elements and approved by the Corona Fire Department, impacts to Wildfire would increase.

Conclusion
The GRRSP establishes objectives that will guide development of the Project site. These objectives include providing for the efficient and orderly development of the Project site; developing land uses which reflect sound economic, market, and financial considerations; developing uses that will generate revenue for the City of Corona; and providing convenient commercial and industrial services for the local and regional consumers. Under 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 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).

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6.4.3 Alternative 3 – Residential Alternative
Description
Under this Alternative, the 160-acre Project site would be developed with residential uses and maintain the proposed Open Space. PA 5 would be developed as stated in the proposed GRRSPA with 32 single-family residential units, similar to the approved GRRSP. The northern

55.02 acres within the proposed PA 1 through 4 of the Project site would be developed with single-family residential units at a density of 2 dwelling units per acre, resulting in 110 dwellings. The 83.34 acres of PA 6 would maintain the proposed designated Open Space. Thus, implementation of this Alternative would result in the development of 142 single-family dwelling units within 76.85 acres and designate 83.34 acres Open Space within the 160-acre Project site.

Environmental Considerations
As previously stated, this Alternative would designate a majority of the site to open space and develop all the proposed industrial uses of the Modified Project with residential. Therefore, this Alternative would likely reduce impacts with the following environmental issues:
• Air Quality / Greenhouse Gases / Transportation: It is estimated the Modified Project will generate 4,370 two-way average daily trips, 429 A.M. peak hour trips, and 386 P.M. peak hour trips. Based on generation factors included in Trip Generation, 6th Edition, this Alternative would generate 1,339 average daily trips, 99 A.M. peak trips, and 134 P.M. peak trips. This represents a reduction of 65, 71, and 61 percent (respectively) in the number of ADT, A.M. peak trips, and P.M. peak trips. Such a decrease in traffic volumes would be anticipated to substantially reduce traffic related impacts from those identified with the Modified Project.

As a result of the reduced traffic related impacts, it is likely that the fewer number of vehicle trips would generate less air quality and greenhouse gas impacts. Therefore, impacts to air quality, greenhouse gas emissions, and transportation are reduced. • Noise: Because this Alternative envisions development of the Project site with residential uses only, noise impacts resulting from parking areas, loading docks, manufacturing processes, drive-through, and other sources are not anticipated.

Although short-term noise impacts are anticipated during construction of residential units, but the duration, intensity, and extent of this noise is not anticipated to be significant. It should be noted, the residential uses on the north side of the site adjacent to SR-91 would be designed with features to mitigate the freeway noise to less than significant levels. Impacts related to noise would be reduced.

Although this Alternative would reduce such environmental issues when compared to those of the Modified Project, this Alternative does likely increase impacts to the following areas:

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

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

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

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

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

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

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

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

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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

I N D U S T R I A L D E V E L O P M E N T A N D
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Noise Significant and Unavoidable
after Mitigation Reduced
Population and Housing Less than Significant Similar
Public Services Less than Significant Similar
Recreation Less than Significant Similar
Transportation Significant and Unavoidable
after Mitigation Similar
Tribal Cultural Resources Less than Significant New Impact Utilities / Service Systems Less than Significant Similar Wildfire Less than Significant with
Mitigation Similar

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Accessed July 2023.

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

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

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

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

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

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

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

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

Accessed May 2023.

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

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

Accessed June 2023.

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

Accessed June 2023.

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

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

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

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

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

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

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

Accessed June 2022.

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

00. Accessed August 2023.

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

00. Accessed June 2023.

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

00. Accessed June 2023.

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

00. Accessed April 2023.

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

Accessed June 2023.

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

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

00. Accessed June 2023.

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

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

00. Accessed May 2023.

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

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

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

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

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

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

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

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

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

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

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

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

3. MEETING MINUTES

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

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

4. COMMUNICATIONS FROM THE PUBLIC
None.

5. CONSENT CALENDAR
None.

6. PUBLIC HEARINGS

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

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

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

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

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

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

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

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

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

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

FINAL
3 Motion APPROVED (5 to 0)

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

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

7. WRITTEN COMMUNICATIONS
None.

8. ADMINISTRATIVE REPORTS
None.

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

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

11. ADJOURNMENT

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

DATE: 02/05/2025
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2025-03

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

TENTATIVE TRACT MAP 37963 TO SUBDIVIDE 154.50 ACRES INTO SEVEN LOTS

IN THE BUSINESS PARK INDUSTRIAL AND OPEN SPACE DESIGNATIONS OF THE

GREEN RIVER RANCH SPECIFIC PLAN LOCATED AT THE SOUTHWEST CORNER OF GREEN RIVER ROAD AND DOMINGUEZ RANCH ROAD (APPLICANT: PSIP WR

GREEN RIVER LLC) (NOT ADVERTISED AS A PUBLIC HEARING)
EXECUTIVE SUMMARY:

This staff report asks the City Council to approve Tentative Tract Map 37963 (TTM 37963) as recommended by the Planning and Housing Commission to subdivide 154.50 acres into seven lots to facilitate the development of a light industrial business park complex.

The project site is located in the Business Park Industrial (BPI) and Open Space General (OS) designations of the Green River Ranch Specific Plan. The subdivision will create five lots on 49.31 acres in the BPI designation, two lots on 103.73 acres in the Open Space designation, and two lots totaling 1.46 acres for the creation of a private street and the dedication of public right of way on Green River Road.

RECOMMENDED ACTION:

That the City Council approve Tentative Tract Map 37963 based on the findings and conditions of approval as recommended by the Planning and Housing Commission.

BACKGROUND & HISTORY:

The project site is part of the Green River Ranch Specific Plan. The specific plan was adopted by the City Council in February 2001 and established light industrial, commercial, and residential land use designations on approximately 163 acres. In conjunction with TTM 37963 the applicant processed an amendment to the General Plan, GPA2020-0002, and the specific plan, SPA2020-0006, to redistribute the land uses of the project site, and remove the previously approved residential designation and replace it with an open space designation.

TTM 37963 is intended to facilitate the development of a light industrial business park complex consisting of five warehouse/industrial buildings totaling 746,167 square feet in the BPI designation of the Green River Ranch Specific Plan. The subdivision will also create two lots in the OS designation, which are identified as Planning Area 5 (20.39 acres) and Planning Area 6 (83.34 acres) of the specific plan. Both Open Space Planning Areas will remain open space with Planning Area 5 containing water detention basins and manufactured, graded slopes created by the project. Approximately 80.77 acres in Planning Area 6 will be preserved as a natural open space and dedicated to the Riverside Conservation Agency (RCA). The RCA will maintain the natural open space that supports the effort of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The remaining 2.57 acres will be maintained by the project’s Property Owners’ Association (POA) to support the planting of oak trees near Fresno Road.

The project site includes approximately 3.4 acres of city-owned land, which the applicant will be acquiring from the City. The 3.4 acres currently lie outside of the specific plan’s east boundary and consist of 1.46 acres of a portion of the city’s Landscape Maintenance District (LMD) property (APN 101-190-034) and 1.94 acres of a portion of excess street right-of-way on Green River Road and a portion of the LMD property.

On August 16, 2023, the City Council adopted Resolution No. 2023-090 which declared the 3.4 acres as surplus land that is no longer necessary for the city’s use. On July 8, 2024, the City received a written determination from the California Department of Housing and Community Development (HCD) confirming that the City’s disposition of the surplus land complies with the requirements of the Surplus Land Act. The applicant is required to execute a Purchase and Sale Agreement with the City before the recordation of TTM 37963.

ANALYSIS:

Table 1 summarizes the lots proposed by TTM 37963 and the corresponding land uses.

Table 1
TTM 37963 Lot Summary
Lot
No./Letter
Proposed
Acreage
Proposed
Use
Zoning/Planning Area (PA) of
Green River Ranch Specific Plan
(SPA2020-0006)
1 17.16 Industrial Business Park Business Park Industrial / PA 1 2 8.69 Industrial Business Park Business Park Industrial / PA 2 3 9.04 Industrial Business Park Business Park Industrial / PA 2 4 6.13 Industrial Business Park Business Park Industrial / PA 4 5 8.29 Industrial Business Park Business Park Industrial / PA 4 6 83.34 Open Space Open Space General / PA 6
7 20.39 Open Space Open Space General / PA 5
A 1.23 Private Streets N/A
B 0.23 Public Street (additional rightof-way for Green River Rd at project entrance)
N/A
Total 154.50
Streets
Lot A is 1.23 acres and is for the development of Private Street A which will provide vehicular access from Green River Road to the light industrial business park development proposed on Lots 1-5. Private Street A also provides access to Lot 7 in the OS designation. Lot B is 0.23 acres and is an additional right-of-way that is required for Green River Road at the entrance of Private Street A.

OTHER CONSIDERATIONS
Project Entrance
The primary access into the project site is provided from Green River Road via Private Street A. The street will form a three-way intersection at Green River Road which will be signalized to allow for full-turn movements. Private Street A is designed as a modified collector and will have an overall right-of-way width of 89 feet at the entrance with the street narrowing to 64 feet beyond the entrance. The street will include two lanes, one in each direction, and a parkway width of 10 feet to accommodate a five-foot wide sidewalk on both sides of the street. Vehicles will be able to make a left turn and right turn out of the project onto Green River Road. Maintenance of Private Street A is the responsibility of the project’s POA.

Public Improvements
The project site is bordered by Green River Road, Fresno Road and Dominguez Ranch Road. The project site and adjacent roadways are located within a Criteria Area of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). In an effort to minimize and avoid impacts to sensitive species and habitats occurring adjacent to existing roadways within the Criteria Area, the MSHCP has established limitations to roadway activities that may occur within existing roadways identified by the MSHCP as a “covered road”. Only certain maintenance and operational activities conducted for safety

purposes (e.g., signage, traffic control devices, guardrails, roadway resurfacing, roadway widening, etc.) are allowed within covered roadways. Both Green River Road and Dominguez Ranch Road are covered roads under the MSHCP. Fresno Road, however, is not a covered road. This means public improvement within Fresno Road will be limited to the roadway’s existing improved width. The following discusses the required public improvements for each roadway.
 Green River Road
The segment of Green River Road adjacent to the project site is classified as a major arterial, six-lane street. Green River Road has a right of way width varying from 106 to 200 feet, and accommodates six lanes, allowing three lanes in each direction, and a raised center median. The applicant is required to widen the street by two to 14 feet along the project site’s frontage to accommodate an eight-footwide bike lane (six-foot wide bike lane with two-foot buffer), curb and gutter, and a 10-foot-wide parkway. Additionally, a designated eastbound right-turn lane will be constructed before the project entrance to allow vehicles to turn right into the project site.

The applicant will widen a portion of the north side of Green River Road by approximately 12 feet to accommodate a new dedicated right-turn lane for the SR91 eastbound onramp. The Riverside County Transportation Commission (RCTC) and Caltrans are currently constructing the SR-71/91 Interchange Project and will be completing the remainder portion of the right-turn lane, which will be tied to the portion that will be constructed by the applicant.
 Dominguez Ranch Road
The segment of Dominguez Ranch Road adjacent to the project site is classified as a collector street and has an overall right-of-way width of 68 feet. The west half of Dominguez Rach Road adjacent to the project site is currently improved with roadway paving, curb and gutter, and sidewalk. No widening of the street is necessary; however, the applicant is required to construct the missing landscaped parkway behind the sidewalk along the project’s frontage.

A 36-foot-wide driveway is proposed on the project’s Dominguez Ranch Road frontage to meet the Fire Department’s requirement for having a secondary point of access. The driveway is located partially within Lot 3 and partially within Lot 5.

The access will be gated and used for emergency access only.  Fresno Road
Fresno Road is classified as a collector street which requires an overall right-ofway width of 68 feet. Fresno Road currently has a paved roadway width of 24 feet, and no curb and gutter, sidewalk, or parkway along either side of the road. As stated, Fresno Road is not a covered road under the MSHCP. For this reason, the

RCA informed staff that Fresno Road cannot be widened or improved beyond its current paved roadway width of 24 feet. However, the City is allowed to require the applicant to repave the existing 24 feet of roadway within Fresno Road.

Water, Sewer and Drainage Facilities
The applicant will construct a network of sewer, water and storm drain lines on the project site to support the proposed development. A new 8-inch sewer line and 12-inch water line will connect to the existing sewer and water lines located in Dominguez Ranch Road.

A 24-inch and 48-inch storm drain line will be constructed onsite to connect to an existing storm drain line located in Green River Road.

The City’s Public Works Department is currently in the process of reconstructing the Sierra Del Oro Sewer Lift Station at the corner of Green River Road and Palisades Drive.

It is anticipated that the new lift station will serve the project. The Public Works Department is requiring the applicant to participate in the relocation and upgrade of the new sewer lift station by paying a fair share of the construction cost of the new sewer lift station.

Maintenance Responsibilities
Private Street A and various manufactured slopes and common areas within the development will be maintained by a Property Owners’ Association for the project. The City will be granted easements throughout the project site for access and maintenance of several public water, sewer and storm drain lines and three debris/detention basins.

FINANCIAL IMPACT:

The applicant paid the application processing fees of $6,475 to cover the cost of the Tentative Tract Map.

ENVIRONMENTAL ANALYSIS:

In accordance with Section 15162 of the California Environmental Quality Act (CEQA) Guidelines, the City prepared a draft Subsequent EIR (SEIR) to the certified Green River Ranch Specific Plan Final EIR (February 7, 2001) to address the potential environmental impacts associated with the proposed project, which includes a General Plan Amendment, GPA2020-0002, in conjunction with the amendment to the Green River Ranch Specific Plan (SPA2020-0006), TTM 37963, and the proposed 49.31-acre light industrial business park development of the specific plan. The SEIR also includes the relocation of Proposed Constrained Linkage 1 (PCL-1) of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which is located south, and generally east of the project site.

The City Council’s previous action on GPA2020-0002, considered a resolution adopting the findings and certifying the Final SEIR for the Green River Ranch Specific Plan Amendment & Business Park Industrial Development and Relocation of Proposed Constrained Linkage 1 of the Western Riverside County Multiple Species Habitat Conservation Plan (SCH # 2022080640). The Final SEIR concluded that implementation

of the proposed project could result in significant and unavoidable negative environmental effects despite the imposition of all feasible mitigation measures identified in the Final SEIR. The City Council determined that the benefits of the proposed project outweigh the unavoidable adverse impacts as documented in the Statement of Overriding Considerations included in the resolution certifying the Final SEIR.

PLANNING AND HOUSING COMMISSION ACTION:

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

Motion was made, seconded (Siqueland/Woody) and carried unanimously that the Planning and Housing Commission recommend approval of TTM 37963 to the City Council, based on the findings contained in the staff report and conditions of approval.

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

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

1. Exhibit 1 – Locational and zoning map

2. Exhibit 2 – Site plan for Tentative Tract Map 37963

3. Exhibit 3 – Planning and Housing Commission staff report

4. Exhibit 4 – Minutes of the Planning and Housing Commission meeting of November 25, 2024

LOCATIONAL MAP
General Plan Legend:

ER – Estate Residential
GC – General Commercial
LI – Light Industrial
LMDR – Low Medium Density Residential
MDR – Medium Density Residential
OSR – Open Space Residential
OSG – Open Space General
Zoning Legend:

A – Agricultural
C-3 – General Commercial
FS – Fire Station
LDR – Low Density Residential
LMDR – Low Medium Density Residential
M-1 – Light Manufacturing
MH – Mobile Home Park
OS – Open Space

FRESNO ROAD

GREEN RIVER ROAD

DOMINGUEZ
RANCH LOT 1 N48°26'24"E 258.23' R=680.02' N61°00'26"E 46.77' N76°04'08"W 1571.31'
N76°04'08"W 987.37'
N1°42'10"E 1625.18' L=651.88'
LOT "A" 10' 10' N76°53'45"W 13.32' LOT 4 LOT 2 LOT 7 LOT 3 LOT 5 LOT "B" N0°08'31"E 1958.05' S89°06'38"E 70.85' N20°40'59"E 171.40' N0°52'41"W 180.27' N25°09'55"E 76.27' S34°53'33"E 88.29' S53°26'31"E 135.89' N00°08'31"E 82.70' 103.46'
N00°29'57"E
N46°20'34"E 237.86'
91 FREEWAY
PRIVATE STREET "A" LOT 6 L=67.50' R=2710.00' Δ=01°25'38" N86°20'54"W 452.38' ROAD N13°06'16"E 210.15' Δ=54°55'31" N79°32'21"E 197.74' L=508.57' R=457.01' Δ=63°45'37" L=77.50' R=434.00' Δ=10°13'51" OPEN SPACE OPEN SPACE N00°29'57"E 24.59' N43°53'50"W 35.59' N86°20'54"W 81.81' L=250.22' R=436.00' Δ=32°52'57" ” “ ” “ ” ” CIVIL ENGINEERS PLANNERS SURVEYORS 1880 COMPTON AVENUE, SUITE 100 CORONA, CA. 92881-3370 951-734-2130 1 CITY OF CORONA GREEN RIVER RANCH BUSINESS PARK TENTATIVE TRACT MAP NO. 37963 SITE KNOWLEDGE OF AND CONSENTS TO THE FILING OF THIS MAP. I HEREBY STATE THAT THIS MAP WAS PREPARED UNDER MY SUPERVISION AND THAT THE OWNER OF RECORD HAS STATEMENT OF PREPARER DATE THOMAS M. CASELDINE, P.E., P.L.S. No. 9029 PROFESS IONAL LAND SURVEYOR STATE OF CA L I FORN I A THOMAS M. CASELDINE Page 2901 of 4376

FRESNO ROAD
N48°26'24"E 258.23' N86°21'17"W 693.52'
GREEN RIVER ROAD L=117.36' R=2760.01' Δ=02°26'10"
L=651.88'
R=680.02'

DOMINGUEZ

RANCH ROAD
Δ=54°55'31"
43'
50'
10'
10'
(PUBLIC ROADWAY)
100' 100'
91 FREEWAY
5'
N1°42'10"E 1625.18'
N0°08'31"E 1958.05' EXISTING R/W 64' 30' 30'
68' LOT 1 LOT 4 LOT 2 LOT 7
LOT "A" LOT "B" PROPOSED ROAD RIGHT-OF-WAY TO BE DEDICATED TO CITY OF CORONA EXISTING RECORD CENTERLINE EXISTING R/W PROPOSED R/W 116.91' S57°37'39"E
S4°34'09"W 179.54'

81.16' 48.64'
197.93' 171.28'
172.29'

52.63'
119.25'

39.59' 193.60'

10.58'
144.31' 130.53'

31.49' 81.55'
192.41' S89°06'38"E 70.85'
N20°40'59"E 171.40'
N0°52'41"W 180.27' N25°09'55"E

76.27'
S34°53'33"E

88.29'
S53°26'31"E
135.89'
N00°08'31"E

82.70'
549.82' 32.01' 502.50' 20.00' 378.78'

86.00'

91.20'
105.42'

26.03'
696.82' LOT 3 LOT 5
354.09'
264.61' 156.80'
104.18'

64.00'
S22°54'21"E

57.41'
288.17' =4°24'47" R=149.00' L=11.48'
Δ R
=37°48'3
0" L=
=201.0
0' 132.6
4'
S00°29'57"W
103.46'
Δ=42°32'45" R=514.00' L=381.68'
N46°20'34"E 237.86' EXISTING R/W
30' 20'
15'
15'
15'
30'
20'
30' 30'
89'
45'
44' 32' 32'
20'
20' 20'
86'
43' N76°53'45"W 13.32' 20' 30'
30' 28'
36' 18'
20'
20' 30'
34'
34' PORTION OF LMD PROPERTY TO BE ACQUIRED FROM CITY OF CORONA PORTION OF LMD PROPERTY TO BE ACQUIRED FROM CITY OF CORONA Δ=30°51'49" R=268.00' L=144.36'
Δ=30°51'49" R=268.00' L=144.36'
128.35' 89.00' Δ=01°38'16" R=572.50' L=16.37'

64.12'

89.99' PROPOSED ROAD RIGHT-OF-WAY TO BE DEDICATED TO CITY OF CORONA PER SEPARATE INSTRUMENT 20' 20'
PRIVATE STREET "A"

52.06'
Δ=10°13'51" R=434.00' L=77.50' L=67.50' R=2710.00' N86°20'54"W 452.38' Δ=01°25'38"

50.64' PROPOSED R/W
40'
31'
N13°22'10"E 168.27'
Δ=23°28'13" L=16 .73' R=407.01' N28°38'02"E 108.28'
N76°51'53"E 352.70'

36.11' 40.22'
N36°43'42"E 109.01'
S39°01'55"E 603.97' N90°00'00"E 1116.17'
S40°51'57"E 161.23'
N51°24'23"E 736.47'
Δ=51°01'49" R=25.00' L=2 .27' LOT 6
50'
50'

VACATION
N13°06'16"E 210.15'
N76°51'53"E 319.19'
Δ=63°45'37" R=457.01' L=508.57'
Δ=24°15'50" R=218.00' L=92.32' Δ=24°15'50" R=282.00' L=119.42' OPEN SPACE OPEN SPACE N61°00'26"E 46.77'
Δ=3R
5°27'26" L=
=80.5
0' 49.8
2' =10°37'28" R=315.00' L=58.41' PORTION OF PUBLIC RIGHT OF WAY BE ACQUIRED FROM CITY OF CORONA S00°29'57"W
103.46' N00°29'57"E 24.59' N43°53'50"W 35.59'
S0°08'31"W 617.50'
N0°08'31"E 561.90' N86°20'54"W 81.81'
336.64'

52.92'

58.09'
145.48'
115.62'

38.08'

64.77'
352.94'

17.25' 141.64'

42.49'

82.85'
278.50'
232.21'

78.82'
306.78'

55.02'

50.79'
233.04'
328.05'

62.46'
273.26' 71.43'
136.04' 53.42'
106.10'
200.67' 62.39'

50.54'
160.32'

66.58'
103.77'

22.68' 61.92'

76.58' 73.91'

71.04'

32.45'
Δ=64°34'12" L=101.43' R=90.0 ' S10°07'50"W 15.00' S03°05'13"W 17.38' 13.89' 30.58' 31.67'

12.91'

15.51'

13.57'

13.93'
Δ=13°36'04" R=582.50' L=138.28'
N48°24'48"E 284.65' N61°00'26"E 134.64' Δ=00°08'56" R=437.00' L=1.14' Δ=32°52'57" R=436.00' L=250.22'

27.85' N9°09'05"E 31.72' SCALE IN FEET 80'
0 80' 160' 240' CIVIL ENGINEERS PLANNERS SURVEYORS 1880 COMPTON AVENUE, SUITE 100 CORONA, CA. 92881-3370 951-734-2130 2 CITY OF CORONA GREEN RIVER RANCH BUSINESS PARK TENTATIVE TRACT MAP NO. 37963 Page 2902 of 4376 DATE: 11/25/2024
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2024-147
APPLICATION REQUEST:

TTM 37963: Tentative Tract Map application to subdivide 154.50 acres within the Green River Ranch Specific Plan into five (5) lots for light industrial use, one (1) lot for residential use, one (1) lot for open space, and two (2) lots for the construction of streets. (Applicant: PSIP WR Green River LLC, 500 Newport Center Drive, Suite 630, Newport Beach, CA 92660) RECOMMENDED ACTION:

That the Planning and Housing Commission recommend APPROVAL of TTM 37963, based on the findings contained in the staff report and conditions of approval.

BACKGROUND
Tentative Tract Map (TTM) 37963 is a request by PSIP WR Green River, LLC to subdivide 154.50 acres of undeveloped land located within the Green River Ranch Specific Plan. The subdivision proposes to create five (5) lots totaling 49.31 acres for light industrial use in the Business Park Industrial (BPI) designation, one (1) lot totaling 20.39 acres in the Estate Residential (ER) designation, and one (1) lot totaling 83.34 acres in the Open Space (OS) designation. The map also proposes to create two (2) lots totaling 1.46 acres for the construction of streets associated with the project. The purpose of the subdivision is to facilitate the development of five warehouse/industrial buildings totaling 746,167 square feet in the BPI designation.

The project site is comprised of four parcels which are owned by the applicant. The accessor’s parcel numbers are 101-180-014, -015, -037, and -038. The project site also

includes approximately 3.4 acres of city-owned land which the applicant is in the process of acquiring (Exhibit 5). The 3.4 acres currently lie outside of the specific plan’s east boundary and consist of 1.46 acres of a portion of the city’s Landscape Maintenance District (LMD) property (APN 101-190-034) and 1.94 acres of a portion of excess street right-of-way on Green River Road and a portion of the LMD property.

On August 16, 2023, the City Council adopted Resolution No. 2023-090 which declared the

3.4 acres as surplus land and that the land is no longer necessary for the city’s use. On July 8, 2024, the city received a written determination from the California Department of Housing and Community Development (HCD) confirming that the city’s disposition of the surplus land complies with the requirements under Surplus Land Act. The applicant is required to execute a Purchase and Sale Agreement with the City prior to the recordation of TTM 37963.

Green River Ranch Specific Plan Background
The Green River Ranch Specific Plan encompasses approximately 165.33 acres of undeveloped land located on the north and south sides of Green River Road, between Fresno Road and Dominguez Ranch Road (Exhibit 1). The specific plan was originally approved by the city on February 7, 2021. The established General Plan land uses, zoning, planning areas and acreages within the specific plan are summarized in Table 1.

Table 1
Existing Green River Ranch Specific Plan Land Use Summary Existing
General Plan
Existing
Zoning
Existing
Planning Area
Existing
Acreage
Mixed Use II
(Commercial and
Industrial)
Mixed Use 1, 2, 5, 7 59.01
General Commercial General
Commercial
3, 4 8.12
Estate Residential Estate
Residential
6 98.2
Total Acreage 165.331

1. Includes 27.3 acres of manufactured slopes and streets.

The subdivision proposed by TTM 37963 does not include a 5.50-acre parcel located on the north side of Green River Road, south of the 91 Freeway. This parcel is in Planning Area 7 of the Green River Ranch Specific Plan and is under different ownership.

Land Use Entitlements
TTM 37963 is being reviewed in conjunction with three other land use entitlements which include General Plan Amendment 2020-0002, Specific Plan Amendment 2020-0006, and Precise Plan 2020-0004. The purpose of each entitlement is summarized below. • General Plan Amendment (GPA) 2020-0002 – The GPA proposes to change and redistribute the General Plan land use designations located within the Green River Ranch Specific Plan.
• Specific Plan Amendment (SPA) 2020-0006 – The SPA proposes to amend the Green River Ranch Specific Plan to reorganize the zoning districts and planning areas for consistency with the General Plan land use changes proposed by GPA2020-0002. The amendment also includes corresponding changes to maps, tables and text throughout the document. Table 2 summarizes the reorganization of the zoning districts proposed by SPA2020-0006, compared to the original specific plan.

Table 2
Existing and Proposed Green River Ranch Specific Plan Land Use Summary Existing
Zoning Designations and Acreages
Proposed
Zoning Designations and Acreages
Mixed Use

59.01 acres
Business Park Industrial

49.31 acres
General Commercial

8.12 acres
General Commercial

5.50 acres
Estate Residential

98.2 acres
Estate Residential

20.39 acres
N/A Open Space General

83.34 acres
• Precise Plan (PP) 2020-0004 – PP2020-0004 is for the review of the site plan, architecture, landscaping, and other features associated with the five warehouse/industrial buildings totaling 746,167 square feet on 49.31 acres in the proposed Business Park Industrial designation.

PROJECT DESCRIPTION
TTM 37963 is an application to subdivide 154.50 acres into five lots (Exhibit 2). The subdivision also includes two lots for the construction of streets associated with the applicant’s proposed industrial development.

Table 3 summarizes the lots proposed by TTM 37963 and the land uses proposed by the map’s associated general plan and specific plan amendment applications.

Table 3
TTM 37963 Lot Summary
Lot
No./Letter
Proposed
Acreage
Proposed
Use
Proposed General
Plan Land Use
Designation per
GPA2020-0002
Proposed Zoning/Planning
Area (PA) per SPA2020-0006
1 17.16 Industrial Mixed Use II Business Park Industrial / PA 1 2 8.69 Industrial Mixed Use II Business Park Industrial / PA 2 3 9.04 Industrial Mixed Use II Business Park Industrial / PA 2 4 6.13 Industrial Mixed Use II Business Park Industrial / PA 4 5 8.29 Industrial Mixed Use II Business Park Industrial / PA 4 6 83.34 Open Space Open Space
General
Open Space General / PA 6
7 20.39 Residential Estate Residential Estate Residential / PA 5 A 1.23 Private Street
(to serve lots
1-5)

N/A N/A
B 0.23 Public Street
(additional
right-of-way
for Green River
Rd at project
entrance)

N/A N/A
Total 154.50
Streets
Lot A is 1.23 acres and is for the development of Private Street A which will provide vehicular access from Green River Road to the warehouse development proposed within lots 1-5.

Private Street A also provides access to lot 7 in the ER designation. Lot B is 0.23 acres and is an additional right-of-way that is required for Green River Road at the entrance of Private Street A.

OTHER CONSIDERATIONS
Project Entrance
The primary access into the project site is provided from Green River Road via Private Street A. The street will form a three-way intersection at Green River Road which will be signalized to allow for full access into the project. Private Street A is designed as a modified collector and will have an overall right-of-way width of 89 feet at the entrance with the street narrowing to 64 feet beyond the entrance. The street will include lanes for two-way access and 10 feet

of parkway (12 feet at the entrance) with a five-foot wide sidewalk on both sides of the street.

Vehicles will be able to make a left turn and right turn out of the project onto Green River Road. Maintenance of Private Street A is the responsibility of the applicant.

Public Improvements
The project site is bordered by Green River Road, Fresno Road and Dominguez Ranch Road.

The project site and adjacent roadways are located within a Criteria Area of the Western Riverside County Regional Conservation Authority’s (RCA) Multiple Species Habitat Conservation Plan (MSHCP). In order to minimize and avoid impacts to sensitive species and habitats occurring adjacent to existing roadways within the Criteria Area, the MSHCP has established limitations to roadway activities that may occur within existing roadways identified by the MSHCP as a “covered road”. Only certain maintenance and operational activities conducted for safety purposes (e.g., signage, traffic control devices, guardrails, roadway resurfacing, roadway widening, etc.) are allowed within covered roadways. Both Green River Road and Dominguez Ranch Road are covered roads under the MSHCP. Fresno Road, however, is not a covered road. This means public improvement within Fresno Road will be limited to the roadway’s existing improved width. The following discusses the required public improvements for each roadway.
• Green River Ranch Road
The segment of Green River Road adjacent to the project site is classified as a major arterial six-lane street. Green River Road currently accommodates six lanes (3 lanes in each direction) and a raised center median within a right-of-way that varies from 106 to 200 feet in width. The applicant is required to widen the street by two to 14 feet along the project frontage where necessary in order to accommodate an eightfoot-wide bike lane (six-foot wide bike lane with two-foot buffer), curb and gutter, and a 10-foot-wide parkway (five feet of sidewalk plus five feet of landscaped parkway).

Additionally, a designated eastbound right-turn lane will be constructed before the project entrance to allow vehicles to turn right into the project entrance.

The applicant will widen the north side of Green River Road directly across from Lot 1 by approximately 12 feet to accommodate a new dedicated right-turn lane for the SR-91 eastbound onramp. The Riverside County Transportation Commission (RCTC) and Caltrans are currently constructing the SR-71/91 Interchange Project and will be completing the remainder portion of the right-turn lane, which will tie into the portion that will be constructed by the applicant.

The proposed improvements to Green River Road are shown on the applicant’s conceptual street striping plan which is attached as Exhibit 7.

• Dominguez Ranch Road
The segment of Dominguez Ranch Road adjacent to the project site is classified as a collector street and has an overall right-of-way width of 68 feet. The west half of Dominguez Rach Road adjacent to the project site is currently improved with roadway paving, curb and gutter, and sidewalk. No widening of the street is necessary; however, the applicant is required to construct the missing landscaped parkway behind the sidewalk along the project’s frontage.

A 36-foot-wide driveway is proposed on the project’s Dominguez Ranch Road frontage to meet the Fire Department’s requirement for having a secondary point of access. The driveway is located partially within lot 3 and partially within lot 5. The access will be gated and used for emergency access only. • Fresno Road
Fresno Road is classified as a collector street which requires an overall right-of-way width of 68 feet. However, Fresno Road currently has a paved roadway width of only 24 feet, and has no curb and gutter, sidewalk or parkway along either side of the road.

As stated, Fresno Road is not a covered road under the MSHCP. For this reason, the RCA has informed city staff that Fresno Road cannot be widened or improved beyond its current paved roadway width of 24 feet. However, the City is allowed to require the applicant to repave the existing 24 feet of roadway within Fresno Road.

Conceptual Grading Plan
Due to the site’s natural sloping topography, significant grading is necessary in order to balance the site and create level buildable pads for the proposed buildings and associated parking lots within lots 1-5. Per the project’s Conceptual Grading Plan, Exhibit 4, the pads will be higher in elevation than Green River Road, Private Street A, and Dominguez Ranch Road. Manufactured 2:1 slopes will be constructed around the pads, with the manufactured slopes transitioning into the natural condition at certain perimeters. Grading of the site will extend into the northern portion of lot 7 for the construction of three debris/detention basins, manufactured slopes, and to accommodate roadway entry access into lot 7.

Minimal grading will occur in a small area within lot 6 (Open Space), located between Fresno Road and Lot 1. The applicant will plant coast live oak trees and associated species within this approximate 2.57-acre area as part of the project’s required on-site mitigation to mitigate permanent impacts to 3.47 acres of MSHCP riparian/riverine that will occur as a result of the proposed development. The applicant is also required to complete off-site mitigation through the purchase of 4.69 acres of mitigation credits at a mitigation bank.

Water, Sewer and Drainage Facilities
The applicant will construct a network of sewer, water and storm drain lines within the site to provide the necessary infrastructure to support the proposed development. The lines include 8-inch sewer and 12-inch water lines which will connect to existing sewer and water lines in Dominguez Ranch Road. A 24-inch and 48-inch storm drain line will be constructed onsite to connect to an existing storm drain line in Green River Road.

The City’s Public Works Department is currently in the process of reconstructing the Sierra Del Oro Sewer Lift Station at the corner of Green River Road and Palisades Drive. It is anticipated that the new lift station will serve the project. The Public Works Department is requiring the applicant to participate in the relocation and upgrade of the new sewer lift station by paying a fair share of the construction cost of the new sewer lift station.

Maintenance Responsibilities
The applicant is required to form a property owners’ association (POA) for the purpose of maintaining Private Street A and various manufactured slopes and common areas within the development. Through the recordation of the tract map, the City will be granted easements throughout the project site for access and maintenance of several public water, sewer and storm drain lines and three debris/detention basins.

ENVIRONMENTAL ANALYSIS:

Proposed Constrained Linkage 1
The Green River Ranch Specific Plan contains a wildlife linkage identified by the Western Riverside County’s Multiple Specific Habitat Conservation Plan (MSHCP) as Proposed Constrained Linkage 1 (PCL-1). The current alignment of PCL-1 extends through the specific plan from the Cleveland National Forest south of the specific plan to the Prado Dam and Santa Ana River areas north of the 91 Freeway. An exhibit for PCL-1 is attached as Exhibit 6.

In December 2023, the city submitted a Criteria Refinement Analysis (prepared by the applicant’s biology consultant, Glen Lukos Associates) on behalf of the applicant to the RCA, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife to have PCL-1 relocated off-site. Development of the land within the specific plan would require the applicant to also design a wildlife linkage that meets the requirements of the MSCHP. Having PCL-1 relocated off-site would help to alleviate site constraints brought on by the wildlife linkage requirements.

On February 20, 2024, and March 25, 2024, the city and applicant received general agreements from the RCA, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife to have PCL-1 relocated onto land recently acquired by the RCA. The new alignment is located southwest of the Green River Ranch Specific Plan and outside of Corona’s city limits, within the jurisdiction of Riverside County. The new alignment was

considered to be less constrained and superior compared to the current alignment to support wildlife movement.

Green River Ranch Specific Plan Subsequent EIR
The Green River Ranch Specific Plan Final Environmental Impact Report (EIR) was prepared for the original Green River Ranch Specific Plan and certified by the city on February 7, 2021.

In accordance with Section 15162 of the CEQA Guidelines, the city prepared a draft Subsequent EIR to the certified Green River Ranch Specific Plan Final EIR to address the potential environmental impacts associated with the Green River Ranch Specific Plan project. The Subsequent EIR also addresses the proposed 49.31-acre business park development and the relocation of PCL-1.

The project’s Subsequent EIR identifies environmental impacts that are capable of being mitigated to a less than significant level through the implementation of mitigation measures.

In the areas of biological resources and noise, the revised project would result in a reduction of impacts compared to the 2001 approved specific plan. In the areas of air quality and transportation, the revised project would continue to have significant and unavoidable impacts, even with the implementation of mitigation measures.

The project’s air quality analysis indicated that the project would exceed the allowable threshold for certain pollutant emissions associated with the project’s operations. The source of the emissions includes stationary sources (chemicals from regular maintenance of landscaped areas, buildings, etc.) and mobile sources (vehicles and trucks accessing the site). This impact does not change from the 2001 EIR which disclosed that the original project would exceed the allowable threshold for certain pollutants associated with the original project’s operations.

As it pertains to transportation, the project’s traffic impact analysis indicated that the project would exceed the city’s daily Vehicle Miles Threshold (VMT) threshold. VMT measures the number of miles that would be traveled by vehicles associated with the project. Although the Subsequent EIR proposes mitigation measures (ride share programs, carpooling, etc.) to help reduce the project’s VMT, there is no amount of feasible mitigation that can fully reduce the project’s VMT below the threshold, and therefore, the project’s transportation impact is considered to be significant. However, the number of daily vehicle trips generated by the project would decrease by 61% compared to the original project (original project showed 11,207 daily trips to and from the project site and the current project shows 4,370 daily trips).

Overall, most of the project’s environmental impacts remain similar to the impacts that were previously identified in the 2001 EIR for the original approved specific plan. Table 4 provides a comparison of the environmental impacts between the approved and proposed specific plan.

Table 4
Environmental Impact Comparison
of the Approved GRR Specific Plan vs. Proposed GRR Specific Plan Environmental Area of
Concern
Level of Significance
(Environmental Impact) for
Approved GRR Specific Plan
Proposed GRR Specific
Plan Comparison
Aesthetics Less than Significant with
Mitigation
Similar
Agricultural & Forestry
Resources
Less than Significant Similar
Air Quality Significant and Unavoidable Similar
Biological Resources Significant and Unavoidable Reduced Cultural Resources Less than Significant Similar
Energy No Impact Similar
Geology/Soils/Paleontology Less than Significant with
Mitigation
Similar
Greenhous Gas Emissions Was not required by CEQA to
be addressed in 2001
Less than Significant with
Mitigation
Hazards & Hazardous
Materials
Less than Significant Similar
Hydrology/Water Quality Less than Significant with
Mitigation
Similar
Land Use & Planning Less than Significant Similar
Minerals Less than Significant Similar
Noise Less than Significant with
Mitigation
Reduced
Population & Housing Less than Significant Similar
Public Services Less than Significant with
Mitigation
Similar
Recreation Less than Significant Similar
Transportation Significant and Unavoidable,
(in terms of the number of
vehicle trips to be generated
by the original project)
Similar (in terms of the
project’s daily VMT)
Reduced (in terms of the
number of vehicle trips to
be generated by the
proposed project)
Tribal Cultural Resources Was not required by CEQA to
be addressed in 2001
Less than Significant with
Mitigation
Utilities/Service Systems Less than Significant Similar Wildfire Less than Significant with
Mitigation
Similar

The Subsequent EIR is proposed to be certified with associated General Plan Amendment application GPA2020-0002.

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

PUBLIC NOTICE AND COMMENTS
In accordance with CEQA procedures, the Planning and Development Department mailed a Notice of Availability (NOA) regarding the release of the draft Subsequent EIR to all property owners within a 500-foot radius of the project site, regulatory agencies, and interested parties on October 11, 2024, for public comment for a period of 45 days. The NOA was also posted on the project site, submitted to the State Clearinghouse (SCH No. 2022080640), and mailed to the residential properties within the adjacent Montenero Community where most of the residential properties were beyond the 500-foot noticing radius.

A separate 20-day public hearing notice for the November 25, 2024, Planning and Housing Commission meeting was mailed to all property owners within a 500-foot radius of the project site, regulatory agencies, and interested parties. The public hearing notice was also advertised on the Sentinel Weekly newspaper, posted onsite, and mailed to the residential properties within the adjacent Montenero Community.

As of the preparation of this staff report, the Planning and Development Department has received comments in response to the draft Subsequent EIR from the following:
• City of Chino Community Development Department
• Montenero Community Association
• Mr. Paul Ramlo, president of the Montenero Community Association • Advocates For The Environment
• Riverside County Flood Control & Water Conservation District • Riverside Transportation Authority
• Northwest Mosquito and Vector Control District
• Residents (multiple)
The comments are attached as an exhibit to the staff report for GPA2020-0002.

STAFF ANALYSIS
TTM 37963 creates lots to facilitate the development of the project site according to the Green River Ranch Specific Plan. The lots comply with the minimum lot area, width and depth standards that are proposed by the companion application SPA200-0006. The orderly

development of the site including all required public improvements is secured through the conditions of approval that apply to this map. The proposed subdivision is consistent with the objectives of the Green River Ranch Specific Plan and implements a number of General Plan goals and policies that support having a mix development of commercial, industrial, residential and open space uses, and the preservation of natural habitat and wildlife.

Therefore, the Planning and Development Department recommends approval of TTM 37963, based on the recommended conditions of approval in Exhibit 3 and the findings of approval below.

FINDINGS OF APPROVAL FOR TTM 37963

1. In accordance with Section 15162 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA), the City of Corona, as the lead agency under CEQA, prepared a draft Subsequent Environmental Impact Report (EIR) to the Green River Ranch Specific Plan Final Environmental Impact Report certified by the City Council on February 7, 2001. The Subsequent EIR was prepared to address the potential environmental impacts of the proposed changes to the Green River Ranch Specific Plan.

The Subsequent EIR also addresses the relocation of Proposed Constrained Linkage 1 (PCL-1) of the Riverside County Multiple Species Habitat Conservation Plan as a separate but related project. The Subsequent EIR was submitted to the State Clearinghouse (SCH No. 2022080640). The Subsequent EIR identified most environmental impacts from the previous EIR remain unchanged, with impacts to air quality and transportation being significant and unavoidable.

2. None of the conditions provided in Section 66474 of the California Government Code exists for the following reasons:
a. The proposed map is consistent with the General Plan land use designations of Mixed Use II, Estate Residential and Open Space General, as amended by associated application GPA2020-0002. The proposed map is also consistent with the goals and polices of the General Plan related to the project.
b. The design or improvement of the proposed subdivision is consistent with the design standards imposed by the respective zoning districts of the Green River Ranch Specific Plan.
c. The site is suitable for the type of development proposed by TTM 37963 and offers adequate access from Green River Road with a secondary emergency access provided from Dominguez Ranch Road.

d. The site is physically suitable for the proposed density of the map. TTM 37963 proposes a density of three dwelling units per acre for residential development within lot 7, which does not exceed the maximum density limit of the General Plan for the Estate Residential designation.
e. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat because the associated Subsequent Environmental Impact Report for the Green River Ranch Specific Plan appropriately mitigates any potential impacts to natural areas that are considered sensitive habitat.
f. The proposed subdivision will not result in adverse impact to public health, safety or general welfare because the project is designed in accordance with the design standards that are in place to ensure the orderly development of the project site and the improvements associated with the project, which adequately meet all development standards and can accommodate structure that meet all Building Code and Fire Department standards.
g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision because the easements are being protected in place or relocated elsewhere on the project site.

3. Pursuant to California Government Code Section 66473.5, consistency with the General Plan or Specific Plan exists for the following reasons:
a. TTM 37963 is consistent with General Plan Goal LU-16 by preserving the natural environment through the creation of an 83.34-acre lot for open space to 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. b. TTM 37963 is consistent with General Plan Policy IU-3.8, which requires that new development be connected to the City’s sewer system. The supporting infrastructure associated with the tentative tract map will connect to the City’s sewer system in the adjacent streets.
c. TTM 37963 is consistent with General Plan Policy IU-3.3, which is to build, upgrade, maintain and expand existing sewer collection and treatment facilities where existing systems are deficient in accordance with the Sewer Master Plan and state and federal standards because the project will participate in the relocation and reconstruction of

the Sierra Del Oro Sewer Lift Station located at the corner of Palisades Drive and Green River Road.
d. TTM 37963 furthers the intent of General Plan Goal LU-13 by creating lots to accommodate a mix of estate residential, business park industrial, and open space uses. The non-residential uses will house a variety of businesses, enhance the local economy and is appropriately situated on Green River Road, a major arterial roadway, near the 91 and 71 freeways, whereas the residential and open space uses preserve the existing low density and rural character of the neighborhood. e. TTM 37963 meets the city’s subdivision standards for minimum lot area, width and depth, as prescribed by the Green River Ranch Specific Plan, as amended by SPA2020-0006.

4. Pursuant to California Government Code Section 66474.6, the discharge of waste from the proposed subdivision into existing community sewers would not result in violation of existing requirements presented by the Santa Ana Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code for the following reason:
a. The amount of discharge to be produced by the development does not exceed the limit established by the Santa Ana Regional Water Quality Control Board as monitored by the city’s Utilities Department.

5. Pursuant to California Government Code Section 66473.1, the design of the subdivision would provide, to the extent feasible, for future passive or natural heating or cooling opportunities for the following reason:
a. The lots proposed by TTM 37963 are adequate in size to allow the development of buildings to be oriented in a manner that would allow for future passive or natural heating or cooling opportunities.

6. The proposal is in conformance with Title 16 (Subdivisions) of the Corona Municipal Code for the following reasons:
a. TTM 37963 meets the subdivision standards for minimum lot area, width and depth prescribed by the Green River Ranch Specific Plan, as amended by SPA2020-0006.

The proposed map also has adequate vehicular access from Green River Road with secondary emergency access provided from Dominguez Ranch Road.

b. All required and necessary public improvements are guaranteed with this subdivision as provided by the Conditions of Approval.

7. The subdivision is consistent with:
a. Regulations adopted by the State Board of Forestry and Fire Protection pursuant to Section 4290 of the Public Resources Code requiring minimum fire safety standards related to defensible space for perimeters and access to all residential, commercial, and industrial building construction in areas of state responsibility and very high fire hazard severity zones including building construction, road standards for fire equipment access, standards for street, road and building identification, minimum water supply reserves for emergency fire use, and fuel breaks and greenbelts, and education of the public regarding individual owner responsibilities under Section 4291 of the Public Resources Code.
b. Local ordinances certified by the State Board of Forestry and Fire Protection as meeting or exceeding the state regulations.

8. Structure fire protection and suppression services will be available for the subdivision through any of the following entities:
a. A county, city, special district, political subdivision of the state, or another entity organized solely to provide fire protection services that is monitored and funded by a county or other public entity.
b. The Department of Forestry and Fire Protection by contract entered into pursuant to Section 4311, 4142, 4144 of the Public Resources Code.

PREPARED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:

1. Locational Map

2. Tentative Tract Map 37963

3. Conditions of Approval

4. Conceptual Grading Plan

5. Excess Land Acquisition Exhibit

6. Proposed Constrained Linkage 1 Relocation Exhibit

7. Conceptual Striping Plan for Green River Road

8. Applicant’s letter, dated December 14, 2023, giving required subdivision information

9. Environmental Documentation available at:
https://www.coronaca.gov/government/departments/communitydevelopment/planning-division Case Planner: Sandra Vanian (951) 736-2262

LOCATIONAL MAP
General Plan Legend:

ER – Estate Residential
GC – General Commercial
LI – Light Industrial
LMDR – Low Medium Density Residential
MDR – Medium Density Residential
OSR – Open Space Residential
OSG – Open Space General
Zoning Legend:

A – Agricultural
C-3 – General Commercial
FS – Fire Station
LDR – Low Density Residential
LMDR – Low Medium Density Residential
M-1 – Light Manufacturing
MH – Mobile Home Park
OS – Open Space

FRESNO ROAD

GREEN RIVER ROAD

DOMINGUEZ
RANCH LOT 1 N48°26'24"E 258.23' R=680.02' N61°00'26"E 46.77' N76°04'08"W 1571.31'
N76°04'08"W 987.37'
N1°42'10"E 1625.18' L=651.88'
LOT "A" 10' 10' N76°53'45"W 13.32' LOT 4 LOT 2 LOT 7 LOT 3 LOT 5 LOT "B" N0°08'31"E 1958.05' S89°06'38"E 70.85' N20°40'59"E 171.40' N0°52'41"W 180.27' N25°09'55"E 76.27' S34°53'33"E 88.29' S53°26'31"E 135.89' N00°08'31"E 82.70' 103.46'
N00°29'57"E
N46°20'34"E 237.86'
91 FREEWAY
PRIVATE STREET "A" LOT 6 L=67.50' R=2710.00' Δ=01°25'38" N86°20'54"W 452.38' ROAD N13°06'16"E 210.15' Δ=54°55'31" N79°32'21"E 197.74' L=508.57' R=457.01' Δ=63°45'37" L=77.50' R=434.00' Δ=10°13'51" OPEN SPACE FUTURE ESTATE RES. N00°29'57"E 24.59' N43°53'50"W 35.59' N86°20'54"W 81.81' L=250.22' R=436.00' Δ=32°52'57" ” “ ” “ ” ” CIVIL ENGINEERS PLANNERS SURVEYORS 1880 COMPTON AVENUE, SUITE 100 CORONA, CA. 92881-3370 951-734-2130 1 CITY OF CORONA GREEN RIVER RANCH BUSINESS PARK TENTATIVE TRACT MAP NO. 37963 SITE KNOWLEDGE OF AND CONSENTS TO THE FILING OF THIS MAP. I HEREBY STATE THAT THIS MAP WAS PREPARED UNDER MY SUPERVISION AND THAT THE OWNER OF RECORD HAS STATEMENT OF PREPARER DATE THOMAS M. CASELDINE, P.E., P.L.S. No. 9029 PROFESS IONAL LAND SURVEYOR STATE OF CA L I FORN I A THOMAS M. CASELDINE Page 2919 of 4376

FRESNO ROAD
N48°26'24"E 258.23' N86°21'17"W 693.52'
GREEN RIVER ROAD L=117.36' R=2760.01' Δ=02°26'10"
L=651.88'
R=680.02'

DOMINGUEZ

RANCH ROAD
Δ=54°55'31"
43'
50'
10'
10'
(PUBLIC ROADWAY)
100' 100'
91 FREEWAY
5'
N1°42'10"E 1625.18'
N0°08'31"E 1958.05' EXISTING R/W 64' 30' 30'
68' LOT 1 LOT 4 LOT 2 LOT 7
LOT "A" LOT "B" PROPOSED ROAD RIGHT-OF-WAY TO BE DEDICATED TO CITY OF CORONA EXISTING RECORD CENTERLINE EXISTING R/W PROPOSED R/W 116.91' S57°37'39"E
S4°34'09"W 179.54'

81.16' 48.64'
197.93' 171.28'
172.29'

52.63'
119.25'

39.59' 193.60'

10.58'
144.31' 130.53'

31.49' 81.55'
192.41' S89°06'38"E 70.85'
N20°40'59"E 171.40'
N0°52'41"W 180.27' N25°09'55"E

76.27'
S34°53'33"E

88.29'
S53°26'31"E
135.89'
N00°08'31"E

82.70'
549.82' 32.01' 502.50' 20.00' 378.78'

86.00'

91.20'
105.42'

26.03'
696.82' LOT 3 LOT 5
354.09'
264.61' 156.80'
104.18'

64.00'
S22°54'21"E

57.41'
288.17' =4°24'47" R=149.00' L=11.48'
Δ R
=37°48'3
0" L=
=201.0
0' 132.6
4'
S00°29'57"W
103.46'
Δ=42°32'45" R=514.00' L=381.68'
N46°20'34"E 237.86' EXISTING R/W
30' 20'
15'
15'
15'
30'
20'
30' 30'
89'
45'
44' 32' 32'
20'
20' 20'
86'
43' N76°53'45"W 13.32' 20' 30'
30' 28'
36' 18'
20'
20' 30'
34'
34' PORTION OF LMD PROPERTY TO BE ACQUIRED FROM CITY OF CORONA PORTION OF LMD PROPERTY TO BE ACQUIRED FROM CITY OF CORONA Δ=30°51'49" R=268.00' L=144.36'
Δ=30°51'49" R=268.00' L=144.36'
128.35' 89.00' Δ=01°38'16" R=572.50' L=16.37'

64.12'

89.99' PROPOSED ROAD RIGHT-OF-WAY TO BE DEDICATED TO CITY OF CORONA PER SEPARATE INSTRUMENT 20' 20'
PRIVATE STREET "A"

52.06'
Δ=10°13'51" R=434.00' L=77.50' L=67.50' R=2710.00' N86°20'54"W 452.38' Δ=01°25'38"

50.64' PROPOSED R/W
40'
31'
N13°22'10"E 168.27'
Δ=23°28'13" L=16 .73' R=407.01' N28°38'02"E 108.28'
N76°51'53"E 352.70'

36.11' 40.22'
N36°43'42"E 109.01'
S39°01'55"E 603.97' N90°00'00"E 1116.17'
S40°51'57"E 161.23'
N51°24'23"E 736.47'
Δ=51°01'49" R=25.00' L=2 .27' LOT 6
50'
50'

VACATION
N13°06'16"E 210.15'
N76°51'53"E 319.19'
Δ=63°45'37" R=457.01' L=508.57'
Δ=24°15'50" R=218.00' L=92.32' Δ=24°15'50" R=282.00' L=119.42' FUTURE ESTATE RES. OPEN SPACE N61°00'26"E 46.77'
Δ=3R
5°27'26" L=
=80.5
0' 49.8
2' =10°37'28" R=315.00' L=58.41' PORTION OF PUBLIC RIGHT OF WAY BE ACQUIRED FROM CITY OF CORONA S00°29'57"W
103.46' N00°29'57"E 24.59' N43°53'50"W 35.59'
S0°08'31"W 617.50'
N0°08'31"E 561.90' N86°20'54"W 81.81'
336.64'

52.92'

58.09'
145.48'
115.62'

38.08'

64.77'
352.94'

17.25' 141.64'

42.49'

82.85'
278.50'
232.21'

78.82'
306.78'

55.02'

50.79'
233.04'
328.05'

62.46'
273.26' 71.43'
136.04' 53.42'
106.10'
200.67' 62.39'

50.54'
160.32'

66.58'
103.77'

22.68' 61.92'

76.58' 73.91'

71.04'

32.45'
Δ=64°34'12" L=101.43' R=90.0 ' S10°07'50"W 15.00' S03°05'13"W 17.38' 13.89' 30.58' 31.67'

12.91'

15.51'

13.57'

13.93'
Δ=13°36'04" R=582.50' L=138.28'
N48°24'48"E 284.65' N61°00'26"E 134.64' Δ=00°08'56" R=437.00' L=1.14' Δ=32°52'57" R=436.00' L=250.22'

27.85' N9°09'05"E 31.72' SCALE IN FEET 80'
0 80' 160' 240' CIVIL ENGINEERS PLANNERS SURVEYORS 1880 COMPTON AVENUE, SUITE 100 CORONA, CA. 92881-3370 951-734-2130 2 CITY OF CORONA GREEN RIVER RANCH BUSINESS PARK TENTATIVE TRACT MAP NO. 37963 Page 2920 of 4376 Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
FIRE Cindi Schmitz

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

2. Show two (2) all weather surface access ways to be approved by the Fire Marshal and construct the access way(s) to accommodate 70,000 lbs. gross vehicle weight during all phases of construction. Show this as an easement on the plans and that it meets minimum standards of 28' wide minimum, max grade of 10%.

3. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.\r\r\r

4. A minimum fire flow of 3500 gallons per minute at 20 psi shall be provided for industrial structures.

5. Fire hydrants are to be spaced a maximum 250 feet apart.\r\r\r

6. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only\r\r\r\r

7. Fuel modification is required for this project. Consult with a qualified firm to provide a submittal to the fire department for review and approval. Re-submit the existing fuel mod plan to show the residential portion with basic requirements to meet minimum code requirements.

8. A response time study will be required when the residential portion of the map proceeds forward.

9. Submit a revised Fire Protection Plan for review by the department.

PLANNING

1. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the relevant Specific Plan, if any, including the payment of all required fees.

2. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

Project Number: PM2020-0002
Applied: 8/13/2020 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project: DPR2019-
0031
TTM 37963 TO SUBDIVIDE 160 ACRES INTO 7 LOTS.

Site Address: GREEN RIVER RD / DOMINGUEZ RANCH RD CORONA, CA 0 GARY EDWARDS, PSIP WR GREEN RIVER, LLC
500 NEWPORT CENTER DRIVE NEWPORT BEACH CA, 92660
Description:

Applicant:

PM2020-0002 1 of 8 (Continued on next page)
Project Conditions
City of Corona

PLANNING

3. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

4. The applicant or his successor in interest shall comply with the mitigation measures established in the Green River Ranch Specific Plan Subsequent Environmental Impact Report.

5. Tentative Tract Map 37963 shall be recorded prior to the issuance of a building permit.

6. Approval of Tentative Tract Map 37963 shall be contingent upon the approval of GPA2020-0002 and SPA2020-0006.

7. Prior to the recordation of TTM 37963, the Purchase and Sale Agreement of the city surplus property shall be executed.

PUBLIC WORKS Noe Herrera

1. The Public Works, Planning and Development, and Utilities Department comments for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the comments shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.

2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.

3. Prior to map recordation or issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed subdivision will not unreasonably interfere with the use of any easement holder of the property.

4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

5. The submitted tentative tract map shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said tentative tract map to be resubmitted for further consideration.

6. Prior to map recordation, the developer shall acquire a portion of City property located on the east side of the project site within a City LMD area. In the event that there are changes to the acquisition area, the tentative tract map may be required to be resubmitted for further consideration.

7. The tentative tract shall be recorded as one final tract map, and shall be developed as one tract. Financial security shall be provided for all improvements within the tract prior to final tract map approval.

8. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.

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

10. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Planning and Development Department, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

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Project Conditions
City of Corona

PUBLIC WORKS Noe Herrera

11. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following:
a) Removal of dirt, debris or other construction material deposited on any public street no later than the end of each working day.
(b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the City Engineer or Building Official. (c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.

12. Prior to map recordation or issuance of a building permit, whichever occurs first, the developer shall ensure that a property owner's association is established for the purpose of maintaining all private streets, common areas, private utilities, slopes, private basins, water quality BMPs, and shared retaining walls. The association documents, including any necessary Covenants, Conditions and Restrictions (CC&R's), shall be subject to the review and approval of the Planning and Development Department, Development Services Division, and shall be recorded concurrently.

13. Prior to map recordation or issuance of a building permit, whichever occurs first, the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities on Green River Road, Fresno Road and Dominguez Ranch Road. Fresno Road shall include pavement improvements with curb only or curb and gutter and a cul-de-sac within the existing pavement limits, or as approved by the City Engineer and in compliance with the Riverside Conservation Authority (RCA) rules and regulations. b) All drainage facilities.
c) All required grading, including erosion control.
d) All required sewer, water and reclaimed water facilities. e) All required landscaping and/or park facilities.
f) All under grounding of overhead utilities, except for cables greater than 32k volts. g) All improvements recommended by TIA.
h) All required traffic signal improvements.

14. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the City Engineer.

15. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.

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

17. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.

Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.

18. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.

19. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.

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Project Conditions
City of Corona

PUBLIC WORKS Noe Herrera

20. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.

21. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.

22. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.

23. Prior to map recordation or issuance of a grading permit, whichever occurs first, the developer may be required to obtain a Section 1601/1603 permit from the California Department of Fish and Wildlife, a Section 401/404 permit from the United States Army Corps of Engineers, or provide verification that the project is exempt from permit requirements.

24. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.

25. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the City Engineer.

26. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.

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

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

29. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.

30. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the City Engineer.

31. The project site or portion of it lies within a potentially unmapped flood hazard area. Prior to approval of any grading plans, the applicant shall file a Conditional Letter of Map Revision (CLOMR) and secure FEMA'S approval for the CLOMR unless otherwise approved by the City Engineer. Prior to the issuance of the Certificate of Occupancy the applicant shall secure FEMA's approval for the Letter of Map Revision (LOMR) unless it is determined by the City Engineer a map revision is not required.

32. Prior to recordation of the final map, the 100-year flood plain boundaries on the property shall be delineated on an environmental constraint sheet to accompany the final map. The area delineated in the flood plain shall be labeled Flood Plain and shall be kept free of all buildings and obstructions.

33. Prior to map recordation or approval of any improvement plans, the applicant shall submit a detailed hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site. The hydrology study shall include an analysis of the storm drain facilities downstream for the existing and proposed flows. Project shall be required to improve the storm drain unless it can be demonstrated that the project does not increase runoff and the storm drain is not deficient in its existing condition.

34. Prior to map recordation or approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All non-residential lots shall drain toward an approved water quality or drainage facility. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.

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Project Conditions
City of Corona

PUBLIC WORKS Noe Herrera

35. Prior to map recordation, the applicant shall construct or guarantee the construction of the Master Plan drainage facilities located at the intersection of Green River Road and Dominguez Ranch Road unless it is shown in the hydrology study that the facility is no longer deficient, or otherwise approved by the City Engineer. The Master Drainage Plan currently identifies a deficient 54" storm drain line from the southside of the intersection of Green River Road and Dominguez Ranch Road that runs east along Green River Road and crosses Green River Road.

36. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the City Engineer.

37. Prior to map recordation or issuance of a building permit, whichever comes first, the applicant shall offer for dedication all required street rights-of-way on Green River Road. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the City Engineer.

38. Prior to map recordation, the applicant shall release and relinquish all vehicular access rights to the City of Corona along Green River Road, except at approved intersections.

39. Prior to map recordation or approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. b) All street intersections shall be at ninety (90) degrees or as approved by the City Engineer. c) All reverse curves shall have a minimum tangent of fifty (50) feet in length. d) Under grounding of existing and proposed utility lines. e) Street lights.
f) All improvements recommended by the TIA.
g) All required traffic signal improvements.
h) All other public improvements shall conform to City of Corona standards.

40. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.

41. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.

42. Prior to acceptance of improvements, the City Engineer may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.

43. Prior to recordation of the final map, all street names shall be approved by the City Engineer.

44. Prior to map recordation, the developer shall pay fair share fees to the Planning and Development Department, Development Services Division as determined by the City Engineer for the cost of future improvements in accordance with the approved Traffic Impact Analysis. These improvements shall include, but are not limited to 27.9% of the cost of the improvements at the intersection of Green River Road and SR-91 eastbound ramps.

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Project Conditions
City of Corona