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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
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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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
C I T Y O F C O R O N A
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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
2025-04
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
PRECISE PLAN 2020-0004 FOR THE REVIEW OF THE SITE PLAN, ARCHITECTURE,
LANDSCAPING AND OTHER FEATURES ASSOCIATED WITH A LIGHT INDUSTRIAL
BUSINESS PARK DEVELOPMENT CONSISTING OF FIVE BUILDINGS TOTALING 746,167 SQUARE FEET ON 49.31 ACRES, LOCATED ON THE SOUTH SIDE OF
GREEN RIVER ROAD, BETWEEN FRESNO ROAD AND DOMINGUEZ RANCH ROAD (APPLICANT: PSIP WR GREEN RIVER LLC) (NOT AN ADVERTISED PUBLIC
HEARING)
EXECUTIVE SUMMARY:
This staff report asks the City Council to affirm the decision of the Planning and Housing Commission and approve Precise Plan 2020-0004 (PP2020-0004) for a light industrial business park development plan on 49.31 acres. The project consists of five buildings totaling 746,167 square feet located in the Business Park Industrial (BPI) designation of the Green River Ranch Specific Plan.
RECOMMENDED ACTION:
That the City Council affirm the Planning and Housing Commission’s action in granting PP2020-0004, based on the finding contained in the staff report and conditions of approval.
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 PP2020-0004, 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.
Assembly Bill 98 (California Government Code § 65098)
Assembly Bill 98 (AB 98) was signed into law on September 29, 2024, which imposes new statewide design and build standards for a new or expanded warehouse/logistics use development. The bill includes standards for building design and location, parking, truck loading bays, landscape buffers, entry gates and signage. The new law goes into effect January 1, 2026. However, projects subject to local entitlement that were submitted to the local agency before September 30, 2024, are exempt from the law.
The applicant initially submitted preliminary applications to the city on December 17, 2019, which initiated the entitlement process, and subsequently submitted official applications on August 13, 2020. As such, the project is exempt from AB 98.
ANALYSIS:
The five buildings are capable of housing multiple uses associated with office, warehousing, light industrial or light manufacturing uses. The design and intended use of the buildings are consistent with the BPI designation. Table 1 summarizes the sizes of the buildings for the project.
Table 1
Building Summary
Building No. Building Size Parcel Size
1 296,737 sq. ft. 17.16 ac. (747,489 sq. ft.)
2 131,695 sq. ft. 8.69 ac. (378,536 sq. ft.)
3 130,980 sq. ft. 9.04 ac. (393,782 sq. ft.)
4 100,155 sq. ft. 6.13 ac. (276,022 sq. ft.)
5 86,600 sq. ft. 8.29 ac. (361,112 sq. ft.)
Total 746,167 sq. ft. 49.31 ac. (2,147,943 sq. ft.)
The buildings are set back from Green River Road by approximately 128 feet to 200 feet, and from Dominguez Ranch Road by 163 feet. Access into the project site is from Green River Road via Private Street A, which will be constructed with the project to provide vehicular access to the individual parcels. The project has a secondary access point on Dominguez Ranch Road that is required to be provided by the Fire Department. The second access will be gated and used only in the event of an emergency. The on-site circulation is comprised of private drive aisles that range in width from 28 feet to 30 feet
wide which meet the Fire Department’s minimum 28-foot-wide fire access lane requirement.
Conceptual Grading Plan
Due to the site’s natural sloping topography, significant grading is necessary to balance the site and create level buildable pads for the proposed buildings and associated parking lots. The building pads and parking lots will be surrounded by graded, 2:1 manufactured slopes and are elevated from Green River Road by approximately 28 feet to 55 feet, and by approximately 12 feet to 50 feet from Dominguez Ranch Road. The buildings are oriented to have the front entrances facing outward toward the streets and the loading bays facing inward or toward the hillside to the south. Nine-foot-high screen gates will be constructed at the entrances of the loading areas.
Grading of the site will extend into the northern portion of the open space adjacent to the building pads for the construction of three debris/detention basins, manufactured slopes, and to accommodate roadway entry access.
Minimal grading will occur in a small area within the open space located between Fresno Road and the building pad for Building 1. The applicant will plant coast live oak trees and associated species within this approximate 2.57 acres as part of the project’s required on-site mitigation to mitigate permanent impacts to 3.47 acres of MSHCP riparian/riverine resulting from the proposed development. The applicant is also required to complete offsite mitigation through the purchase of 4.69 acres of mitigation credits at a mitigation bank.
Site-line Analysis from Montenero Residences
The nearest sensitive land use is an existing residential neighborhood located to the southeast of the project site. The neighborhood is part of the Montenero Community, which is located at a higher elevation than the project site. The applicant conducted a site-line analysis of the project site from three residential properties located at the perimeters of the tract. The site-line analysis showed the following:
1220 Dominguez Ranch Road – the homes at this location would be approximately 100 feet higher in elevation than the pad for the nearest building within the project, which is Building 3. The rooftops would be visible from the homes; however, truck courts would not be visible.
703 San Viscaya Circle – the homes at this location would be approximately 131 feet higher in elevation than the pad elevation for the nearest building within the project, which is Building 5. The rooftops and truck courts would not be visible from the homes due to obstructions from existing hillsides.
780 San Sebastian Circle – the homes at this location would be approximately 206 feet higher in elevation than the pad elevation for the nearest building within the project, which is Building 5. The rooftops would be visible from the homes; however, truck courts would not be visible.
Parking
The project is required to meet the parking requirements of Chapter 17.76 of the Corona Municipal Code. The parking ratio for the project consists of:
Office – 1 space per 250 square feet of floor area
Manufacturing – 1 space per 500 square feet of floor area Warehouse – 1 space per 1,000 square feet of floor area The 1:1000 warehouse ratio requires the approval of the city’s Zoning Administrator (ZA).
The applicant has filed the required applications with the Planning and Development Department to use the 1:1000 warehouse ratio for all five buildings.
Based on the parking data provided on the site plan, the five buildings are required to have a combined total of 1,201 parking spaces, which are provided for the project.
Architecture
The buildings will be constructed of concrete tilt-up panels and have variable rooflines with screening elements extending to a structural height of no more than 46 feet and 6 inches. The buildings’ exteriors have stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with entry doors, glazed windows, stone veneer, and aluminum awnings. Although the roofline above the entrances will have a metal screen wall for screening of mechanical rooftop equipment, the applicant has agreed to have all mechanical equipment such as air conditioning units placed on the ground instead of having them placed on the rooftops.
The color palette includes a mix of dark and light shades of browns, off-white colors and grays.
Landscape Plan
The landscape plan conceptually depicts the landscaping for the project. The plant palette consists of climate adaptive plant materials that require low to medium water usage. The plant materials were chosen for multiple purposes, including their ability to provide wide site coverage, slope stabilization, fire protection, parking lot shade, and enhancements to the project entries. The project will be landscaped with 17 varieties of trees which will be planted throughout the perimeters of the site, slopes and parking lots.
Additionally, the 2:1 slopes along the streets will be landscaped with an assortment of ornamental plant materials including succulents, flowering shrubs and groundcover for erosion control.
The street corners at Green River Road and Fresno Road, Project Street A, and Dominguez Ranch Road will have enhanced landscaping featuring accent trees and ornamental planting. The slopes located on the south sides of the buildings will be landscaped with trees and a mixture of hand-planted container plants and hydroseed mix for erosion control.
Signage
Freestanding project signage is summarized in Table 2. On-site directional signage is also proposed and will advertise the name of the center and addresses for the buildings.
Building wall signage is permitted and will be allowed per the requirements in the Corona Municipal Code, Chapter 17.74, for the industrial zones.
Table 2
Proposed Project Sign Program
Quantity Type of
Sign
Location Maximum
Height
Maximum
Sign Area
Allowable
Advertisement
2 Major
Project Entry
Sign
At the entrance
of Private A St
and Green River
Rd
6 ft. 80 sq. ft. Name of center
only
1 Minor
Project Entry
Corner of Green
River Rd and
Dominguez
Ranch Rd
6 ft. 50 sq. ft. Name of center
only
3 Tenant
Monument
Sign
Along Green
River Rd
6 ft. 50 sq. ft. Name of center
and up to 3
tenants
Total =
6 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 Property Owners’ Association (POA).
FINANCIAL IMPACT:
The applicant paid the application processing fees of $6,854 to cover the cost of the Precise Plan.
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 (Alexander/Siqueland) and carried unanimously, that the Planning and Housing Commission adopt Resolution No. 2651 granting PP2020-0004, 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 Precise Plan 2020-0004
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Minutes of the Planning and Housing Commission meeting of November 25, 2024
FWY
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LANE
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WEST
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WEST
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STOP
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PARKING NO
PARKING 140' 140' 233' 140' 140' 253'
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10'-0" 5'-0" 12'-0"
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POS
NEG
POS
NEG 10"8" 8" PS-2 WB-1
XXXX GPM @
XX PSI
DIESEL DRIVEN
FIRE PUMP WB-1
CENTERLINE @ 10'-0" A.F.F.
SUCTION
DISCHARGE
PS-1
PS-1 PS-1
PS-1
PS-1
PS-1
WB-1 PS-1
250#
250# 250# 250#
250# 250#
300 GAL. NOM.
FUEL TANK DIESEL
270 GAL. USABLE
14 J.P. CTRLR FIRE PUMP CONTROLLER 175#
175#
175#
GREEN RIVER ROAD
RIVER
DOMINGUEZ
FRESNO
91 FREEWAY
EB EXIT RAMP
EB ENT. RAMP
GREEN
ROAD
ROAD
RANCH ROAD
91 FREEWAY 20' SETBACK
R35'
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30'
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30' 30'
45' 45'
310'
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EVCS
30' SETBACK
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SETBACK
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PARKING
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PARKING
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PARKING NO
PARKING
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MIN
28'
MIN 37'-2"
OFF-SITE OPEN SPACE
OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE (PARCEL 6) RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT (PARCEL 7)
RESIDENTIAL LOT
10'-0" SETBACK
VISITOR
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Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights. PLOT DATE: March 9, 2023 4:57 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A0.13-14_ Master Site Plan & Fence Plan.dwg B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 0 9 , 2 0 2 3 A0.19 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K WESTERN REALCO N o r t h S c a l e : 1 " = 1 0 0 ' - 0 " 0 100 200 300 400 GENERAL COMMERCIAL 5.0 Acres
1D
Contact: Mike C. TaingTelephone: 951 734 2130Corona, CA 92881-33701880 Compton Ave. KWC ENGINEERS CIVIL: Contact: Michael Viscetto Telephone: 714 617 8600Tustin, California 9278015661 Red Hill Avenue, Suite 150BASTIEN AND ASSOCIATES, INC. ARCHITECT: Contact: Eric Freeman Telephone: 714 680 0417 Fullerton, CA 92832 305 N. Harbor Blvd., Suite 222 EMERALD DESIGN LANDSCAPE: [email protected] [email protected]@emeraldladesign.com Legal Description
(Refer to Civil for additional information) Parcel 1: Portion of Rancho La Sierra Yorba. Recorded in book 637, page 432 of Deeds, Riverside County Records. Parcel 2: Portion of Rancho La Sierra Yorba. Recorded in book 637, page 432 of Deeds, Riverside County Records. Parcel 3: That portion of Tract "C" marked "A. B. No 5, in the County of Riverside, Recorded of the partition of Maria de Jesus Y De Scully Estates, filed Action No. 7939 of the Superior Court of The State of California. County of Riverside, Recorded in Book 637, page 432 of Deeds, Riverside County Records. 5 FREEWAY N o r t h Scope of Work
· Five New Concrete Tilt Industrial Buildings.· All new Drives Shall be Concrete Paving.· All new Walks Shall be Concrete with Medium Broom Finish.· Public Improvements as directed by City Staff.· All new Landscaping Per City Requirements. DEVELOPER / APPLICANT: Contact: Gary Edwards Telephone: 949 720 3788 Newport Beach, California 92660 500 Newport Center Drive, Suite 630 [email protected] 91 FREEWAY 15 FREEWAY
71 FREEWAY
57 FREEWAY 60 FREEWAY CORONA RIVERSIDE NORCO CHINO ONTARIO PROJECT SITE PERRIS IRVINE POMONA 10 FREEWAY Bldg. 1 Footprint 285,535 s.f.
Assessor Parcel Numbers (APN)
101-180-014-8, 101-180-037-9, 101-180-038-0, 101-180-015-9 C O N C E P T U A L S I T E P L A N DIAMOND BAR 55 FREEWAY
TOLL ROAD
241 TOLL ROAD TUSTIN
261 30' Drive
30' Drive
30' Drive
30' Drive
30' Drive 40' Drive 30' Drive
28' Drive 28' Drive
28' Drive
44' Drive
65' Drive
28' Drive
28' Drive
Project Directory
Vicinity Map (N.T.S.)
Planning Information
(Refer to Civil for additional information)Specific Plan: Green River Ranch Specific Plan SP00-001Specific Plan Zone: Business Park Industrial Bldg. Setbacks:
Front Building Setback Green River Road: 30 ft Other Public Streets (Dominguez Ranch Rd & Fresno Rd): 20 ft Private Streets (Street A): 10 ft Rear Building Setback: No minimum Interior Building Setback: No minimum Street Side Building Setback: 15 ft Bldg. 2 Footprint 125,588 s.f. Bldg. 3 Footprint 124,693 s.f. Bldg. 4 Footprint 93,868 s.f. Bldg. 5 Footprint 80,320 s.f. 2B 1C
1B
1A 2A 3B3A 4A4B 5B5A
30' Drive
Pump House DEBRIS/ FLOW-BY BASIN Property Boundary Line Building Setback Line Potential Interior Wall Location Solid Dark Hatch Represents Landscape Area Diagonal Hatch Represents Painted Striping
Decorative Fencing
Legend
Solid Light Hatch Represents On-Site HardscapeDark Hatch Represents Enhanced HardscapeSolid Hatch Represents Hillside Revegetation DEBRIS/ FLOW-BY BASIN DEBRIS/ DETENTION BASIN DEBRIS/ FLOW-BY BASIN TUBULAR STEEL GATE FOR EMERGENCY ACCESS ONLY. 30'-0" MIN IRRIGATED LANDSCAPE ALONG SOUTH DRIVE PSIP WR Green River, LLC.
Private St. 'A' Lot / Easement Line Extent of Mfr. Slope General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green RiverRanch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 36' Drive
28' Drive
GATE
GATE
Solid Hatch Represents OFF-SITE OPEN SPACESolid Hatch Represents Residential Lot WILDLIFE FENCING WILDLIFE FENCING Wildlife Fencing at Open Space PA-5 NOTE: Prior to proceeding forward with a Precise Plan for development in Planning Area 5 (PA-5), address two points of access to PA-5 and submit a revised fuel modification plan addressing PA-5. MAINTENANCE VEHICLE TURNAROUND MAINTENANCE VEHICLE TURNAROUND MAINTENANCE VEHICLE TURNAROUND 30'-0" MIN IRRIGATED LANDSCAPE ALONG SOUTH DRIVE Site Plan Summary Gross Site Area (+/- 49.31 Acres) +/- 2,148,077.48 s.f. Excludes Parcels 6 & 7 (Refer to Civil Plans) Total Building Area 746,167 s.f. Ground Floor 710,004 s.f. Total Mezzanine Total 36,163 s.f. F.A.R. (Based on Gross Site Area) 34.73% Landscape Area +/- 647,754 s.f. Native Buffer / Fuel Mod Area +/- 604,665 s.f. BUILDING SUMMARY BUILDING 1 (Parcel 1) F.A.R. = .39 (Gross Parcel Area = 17.16 Acres = 747,525.57 s.f.) Building Area 296,737 s.f. Building Footprint 285,535 s.f. Mezzanine 11,202 s.f. (ESFR Pump House , (456 s.f.), not included in s.f.) BUILDING 2 (Parcel 2) F.A.R. = .34 (Gross Parcel Area = 8.69 Acres = 378,285.77 s.f.) Building Area 131,695 s.f. Building Footprint 125,588 s.f. Mezzanine 6,107 s.f. BUILDING 3 (Parcel 3) F.A.R. = .33 (Gross Parcel Area = 9.04 Acres = 393,929.35 s.f.) Building Area 130,980 s.f. Building Footprint 124,693 s.f. Mezzanine 6,287 s.f. BUILDING 4 (Parcel 4) F.A.R. = .37 (Gross Parcel Area = 6.13 Acres = 267,132.84 s.f.) Building Area 100,155 s.f. Building Footprint 93,868 s.f. Mezzanine 6,287 s.f. BUILDING 5 (Parcel 5) F.A.R. = .24 (Gross Parcel Area = 8.29 Acres = 361,203.95 s.f.) Building Area 86,600 s.f. Building Footprint 80,320 s.f. Mezzanine 6,280 s.f. BUILDING 2 Parking Required 195 Stalls Parking Provided 195 Stalls Office (9%) 12,000 s.f. 1/250 48 Stalls Manufacturing (21%) 27,000 s.f. 1/500 54 Stalls Warehouse (70%) 92,695 s.f. 1/1,000 93 Stalls (131,695 s.f.) BUILDING 3 Parking Required 219 Stalls Parking Provided 220 Stalls Office (9%) 12,000 s.f. 1/250 48 Stalls Manufacturing (40%) 52,180 s.f. 1/500 104 Stalls Warehouse (51%) 66,800 s.f. 1/1,000 67 Stalls (130,980 s.f.) BUILDING 4 Parking Required 174 Stalls Parking Provided 174 Stalls Office (12%) 12,000 s.f. 1/250 48 Stalls Manufacturing (37%) 37,000 s.f. 1/500 74 Stalls Warehouse (51%) 51,155 s.f. 1/1,000 52 Stalls (100,155 s.f.) BUILDING 5 Parking Required 153 Stalls Parking Provided 160 Stalls Office (14%) 12,000 s.f. 1/250 48 Stalls Manufacturing (34%) 30,000 s.f. 1/500 60 Stalls Warehouse (52%) 44,600 s.f. 1/1,000 45 Stalls (86,600 s.f.) Parking Summary BUILDING 1 (296,737 s.f.) Parking Provided 461 Stalls Parking Required 460 Stalls Office (11%) 30,000 s.f. 1/250 Manufacturing (24%) 73,000 s.f. 1/500 Warehouse (65%) 193,737 s.f. 1/1,000 120 Stalls 146 Stalls 194 Stalls Page 3598 of 4376 DATE: 11/25/2024
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2024-163
APPLICATION REQUEST:
PP2020-0004: Precise Plan application for the review of the site plan, architecture, landscaping and other features associated with the proposed development of five warehouse/industrial buildings totaling 746,167 square feet on 49.31 acres, located on the south side of Green River Road, between Fresno Road and Dominguez Ranch Road. (Applicant: PSIP WR Green River LLC, 500 Newport Center Drive, Suite 630, Newport Beach, CA 92660)
RECOMMENDED ACTION:
That the Planning and Housing Commission adopt Resolution No. 2651 GRANTING PP2020- 0004 based on the findings contained in the staff report and conditions of approval.
BACKGROUND
Precise Plan 2020-0004 is for the review of five warehouse/industrial buildings totaling 746,167 square feet proposed on 49.31 acres located within the Green River Ranch Specific Plan. The applicant and developer of the project is PSIP WR Green River. The project site is located on the south side of Green River Road, between Fresno Road and Dominguez Ranch Road. The project site is comprised of four parcels which are identified by assessor’s parcel numbers 101-180-014, -015, -037, and -038.
The applicant is in the process of acquiring approximately 3.4 acres of city-owned land which currently lie outside of the specific plan’s east boundary (Exhibit 12). The 3.4 acres consist of 1.46 acres of a portion of the city’s Landscape Maintenance District (LMD) area
(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 area.
The surrounding land uses consist of single family residential neighborhoods to the southeast, a commercial retail center to the east, and undeveloped land to the north, south and west. The SR-91 is located approximately 480 feet northwest of the project site.
Land Use Entitlements
PP2020-0004 is being reviewed in conjunction with three other land use entitlements which include General Plan Amendment 2020-0002, Specific Plan Amendment 2020-0006, and Tentative Tract Map 37963. 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 land use changes proposed by GPA2020-0002. The amendment also includes corresponding changes to maps, tables, illustrations and text throughout the document.
• Tentative Tract Map (TTM) 37963 – TTM 37963 proposes to subdivide 154.50 acres into seven (7) lots, which encompasses the areas of the Green River Ranch Specific Plan that are south of Green River Road.
Assembly Bill 98 (California Government Code § 65098)
Assembly Bill 98 (AB 98) was signed into law on September 29, 2024, which imposes new statewide design and build standards for a new or expanded warehouse/logistics use development. The bill includes standards for building design and location, parking, truck loading bays, landscape buffers, entry gates and signage. The bill goes into effect January 1, 2026. However, projects that meet certain conditions are exempted from the requirements in the bill. The conditions include the following:
• Projects that were approved by a local agency prior to AB 98’s effective date (i.e.
January 1, 2026).
• Projects subject to local entitlement that were submitted to the local agency prior to September 30, 2024.
• The logistics use development is a mixed-use development that may create sensitive receptors on the site of the new logistics use, and there are no existing sensitive receptors within 900 feet of a loading bay.
The applicant initially submitted preliminary applications to the city on December 17, 2019 which initiated the entitlement process. The preliminary applications were DPR2019-0029, DPR2019-0030 and DPR2019-0031. The applicant subsequently submitted the formal development applications (GPA2020-0002, SPA2020-0006, TTM 37963, and PP2020-0004) to the city on August 13, 2020. Since the applicant initiated the entitlement process prior to September 30, 2024, the project is exempted from AB 98. In other words, the project proposed by PP2020-0004 is not required to comply with the requirements in AB 98.
PROJECT DESCRIPTION
The following discusses the project’s site plan, parking, architecture, conceptual landscape design, and other features associated with the project.
Site plan
The project site is comprised of five parcels which will be created by the subdivision proposed by TTM 37963. The largest parcel is 17.16 acres which is located at the corner of Green River Road and Fresno Road. This parcel is designed to accommodate the largest building (Building 1) which is 296,737 square feet. Four smaller parcels ranging in size from
6.13 acres to 9.04 acres are clustered at the corner of Green River Road and Dominguez Road. These four parcels will be developed with four smaller buildings (Buildings 2-5)ranging from 86,600 square feet to 131,695 square feet. Each parcel will also contain the building’s associated parking and landscaping. The site planning appropriately places the largest building closer to the SR-91 freeway to the west, with the smaller buildings closer to the Dominguez Ranch Road to the east. The site plan is attached as Exhibit 3. The buildings and lot sizes are summarized in Table 1.
Table 1
Building Summary
Building No. Building Size Parcel Size
1 296,737 sq. ft. 17.16 ac. (747,489 sq. ft.)
2 131,695 sq. ft. 8.69 ac. (378,536 sq. ft.)
3 130,980 sq. ft. 9.04 ac. (393,782 sq. ft.)
4 100,155 sq. ft. 6.13 ac. (276,022 sq. ft.)
5 86,600 sq. ft. 8.29 ac. (361,112 sq. ft.)
Total 746,167 sq. ft. 49.31 ac. (2,147,943 sq. ft.)
The associated specific plan amendment (SPA2020-0006) proposes to rezone the project site from its current zoning designation of Mixed Use to Business Park Industrial (BPI). All
five buildings will be used for office, warehousing, light industrial or light manufacturing uses which are permitted uses in the BPI designation. For reference purposes, these same uses were also permitted in the original Mised Use designation. The buildings are set back from Green River Road by approximately 128 feet to 200 feet, and from Dominguez Ranch Road by 163 feet. The building setbacks exceed the minimum building setback requirements established by the Green River Ranch Specific Plan for the BPI designation.
Access into the project site is from Green River Road via Private Street A, which will be constructed with the project to provide vehicular access to the individual parcels. The project has a secondary access point on Dominguez Ranch Road that is required to be provided by the Fire Department. The second access will be gated and used only in the event of an emergency. The on-site circulation is comprised of private drive aisles that range in width from 28 feet to 30 feet wide which meet the Fire Department’s minimum 28-foot-wide fire access lane requirement.
The building pads and parking lots are surrounded by 2:1 slopes and are elevated from Green River Road by approximately 28 feet to 55 feet, and by approximately 12 feet to 50 feet from Dominguez Ranch Road. The buildings are designed with the front entrances of the buildings facing outward towards the streets, and with the loading bays facing inwards or towards the hillside to the south. Nine-foot-high screen gates will be constructed at the entrances of the loading areas. Trash enclosures will be placed behind the screen fence (Exhibit 5). The building layout combined with screened fencing and elevated pads reduce the visibility of the loading bays and trash enclosures from street view. The site plan layout is consistent with the site planning guidelines in the Design Guidelines of the Green River Ranch Specific Plan.
Site-line Analysis from Montenero Residences
The nearest sensitive land use is an existing residential tract neighborhood located to the southeast of the project site. The tract is part of the Montenero Community, which is located at a higher elevation than the project site. The applicant conducted a site-line analysis of the project site from three residential properties located at the perimeters of the tract. The site-line analysis is attached as Exhibit 6, and summarized below. 1220 Dominguez Ranch Road – Section A shows that the homes at his location would be approximately 100 feet higher in elevation than the pad for the nearest building within the project, which is Building 3. The rooftops would be visible from the homes; however, truck courts would not be visible.
703 San Viscaya Circle – Section B shows that the homes at this location would be approximately 131 feet higher in elevation than the pad elevation for the nearest
building within the project, which is Building 5. The rooftops and truck courts would not be visible from the homes due to obstructions from existing hillsides. 780 San Sebastian Circle – Section C shows that the homes at this location would be approximately 206 feet higher in elevation than the pad elevation for the nearest building within the project, which is Building 5. The rooftops would be visible from the homes; however, truck courts would not be visible.
Parking
The project is required to meet the parking requirements established by Chapter 17.76 of the Corona Municipal Code which are the following:
• Office – 1 space per 250 square feet of floor area
• Manufacturing – 1 space per 500 square feet of floor area • Warehouse – 1 space per 1,000 square feet of floor area (subject to ZA approval) The 1:1000 warehouse ratio requires the approval of the city’s Zoning Administrator (ZA). The applicant has filed the required applications with the Planning and Development Department to use of the 1:1000 warehouse ratio for all five buildings.
Based on the parking data provided on the site plan, the five buildings are required to provide a combined total of 153 parking spaces. The project is providing 160 parking spaces.
Floor Plans
Based on the applicant’s conceptual floor plans, each building will have offices on the ground floor and open office areas within a mezzanine. The plans also show that the buildings may be separated through the tenant improvement process to create individual suites within the building. The floor plans are attached as Exhibit 7.
Architecture
The buildings will be constructed of concrete tilt-up panels and have variable rooflines with screening elements extending to a structural height of no more than 46 feet and 6 inches.
The buildings’ exteriors have stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with stile entry doors, glazed windows, stone veneer, and aluminum awnings. Although the roofline above the entrances will have a metal screen wall for screening of mechanical rooftop equipment, the applicant has agreed to have all mechanical equipment such as air conditioning units placed on the ground instead of having them placed on the rooftops. The color palette includes a mix of dark and light shades of browns, off-white colors and grays.
Overall, the project’s architecture including the materials, colors, and roof design complies with the architectural design guidelines in the specific plan, which prescribes no specific architectural theme for the area. The architectural plans are attached as Exhibit 8.
Renderings of the project are attached as Exhibit 9.
Landscape Plan
The landscape plan attached as Exhibit 10 conceptually depicts the landscaping for the project. The plant palette consists of climate adaptive plant materials that require low to medium water usage. The plant materials were chosen for multiple purposes, including their ability to provide wide site coverage, slope stabilization, fire protection, parking lot shade, and enhancements to the project entries. The project will be landscaped with 17 varieties of trees which will be planted throughout the perimeters of the site, slopes and parking lots.
Additionally, the 2:1 slopes along the streets will be landscaped with an assortment of ornamental plant materials including succulents, flowering shrubs and groundcover for erosion control. The street corners at Green River Road and Fresno Road, Project Street A, and Dominguez Ranch Road will have enhanced landscaping featuring accent trees and ornamental planting. The slopes located on the south sides of the buildings will be landscaped with trees and a mixture of hand-planted container plants and hydroseed mix for erosion control. The landscape plan overall complies with the Green River Ranch Specific Plan landscape requirements, and is required to comply with the Fire Department’s Vegetation Management Guidelines and the project’s fuel modification plan.
Signage
Companion application SPA2020-0006 proposes to amend the sign program in the specific plan to allow up two (2) major entry monument signs, one (1) minor entry monument sign, and three (3) tenant monument signs for the project site. The signage is summarized in Table
5. Building signage is permitted and will be allowed per the requirements in the Corona Municipal Code, Chapter 17.74, for the industrial zones. On-site directional signage is also proposed and will advertise the name of the center and addresses for the buildings. The project’s sign program is attached as Exhibit 11.
Table 5
Proposed Project Sign Program
Quantity Type of Sign Location Maximum
Height
Maximum
Sign Area
Allowable
Advertisement
2 Major Project
Entry Sign
At the entrance
of Private A St
and Green River
Rd
6 ft. 80 sq. ft. Name of center
only
1 Minor Project
Entry
Corner of Green
River Rd and
Dominguez
Ranch Rd
6 ft. 50 sq. ft. Name of center
only
3 Tenant
Monument
Sign
Along Green
River Rd
6 ft. 50 sq. ft. Name of center
and up to 3
tenants
Total = 6
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’s 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 which limits what kinds of improvements can be made within Fresno Road. 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 wide 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 applicant’s conceptual street striping plan for Green River Road is attached as Exhibit 13.
• 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 Regional Conservation Authority (RCA), which oversees the MSHCP, has informed
city staff that Fresno Road cannot be widened or improved beyond its current paved roadway width. 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 14, 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 the adjacent lot the north (lot 7 of TTM 37963) for the construction of three debris/detention basins, manufactured slopes, and to accommodate roadway entry access into the future residential development within lot 7.
Minimal grading will occur in a small area located between Fresno Road and the lot containing Building 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 mitigation to mitigate permanent impacts to 3.47 acres of MSHCP riparian/riverine that will occur as a result of the proposed warehouse 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 business park 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 associated tentative tract map (TTM 37963), 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 15.
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
The comments are attached as an exhibit to the staff report for GPA2020-0002.
STAFF ANALYSIS
The project is consistent with the applicable standards in the Green River Ranch Specific Plan, including building setbacks, site layout, signage, landscaping, parking and architecture. The project requires 153 parking spaces and provides 160 spaces. The project’s floor area ratio of 0.34 is within the General Plan’s established floor area ratio limit of 2.0 for the Mixed Use II land use designation.
The architecture is well designed and compatible with the neighboring developments in the area. The overall landscaping, enhanced project entries and building layout, including the internally placed loading areas and ground mounted mechanical equipment, will enhance the aesthetics of the project and surrounding area.
The project is consistent with the objectives of the Green River Ranch Specific Plan and goals and policies of the General Plan. Therefore, the Planning and Development Department recommends approval of PP2020-0004, subject to the findings of approval below and recommended conditions of approval attached as Exhibit 4.
FINDINGS OF APPROVAL FOR PP2020-0004
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. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070 of the CMC do exist in reference to PP2020-0004 for the following reasons:
a. PP2020-0004 is consistent with companion application GPA2020-0002 and General Plan Goal LU-12 by providing industrial land uses that provide a wide range of employment opportunities for Corona’s residents and to provide sufficient goods, services and revenues to sustain the City’s economy. Additionally, the project is designed in accordance with the Green River Ranch Specific Plan design guidelines which is consistent with General Plan Policy LU-12.6, which is to require new and renovated industrial properties and structures to be designed in accordance with the City industrial design guidelines to achieve a high level of quality, distinctive architecture and be compatible with adjoining uses in consideration of the principles listed in Policy LU-12.6. Furthermore, the site planning and building layout conforms to General Plan Policy LU-12.9, which requires heavy truck and vehicle access for industrial land uses to be effectively placed and managed to ensure that it is safe and efficient for the present use and that it minimizes noise, odor, vibration, traffic, queuing back onto streets or existing or adjacent properties, and other safety impacts on adjoining uses.
b. PP2020-0004 is consistent with companion application SPA2020-0006, which proposes to amend the Green River Ranch Specific Plan land use plan to change the
49.31-acre project site to Business Park Industrial. This zoning designation permits warehousing and light industrial uses. PP2020-0004 also complies with the applicable provisions of this Title 17, other applicable provisions of the Corona Municipal Code and the development and design standards in the Green River Ranch Specific Plan, as amended by SPA2020-0006.
c. The project has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment, with the exception that impacts to air quality and transportation will be significant and unavoidable.
d. As demonstrated by the project plans associated with PP2020-0004, the 49.31-acre project site accommodates the scale of the project by adhering to the objective development standards required by the zoning of the site which includes the setbacks and height for buildings, landscaping coverage, parking and other physical features of the proposal.
e. The architectural design of the project adheres to the design guidelines set forth in the Green River Ranch Specific Plan. The architecture features stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with stile entry doors, glazed windows, stone veneer, and aluminum awnings. The architecture is compatible with the character of the surrounding area.
PREPARED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:
1. Resolution No. 2651
2. Locational and Zoning Map
3. Site Plan
4. Conditions of Approval
5. Fence and Trash Enclosure Plan
6. Site-line Analysis from Montenero Residences
7. Floor Plans
8. Elevations
9. Renderings
10. Landscape Plan
11. Sign Program
12. Land Acquisition
13. Green River Road Striping Plan
14.Conceptual Grading Plan
15. Proposed Constrained Linkage 1 Realignment Exhibit
16. Environmental Documentation available at:
https://www.coronaca.gov/government/departments/communitydevelopment/planning-division Case Planner: Sandra Vanian (951) 736-2262
RESOLUTION NO. 2651
APPLICATION NUMBER: PP2020-0004
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A PRECISE PLAN FOR THE
REVIEW OF THE SITE PLAN, ARCHITECTURE,
LANDSCAPING AND OTHER FEATURES ASSOCIATED
WITH THE PROPOSED DEVELOPMENT OF FIVE
WAREHOUSE/INDUSTRIAL BUILDINGS TOTALING
746,167 SQUARE FEET ON 49.31 ACRES, LOCATED ON
THE SOUTH SIDE OF GREEN RIVER ROAD, BETWEEN
FRESNO ROAD AND DOMINGUEZ RANCH ROAD.
(APPLICANT: PSIP WR GREEN RIVER LLC)
WHEREAS, the application to the City of Corona, California, for a Precise Plan under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the review of the site plan, architecture, landscaping and other features associated with the proposed development of five warehouse/industrial buildings totaling 746,167 square feet on 49.31 acres, located on the south side of Green River Road, between Fresno Road and Dominguez Ranch Road; and WHEREAS, the Precise Plan 2020-0004 was submitted in conjunction with General Plan Amendment 2020-0002 (GPA2020-0002), Specific Plan Amendment 2020-0006 (SPA2020-0006), and Tentative Tract Map 37963 (TTM 37963) (“Proposed Project”); and WHEREAS, the Planning and Housing Commission held a noticed public hearing for GPA2020-0002, SPA2020-0006, TTM 37963, and PP2020-0004 on November 25, 2024, as required by law; and
WHEREAS, on November 25, 2024, as the first action on the Proposed Project, the Planning and Housing Commission approved Resolution No. 2650 adopting GPA2020-0002 and recommended to the City Council the certification of the Subsequent Environmental Impact Report (EIR) to the previously certified Green River Ranch Specific Plan Environmental Impact Report (SCH No. 2022080640) prepared for the Proposed Project pursuant to CEQA Guidelines Section 15162, because based on the information contained in the Subsequent EIR and the administrative records for this project, including all written and oral evidence provided during
RESOLUTION NO. 2651
APPLICATION NO. PP2020-0004
PAGE | 2
the comment period and presented to the Planning and Housing Commission, the Commission found that most environmental impacts from the previous EIR remained unchanged, with impacts to air quality and transportation being significant and unavoidable; and
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2020-0004 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the PP2020-0004 according to certain conditions of approval and the findings set forth below.
NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. CEQA Findings. As the decision-making body for this PP2020- 0004, the Planning and Housing Commission has reviewed and considered the information contained in the Subsequent EIR and the administrative records for this Precise Plan, including all written and oral evidence provided during the comment period. Based upon the facts and information contained in the Subsequent EIR and the administrative record, including all written and oral evidence presented to the Planning and Housing Commission, the Commission finds that most environmental impacts from the previous Green River Ranch Specific Plan EIR, which was certified February 7, 2001, remain unchanged, with impacts to air quality and transportation being significant and unavoidable.
SECTION 2. Precise Plan Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.91.070 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:
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. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070
RESOLUTION NO. 2651
APPLICATION NO. PP2020-0004
PAGE | 3
of the CMC do exist in reference to PP2020-0004 for the following reasons:
a. PP2020-0004 is consistent with companion application GPA2020-0002 and General Plan Goal LU-12 by providing industrial land uses that provide a wide range of employment opportunities for Corona’s residents and to provide sufficient goods, services and revenues to sustain the City’s economy. Additionally, the project is designed in accordance with the Green River Ranch Specific Plan design guidelines which is consistent with General Plan Policy LU-12.6, which is to require new and renovated industrial properties and structures to be designed in accordance with the City industrial design guidelines to achieve a high level of quality, distinctive architecture and be compatible with adjoining uses in consideration of the principles listed in Policy LU-12.6. Furthermore, the site planning and building layout conforms to General Plan Policy LU-12.9, which requires heavy truck and vehicle access for industrial land uses to be effectively placed and managed to ensure that it is safe and efficient for the present use and that it minimizes noise, odor, vibration, traffic, queuing back onto streets or existing or adjacent properties, and other safety impacts on adjoining uses. b. PP2020-0004 is consistent with companion application SPA2020-0006, which proposes to amend the Green River Ranch Specific Plan land use plan to change the 49.31-acre project site to Business Park Industrial. This zoning designation permits warehousing and light industrial uses. PP2020-0004 also complies with the applicable provisions of this Title 17, other applicable provisions of the Corona Municipal Code and the development and design standards in the Green River Ranch Specific Plan, as amended by SPA2020-0006.
c. The project has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment, with the exception that impacts to air quality and transportation will be significant and unavoidable.
d. As demonstrated by the project plans associated with PP2020-0004, the 49.31-acre project site accommodates the scale of the project by adhering to the objective development standards required by the zoning of the site which includes the setbacks and height for buildings, landscaping coverage, parking and other physical features of the proposal.
e. The architectural design of the project adheres to the design guidelines set forth in the Green River Ranch Specific Plan. The architecture features stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with stile entry doors, glazed windows, stone veneer, and aluminum awnings. The architecture is compatible with the character of the surrounding area.
RESOLUTION NO. 2651
APPLICATION NO. PP2020-0004
PAGE | 4
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Precise Plan.
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
FWY
LANE
FWY
LANE
FWY
LANE
WEST
91 FWY
LANE
WEST
91 FWY
WEST
91 OK
STOP
ONLY
ONLY
ONLY
ONLY NO
PARKING NO
PARKING 140' 140' 233' 140' 140' 253'
465'
324' 260'258'
480'
339'
ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE
ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE
ZERO CURB FACE
T
T
T
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
FUTURE
EVCS
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NO
PARKING
ZERO
CURB
FUTURE
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FUTURE
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FUTURE
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PARKING
ZERO
CURB
FUTURE
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FUTURE
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EVCS
NO
PARKING
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CURB
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FUTURE
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EVCS NO
PARKING
ZERO
CURB
FUTURE
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T
FUTURE
VAN
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AMBULATORY
EVCS NO
PARKING
FUTURE
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FUTURE
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FUTURE
EVCS
10'-0" 5'-0" 12'-0"
9'-0"
20'-0" TYP
FUTURE
EVCS
CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CP/EV CA/ CP/EV CA/ CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
POS
NEG
POS
NEG 10"8" 8" PS-2 WB-1
XXXX GPM @
XX PSI
DIESEL DRIVEN
FIRE PUMP WB-1
CENTERLINE @ 10'-0" A.F.F.
SUCTION
DISCHARGE
PS-1
PS-1 PS-1
PS-1
PS-1
PS-1
WB-1 PS-1
250#
250# 250# 250#
250# 250#
300 GAL. NOM.
FUEL TANK DIESEL
270 GAL. USABLE
14 J.P. CTRLR FIRE PUMP CONTROLLER 175#
175#
175#
GREEN RIVER ROAD
RIVER
DOMINGUEZ
FRESNO
91 FREEWAY
EB EXIT RAMP
EB ENT. RAMP
GREEN
ROAD
ROAD
RANCH ROAD
91 FREEWAY 20' SETBACK
R35'
128'
212'-1"
201'-6"
30'
SETBACK
30'
SETBACK
SETBACK
30'
10' SETBACK
10' SETBACK
163'-10"
30' 30'
45' 45'
310'
FUTURE
EVCS
FUTURE
EVCS
30' SETBACK
30'
SETBACK
VISITOR
135'
NO
PARKING
NO
PARKING
ZERO CURB FACE NO
PARKING NO
PARKING
ZERO CURB FACE
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
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FUTURE
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FUTURE
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VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
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VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
VISITOR
VISITOR
VISITOR
VISITOR CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV 921'
28'
28'
28'
28'
C
C
C C C
C C C C C C C C C C C C C C C C
C C
C C C C
C C C C C C C C C C C C C C C C C C C C C C
C C C C C C C C C C C C C C C C C C C C C C
C C C C C C C C C C C C C C C C C C C C C C
C C C C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C C C C C 28'
28'
C C
30' SETBACK
TYP
50' 56' TYP
60'
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR
28'
MIN
28'
MIN 37'-2"
OFF-SITE OPEN SPACE
OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE (PARCEL 6) RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT (PARCEL 7)
RESIDENTIAL LOT
10'-0" SETBACK
VISITOR
VISITOR
10'-0" SETBACK
T
VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR R50'
Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights. PLOT DATE: March 9, 2023 4:57 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A0.13-14_ Master Site Plan & Fence Plan.dwg B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 0 9 , 2 0 2 3 A0.19 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K WESTERN REALCO N o r t h S c a l e : 1 " = 1 0 0 ' - 0 " 0 100 200 300 400 GENERAL COMMERCIAL 5.0 Acres
1D
Contact: Mike C. TaingTelephone: 951 734 2130Corona, CA 92881-33701880 Compton Ave. KWC ENGINEERS CIVIL: Contact: Michael Viscetto Telephone: 714 617 8600Tustin, California 9278015661 Red Hill Avenue, Suite 150BASTIEN AND ASSOCIATES, INC. ARCHITECT: Contact: Eric Freeman Telephone: 714 680 0417 Fullerton, CA 92832 305 N. Harbor Blvd., Suite 222 EMERALD DESIGN LANDSCAPE: [email protected] [email protected]@emeraldladesign.com Legal Description
(Refer to Civil for additional information) Parcel 1: Portion of Rancho La Sierra Yorba. Recorded in book 637, page 432 of Deeds, Riverside County Records. Parcel 2: Portion of Rancho La Sierra Yorba. Recorded in book 637, page 432 of Deeds, Riverside County Records. Parcel 3: That portion of Tract "C" marked "A. B. No 5, in the County of Riverside, Recorded of the partition of Maria de Jesus Y De Scully Estates, filed Action No. 7939 of the Superior Court of The State of California. County of Riverside, Recorded in Book 637, page 432 of Deeds, Riverside County Records. 5 FREEWAY N o r t h Scope of Work
· Five New Concrete Tilt Industrial Buildings.· All new Drives Shall be Concrete Paving.· All new Walks Shall be Concrete with Medium Broom Finish.· Public Improvements as directed by City Staff.· All new Landscaping Per City Requirements. DEVELOPER / APPLICANT: Contact: Gary Edwards Telephone: 949 720 3788 Newport Beach, California 92660 500 Newport Center Drive, Suite 630 [email protected] 91 FREEWAY 15 FREEWAY
71 FREEWAY
57 FREEWAY 60 FREEWAY CORONA RIVERSIDE NORCO CHINO ONTARIO PROJECT SITE PERRIS IRVINE POMONA 10 FREEWAY Bldg. 1 Footprint 285,535 s.f.
Assessor Parcel Numbers (APN)
101-180-014-8, 101-180-037-9, 101-180-038-0, 101-180-015-9 C O N C E P T U A L S I T E P L A N DIAMOND BAR 55 FREEWAY
TOLL ROAD
241 TOLL ROAD TUSTIN
261 30' Drive
30' Drive
30' Drive
30' Drive
30' Drive 40' Drive 30' Drive
28' Drive 28' Drive
28' Drive
44' Drive
65' Drive
28' Drive
28' Drive
Project Directory
Vicinity Map (N.T.S.)
Planning Information
(Refer to Civil for additional information)Specific Plan: Green River Ranch Specific Plan SP00-001Specific Plan Zone: Business Park Industrial Bldg. Setbacks:
Front Building Setback Green River Road: 30 ft Other Public Streets (Dominguez Ranch Rd & Fresno Rd): 20 ft Private Streets (Street A): 10 ft Rear Building Setback: No minimum Interior Building Setback: No minimum Street Side Building Setback: 15 ft Bldg. 2 Footprint 125,588 s.f. Bldg. 3 Footprint 124,693 s.f. Bldg. 4 Footprint 93,868 s.f. Bldg. 5 Footprint 80,320 s.f. 2B 1C
1B
1A 2A 3B3A 4A4B 5B5A
30' Drive
Pump House DEBRIS/ FLOW-BY BASIN Property Boundary Line Building Setback Line Potential Interior Wall Location Solid Dark Hatch Represents Landscape Area Diagonal Hatch Represents Painted Striping
Decorative Fencing
Legend
Solid Light Hatch Represents On-Site HardscapeDark Hatch Represents Enhanced HardscapeSolid Hatch Represents Hillside Revegetation DEBRIS/ FLOW-BY BASIN DEBRIS/ DETENTION BASIN DEBRIS/ FLOW-BY BASIN TUBULAR STEEL GATE FOR EMERGENCY ACCESS ONLY. 30'-0" MIN IRRIGATED LANDSCAPE ALONG SOUTH DRIVE PSIP WR Green River, LLC.
Private St. 'A' Lot / Easement Line Extent of Mfr. Slope General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green RiverRanch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 36' Drive
28' Drive
GATE
GATE
Solid Hatch Represents OFF-SITE OPEN SPACESolid Hatch Represents Residential Lot WILDLIFE FENCING WILDLIFE FENCING Wildlife Fencing at Open Space PA-5 NOTE: Prior to proceeding forward with a Precise Plan for development in Planning Area 5 (PA-5), address two points of access to PA-5 and submit a revised fuel modification plan addressing PA-5. MAINTENANCE VEHICLE TURNAROUND MAINTENANCE VEHICLE TURNAROUND MAINTENANCE VEHICLE TURNAROUND 30'-0" MIN IRRIGATED LANDSCAPE ALONG SOUTH DRIVE Site Plan Summary Gross Site Area (+/- 49.31 Acres) +/- 2,148,077.48 s.f. Excludes Parcels 6 & 7 (Refer to Civil Plans) Total Building Area 746,167 s.f. Ground Floor 710,004 s.f. Total Mezzanine Total 36,163 s.f. F.A.R. (Based on Gross Site Area) 34.73% Landscape Area +/- 647,754 s.f. Native Buffer / Fuel Mod Area +/- 604,665 s.f. BUILDING SUMMARY BUILDING 1 (Parcel 1) F.A.R. = .39 (Gross Parcel Area = 17.16 Acres = 747,525.57 s.f.) Building Area 296,737 s.f. Building Footprint 285,535 s.f. Mezzanine 11,202 s.f. (ESFR Pump House , (456 s.f.), not included in s.f.) BUILDING 2 (Parcel 2) F.A.R. = .34 (Gross Parcel Area = 8.69 Acres = 378,285.77 s.f.) Building Area 131,695 s.f. Building Footprint 125,588 s.f. Mezzanine 6,107 s.f. BUILDING 3 (Parcel 3) F.A.R. = .33 (Gross Parcel Area = 9.04 Acres = 393,929.35 s.f.) Building Area 130,980 s.f. Building Footprint 124,693 s.f. Mezzanine 6,287 s.f. BUILDING 4 (Parcel 4) F.A.R. = .37 (Gross Parcel Area = 6.13 Acres = 267,132.84 s.f.) Building Area 100,155 s.f. Building Footprint 93,868 s.f. Mezzanine 6,287 s.f. BUILDING 5 (Parcel 5) F.A.R. = .24 (Gross Parcel Area = 8.29 Acres = 361,203.95 s.f.) Building Area 86,600 s.f. Building Footprint 80,320 s.f. Mezzanine 6,280 s.f. BUILDING 2 Parking Required 195 Stalls Parking Provided 195 Stalls Office (9%) 12,000 s.f. 1/250 48 Stalls Manufacturing (21%) 27,000 s.f. 1/500 54 Stalls Warehouse (70%) 92,695 s.f. 1/1,000 93 Stalls (131,695 s.f.) BUILDING 3 Parking Required 219 Stalls Parking Provided 220 Stalls Office (9%) 12,000 s.f. 1/250 48 Stalls Manufacturing (40%) 52,180 s.f. 1/500 104 Stalls Warehouse (51%) 66,800 s.f. 1/1,000 67 Stalls (130,980 s.f.) BUILDING 4 Parking Required 174 Stalls Parking Provided 174 Stalls Office (12%) 12,000 s.f. 1/250 48 Stalls Manufacturing (37%) 37,000 s.f. 1/500 74 Stalls Warehouse (51%) 51,155 s.f. 1/1,000 52 Stalls (100,155 s.f.) BUILDING 5 Parking Required 153 Stalls Parking Provided 160 Stalls Office (14%) 12,000 s.f. 1/250 48 Stalls Manufacturing (34%) 30,000 s.f. 1/500 60 Stalls Warehouse (52%) 44,600 s.f. 1/1,000 45 Stalls (86,600 s.f.) Parking Summary BUILDING 1 (296,737 s.f.) Parking Provided 461 Stalls Parking Required 460 Stalls Office (11%) 30,000 s.f. 1/250 Manufacturing (24%) 73,000 s.f. 1/500 Warehouse (65%) 193,737 s.f. 1/1,000 120 Stalls 146 Stalls 194 Stalls Page 3620 of 4376
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MNOPQRORPS
ROTUP
MH MH MH NO PARKING NO PARKING
ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE
ZERO CURB FACE T T T VISITOR VISITOR VISITOR VISITOR
VISITOR
VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS
FUTURE EVCS FUTURE EVCS
FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO
PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS
FUTURE
EVCS NO
PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS
NO
PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS NO
PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS T FUTURE VAN EVCS FUTURE AMBULATORY EVCS NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS 10'-0" 5'-0" 12'-0" 9'-0" 20'-0"FUTURE TYP EVCS CA/ CP/EV CA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CP/EV CA/
CP/EV CA/
CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR
VISITOR VISITOR
XXXX GPM @XX PSI DIESEL DRIVEN FIRE PUMP CENTERLINE @ 10'-0" A.F.F. SUCTION DISCHARGE 250# 250# 250# 250# 250# 250# 250# 250# 300 GAL. NOM. FUEL TANK DIESEL 270 GAL. USABLE 14 175# 175# 175# FUTURE EVCS FUTURE EVCS
VISITOR NO PARKING NO PARKING ZERO CURB FACE NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR CA/ CP/EV
CA/ CP/EV
CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR OFF-SITE OPEN SPACE
OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT RESIDENTIAL LOT VISITOR VISITOR T
ZERO CURB FACE
ZERO CURB FACE
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS
NO
PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS NO
PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
ZERO
CURB
ZERO CURB FACE ZERO CURB FACE
ZERO CURB FACE
ZERO CURB FACE
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR
VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING
NO
PARKING NO
PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE VAN
EVCS
FUTURE EVCS FUTURE EVCS
FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
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CA/ CP/EVCA/ CP/EV Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 PLOT DATE: April 11, 2022 2:18 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A0.13-15_ Master Site Plan & Fence Plan.dwg M A R C H , 3 0 2 0 2 2 A0.14 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K N o r t h S c a l e : 1 " = 1 0 0 ' - 0 " 0 100 200 300 400 F E N C E & T R A S H E N C L O S U R E P L A N GATE GATE GATE GATE GATE GATE Fence / Gate Notes Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.) FENCE: 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) GATE: 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) There shall be a complete Separate Fence and Gate submittal to the City. There shall be a complete Fence and Gate submittal to the Architect for approval prior to fabrication. FENCE ONLY TUBULAR STEEL GATE FOR EMERGENCY ACCESS ONLY. 9'-0" Bldg. 1 Bldg. 2 Bldg. 3 Bldg. 4 Bldg. 5 Fence and Gate Elevation * * * Fence and Gate On North Elevation of Buildings 2 & 3 Shall Receive Painted Wire Mesh to Screen Truck Yard from Green River Rd. BUILDING 2 (131,695 s.f.) BUILDING 3 (130,980 s.f.) BUILDING 4 (100,155 s.f.) BUILDING 5 (86,600 s.f.) BUILDING 1 (296,737 s.f.) Square Footage Required = 456 Square Footage Provided = 550 8" 6" 8'-5" 2'-0" 8'-5" 2'-0" 8'-5" 8'-8"
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APRON Trash Enclosure Detail - Scale: NTS Gross Square feet = 275 Industrial buildings shall provide trash enclosures at a rate of 60 square feet per 10,000 square feet of gross floor area or major fraction thereof for the first 20,000 square feet of building area. Thereafter, trash enclosures shall be provided at a rate of 60 square feet for each 50,000 square feet of building area or major fraction thereof. CMC Chapter 17.79.040 - 'C' Building #1 GFA = 296,737 - 20,000 sf = 276,737 / 50,000 = 5.6 5.6 x 60 = 336 sf + 120 sf = 456 sf Required Square Footage Required = 258 Square Footage Provided = 275 Building #2 GFA = 131,695 - 20,000 sf = 111,695 / 50,000 = 2.3 2.3 x 60 = 138 sf + 120 sf = 258 sf Required Building #3 GFA = 130,980 - 20,000 sf = 110,980 / 50,000 = 2.3 2.3 x 60 = 138 sf + 120 sf = 258 sf Required Square Footage Required = 222 Building #4 GFA = 100,155 - 20,000 sf = 80,155 / 50,000 = 1.7 1.7 x 60 = 102 sf + 120 sf = 222 sf Required Square Footage Required = 204 Building #5 GFA = 86,600 - 20,000 sf = 66,600 / 50,000 = 1.4 1.4 x 60 = 84 sf + 120 sf = 204 sf Required Square Footage Required = 258 Square Footage Provided = 275 Square Footage Provided = 275 Square Footage Provided = 275 TE - Indicates Trash Enclosure Location - See Detail Below TE TE TE TE TE TE Trash Enclosure Summary Poured In Place Concrete Walls with Metal Gates Painted to Match Bldgs GATE 10' GATE MIN 10' MIN 10'
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MIN 6" Concrete Slab Min. With 6' Apron Min. WILDLIFE FENCING AT OPEN SPACE WILDLIFE FENCING WILDLIFE FENCING WILDLIFE FENCING 6'-0" Tall Chain Link Fence Page 3633 of 4376 MH NO PARKING NO PARKING 140'-0" 140'-0" 233'-0" 140'-0" 140'-0" 253'-0" 465'-0"
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OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT RESIDENTIAL LOT 10'-0" SETBACK VISITOR VISITOR 10'-0" SETBACK T R50'-0" 559.5' 575' BUILDING 1 BUILDING 2 BUILDING 4 BUILDING 5 BUILDING 3 703' SAN SEBASTIAN CIRCLE 780' SAN VISCAYA CIRCLE 573'-0" 573'-0" 568.5' 565'-0" 565'-0" POINT 1 POINT 1 POINT 2 564'-0" 564'-0" 577'-0" 578'-0" 579'-0" 580'-0" 581'-0" 610'-0" 538'543'548' 558' 553' SECTION B SECTION A SECTION A SECTION B SECTION C DOMINGUEZ RANCH RD. 665' BLDG 4 573' Drive 569' 780' SECTION B 574' Existing topography blocks sight lines from San Sebastian Circle POINT 1 POINT 2 HILL BLOCKS SITE LINE Truck Court SECTION A 573'-6" POINT 2 BLDG 4 Truck Court BLDG 5 568' CA. Sycamore 48" Box 573'-6" 572' 703' BLDG 1 580.5' 581.3' 577' POINT 1 Drive New topography blocks some sight lines from Green River Rd. Roof top screening completely screens the units from Green River Rd. Green River Rd. BLDG 5 SECTION C 565' 559.5' 565' Dominguez Ranch Road 665' BLDG 3 Truck Court BLDG 2 545' Drive Drive SITE LINE SITE LINE CA. Sycamore 48" Box CA. Sycamore 48" Box Property Line Property Line Property Line 4341 San Viscaya Circle Between 4251 & 4261 San Viscaya Circle Near 1220 2:1 Slope 2:1 Slope (Skewed) 2:1 Slope 620' 581' FIN. FLOOR 6' PROPERTY FENCE LINE FRESNO ROAD OPEN SPACE 66'-0" DRIVE 100' +/- VARIES DRIVE BLDG #1 580' SEE CIVIL SECTION "A-A" FOR ADD'L. INFO. Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights.
B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.16 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K N o r t h S c a l e : 1 " = 1 0 0 ' - 0 " 0 100 200 300 400 S I T E P L A N S E C T I O N S Enlarged Section at Open Space Scale: 1"=40' Page 3634 of 4376 NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE T EVCS FUTURE VAN EVCS FUTURE AMBULATORY EVCS NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS 9'-0" 10'-0" 5'-0" 12'-0" 20'-0" TYPFUTURE EVCS
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0 40 80 120 160 Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A1.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K N o r t h Floor Plan Summary BUILDING SUMMARY PARKING SUMMARY BUILDING 1 F.A.R. = .44 (Gross Area = 18.88 Acres) (Net pad area = 15.05 Acres) Building Area 296,737 s.f. Building Footprint 285,535 s.f. Mezzanine 11,202 s.f. (ESFR Pump House , (456 s.f.), not included in s.f.) Building 1 (296,900 - Total s.f.) Office 30,000 s.f. 1/250 120 Stalls Manufacturing 73,000 s.f. 1/500 146 Stalls Warehouse 193,737 s.f. 1/1,000 194 Stalls Parking Required 460 Stalls Parking Provided 460 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 3 van spaces) 9 9 Clean Air / Vanpool / EV Stalls (460 x 8%) 37 38 Visitor Stalls (460 x 20%) 92 92 Future - EVCS (476 x 6% = 27.6 = 28) 28 28 Compact Stalls (25.8%) 119 Standard Stalls 174 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (460 x 20% = 92) (92 x 5% = 4.6 = 5) (5 Required) - Long Term Bicycle Parking. (460 - 92 = 368 x 5% = 18.4) (19 Required) Required Provided Short Term 5 8 Long Term 19 20 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 FIRE DEPARTMENT GENERAL NOTES: 1) Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal. Plans shall show a minimum drive width of 28 feet. 2) Provide plans for two (2) all weather surface access ways to be approved by the Fire Prevention Manager and construct the access way(s) to accommodate 70,000 lbs GVW during all phases of construction. 3) All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the Fire Department counter. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction. 4) Provide a minimum twenty-five (25) foot inside and fifty (50) foot outside radius for access drive(s). 5) Street and drive grades shall not exceed 10% unless approved by the Fire Chief and City Engineer. 6) Any overhead obstruction such as the second story of a building, porte cochere, etc., that intrudes into the required clear width of fire vehicle access drives shall provide a minimum clear height of fifteen (15) feet unless otherwise approved by the Fire Chief. 7) Meet with Corona Fire Department to determine locations of red curbing and signage by fire hydrants, fire department connections, and designated fire lanes on site. 8) A Knox Padlock shall be provided for gate(s) in this project. Applications for Knox Padlock(s) are available at the City Hall Fire Department counter. 9) A Knox Box shall be provided for the following building(s): 10) A minimum fire flow of 3500 gpm shall be provided. 11) The fire service waterline shall be looped and provided with two (2) separate points of connection. 12) Fire hydrants are to be spaced a maximum 250 feet apart. 13) Provide one-hour constructed eaves for all homes located within two hundred (200) feet of wildland areas. Entire house perimeter shall comply. 14) Fuel modification is required for this project. Consult with Fire Department to plan and implement the most effective method for the site. 15) Provide Class A roofing material. 16) A fire facilities fee of $231.00 per acre is required per Corona Municipal Code Section 3.36.030 and must be paid prior to building permit issuance. 17) Per 511 of the Corona Municipal Code, a public safety radio communication study is required. Consult with the Fire Department for specific requirements for this study. 18) Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development. 19) A specific address, assigned by the City of Corona, shall be provided for each building as specified by the fire department address standard which can be obtained at the fire department counter at City Hall. Address must be illuminated during all hours of darkness. 20) Buildings housing high-piled combustible stock shall comply with the provisions of NFPA Standard 231(c). Note: High-piled combustible stock may require modifications of the fire sprinkler systems, smoke vents, draft curtains, fire department access and fire department access roads. 21) N/A 22) Required fire code permits will be applied for and processed prior to final inspection and/or certificate of occupancy, Fire code permit application and all other guidelines are available at coronaca.gov 23) In structures of undetermined use, the minimum fire sprinkler design density required shall be for an Ordinary Hazard, Group 2, and not be less than .20 gpm/1500 sf. Buildings intending to house high-piled combustible storage shall be provided with a fire sprinkler system designed to protect the potential hazard. 24) At no time shall fire hydrants or fire lanes be blocked by building materials, storage, equipment, and/or vehicles. 25) Hazardous Materials Disclosure and Business Emergency Plan required to be submitted and approved prior to occupancy or use. 26) Multiple unit buildings shall have suite number identification assigned by the Fire Department. Submit an exhibit for review and approval to the Fire Department. A copy of the Premise Identification Standard is available at coronaca.gov 27) This project is located within the City's very-high fire hazard severity zone, show 2016 California Building Code Chapter 7A. Reference can be made to Wildland Urban Interface products at the office of the State Fire Marshal at www.osfm.fire.ca.gov Key Plan N o r t h 1 B U I L D I N G # 1 F L O O R P L A N 1D Bldg. 1 Footprint 296,737 s.f. 1C 1B 1A ELECT ROOM 3 Typ. 19 14c
9 9
4 20 18 20 19 19
1 1
1 13 1 13 18 19 15 15 15
2 11 Typ.
5 Typ. 10 Typ. 10 Typ. 13
8 5 Typ. 17
8 11 11 14
4 16A 18 15 14
2 6
7 7 2
2 7 7
5 Typ. 20 14 11 12 6 12 19 18 15 16A
6 8
8 8 General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 19 16A 16B 4 14c 14c 16A 16B 1414 18
8 8 8 13 14 14 14 14c 10' MIN 10' MIN 22 22 22 21 23 23 Wildlife Fencing as Required - See Master Site Plan 23 Page 3635 of 4376 NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP GROUND FLOOR = 3,240 S.F. UPPER FLOOR = 3,455 S.F. TOTAL AREA = 6,695 S.F. OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 23' x 13'-3 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12' SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR.EXIT STAIR #1UP LOBBY 16 17 AB AB 16 17 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 DN 21 22 23 24 25 26 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL GENDER OPEN OFFICE EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A1.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 1 E N L A R G E D T I P L A N N o r t h Ground Floor Plan Upper Floor Plan S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 5 8 4 2 9 3 4 6 7 10 11 1 Key Plan N o r t h 1 9 13 Page 3636 of 4376 10'-0" MIN 10 MIN ZERO CURB FACE ZERO CURB FACE TVISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS NO PARKINGZERO CURB CP/EV CA/ CP/EV CA/ CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR UP UP ABCDEFG 1 2 3 4 5 6 7 8 9 10 ABCDEFG S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A2.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 2 F L O O R P L A N Bldg. 2 Footprint 125,588 s.f. 2B 2A BUILDING SUMMARY PARKING SUMMARY Building 2 (131,695 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 27,000 s.f. 1/500 54 Stalls Warehouse 62,695 s.f. 1/1,000 93 Stalls Parking Required 195 Stalls Parking Provided 195 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 6 6 Clean Air / Vanpool / EV Stalls (197 x 8%) 16 16 Visitor Stalls (197 x 20%) 40 40 Future - EVCS (197 x 6% = 28.8 = 29) 12 12 Standard Stalls 121 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (195x 20% = 39) (39 x 5% = 2) (2 Required) - Long Term Bicycle Parking. (195 - 40 = 155 x 5% = 7.75 = 8) (8 Required) Required Provided Short Term 2 4 Long Term 8 8 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 ELECT ROOM BUILDING 2 F.A.R. = .44 (Gross Area = 8.43 Acres) (Net pad area = 6.49 Acres) Building Area 131,695 s.f. Building Footprint 125,588 s.f. Mezzanine 6,107 s.f. Key Plan N o r t h 2 10 Typ. 3 Typ. 4 4 14 14 14 14 16B 16B 20 1 13 13 10 Typ. 18 6 7 19 7 28 6 7 2 8 11 11 20 11 12 8 8 5 Typ. 19 1919 20 19 14 1 18 15 9 14 14 14 15 16A PROVIDE PAINTED METAL MESH ON FENCE AND GATE - THIS LOCATION Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 21 22 Page 3637 of 4376 OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12' SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR.EXIT STAIR #1UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. ABC 7 8 9 7 8 9 ABC 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 DN 21 22 23 24 25 26 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL GENDER OPEN OFFICE EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A2.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 2 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 3 6 7 10 11 1 Key Plan N o r t h 2 13 Page 3638 of 4376 10'-0" MIN 10'-0" MIN
140'-0" 253'-0" 465'-0" ZERO CURB FACE ZERO CURB FACE VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS FUTURE EVCS NO PARKING ZERO CURB CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISIT VISITOR T UP UP ABCDEFG 1 2 3 4 5 6 7 8 9 10 BUILDING SUMMARY PARKING SUMMARY Building 3 (130,980 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 56,000 s.f. 1/500 104 Stalls Warehouse 62,980 s.f. 1/1,000 67 Stalls Parking Required 219 Stalls Parking Provided 220 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 7 7 Clean Air / Vanpool / EV Stalls (221x 8%) 18 18 Visitor Stalls (221 x 20%) 45 45 Future - EVCS (221 x 6% = 13.26 = 14) 14 14 Standard Stalls 136 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (221 x 20% = 45) (45 x 5% = 2.25 = 3) (3 Required) - Long Term Bicycle Parking. (221 - 45 = 176 x 5% = 8.8 = 9) (9 Required) Required Provided Short Term 3 4 Long Term 9 10 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A3.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 3 F L O O R P L A N BUILDING 3 F.A.R. = .45 (Gross Area = 8.42 Acres) (Net pad area = 6.41 Acres) Building Area 130,980 s.f. Building Footprint 124,693 s.f. Mezzanine 6,287 s.f. Key Plan N o r t h 3 3A 3B Bldg. 3 Footprint 124,693 s.f. ELECT ROOM3 4 4 8 2 2 13 13 1 8 9 7 7 10 Typ. 10 Typ. 14 14 14 11 20 5 Typ. 12 20 19 19 19 18 18 16B 16B 8 19 15 8 8 6 6 1 15 1414 PROVIDE PAINTED METAL MESH ON FENCE AND GATE - THIS LOCATION 16A Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 14 21 22 Page 3639 of 4376 ZERO CURB FACE NO PARKING NO PARKING OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12'SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR. EXIT STAIR #1 UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. 1 2 3 1 2 3 AB AB 1412 20 19 18 17 16 15 13 1 2 3 4 5 6 7 8 9 10 11 DN 26 25 24 23 22 21 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL OPEN OFFICE GENDER EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A3.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 3 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 43 4 6 7 11 10 1 Key Plan N o r t h 3 Page 3640 of 4376 10'-0" MIN
11'-6"
140'-0" 260'-0" 339'-0" ZERO CURB FACE ZERO CURB FACE T NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS NO PARKINGZERO CURB FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR
VISITOR
VISITOR
VISITOR UP UP 10'-0" MIN ABCDEFG 1 2 3 4 5 6 7 BUILDING SUMMARY PARKING SUMMARY BUILDING 4 F.A.R. = .41 (Gross Area = 6.21 Acres) (Net pad area = 5.23 Acres) Building Area 100,155 s.f. Building Footprint 93,868 s.f. Mezzanine 6,287 s.f. Building 4 (100,155 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 41,000 s.f. 1/500 82 Stalls Warehouse 47,155 s.f. 1/1,000 47 Stalls Parking Required 177 Stalls Parking Provided 178 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 6 6 Clean Air / Vanpool / EV Stalls (176 x 8%) 15 15 Visitor Stalls (176 x 20%) 36 36 Future - EVCS (176 x 6% = 10.56 = 11) 11 12 Standard Stalls 109 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (176 x 20% = 36) (36 x 5% = 1.8 = 2) (2 Required) - Long Term Bicycle Parking. (176 - 36 = 140 x 5% = 7) (7 Required) Required Provided Short Term 2 4 Long Term 7 8 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A4.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 4 F L O O R P L A N Key Plan N o r t h 4 4B 4A Bldg. 4 Footprint 93,868 s.f. ELECT ROOM 3 Typ. 4 4 13 1 13 10 Typ. 10 Typ. 9 16B 16A 14 2 2 8 8 6 7 7 6 14 14 14 14 20 19 18 18 18 11 11 5 8Typ. 8 8 1 19 19 19 19 12 14 14 14 19 Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 14 21 22 Page 3641 of 4376 AB AB ZERO CURB FACE NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12' SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR.EXIT STAIR #1UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. 6 7 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 DN 21 22 23 24 25 26 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL GENDER OPEN OFFICE EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE 6 7 S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A4.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 4 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 5 4 3 4 6 7 11 1 10 8 Key Plan N o r t h 4 SLOPE 12 Page 3642 of 4376 10'-0" MIN 10'-0" MIN
140'-0" 233'-0" 324'-0" ZERO CURB FACE ZERO CURB FACE T VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN NO EVCS PARKING ZERO CURB FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR UP UP ABCDEF 1 2 3 4 5 6 7 BUILDING SUMMARY PARKING SUMMARY BUILDING 5 F.A.R. = .40 (Gross Area = 8.29 Acres) (Net pad area = 4.64 Acres) Building Area 86,600 s.f. Building Footprint 80,320 s.f. Mezzanine 6,280 s.f. Building 5 (86,600 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 35,000 s.f. 1/500 70 Stalls Warehouse 39,600 s.f. 1/1,000 40 Stalls Parking Required 158 Stalls Parking Provided 160 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 6 6 Clean Air / Vanpool / EV Stalls (161 x 8%) 13 13 Visitor Stalls (161 x 20%) 33 33 Future - EVCS (161 x 6% = 9.66 = 10) 10 10 Standard Stalls 98 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (161 x 20% = 33) (33 x 5% = 1.65 = 2) (2 Required) - Long Term Bicycle Parking. (161 - 33 = 128 x 5% = 6.4 = 7) (7 Required) Required Provided Short Term 2 4 Long Term 7 8 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A5.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 5 F L O O R P L A N Key Plan N o r t h 5 5A 5B Bldg. 5 Footprint 80,320 s.f.ELECT ROOM 4 4 3 Typ. 14 14 13 1 1 13 2 8 8 2 6 7 11 7 6 11 16B 16A 9 85 Typ. 10 Typ. 10 Typ. 1919 19 19 19 18 18 8 12 14 20 20 151515 Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 12 21 22 Page 3643 of 4376 ZERO CURB FACE NO PARKING NO PARKING FUTURE EVCS CA/ CP/EV CA/ CP/EV OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12'SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR. EXIT STAIR #1 UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. 1 2 3 AB AB 1412 20 19 18 17 16 15 13 1 2 3 4 5 6 7 8 9 10 11 DN 26 25 24 23 22 21 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL OPEN OFFICE GENDER EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE 1 2 3 S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A5.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 5 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 8 4 3 4 6 7 10 11 1 5 9 Key Plan N o r t h 5 12 SLOPE Page 3644 of 4376 15 14 13 12 11 10 9 8 0'-0" Ground Floor 42'-9" Parapet 15'-0" 2nd Floor Office 10'-6" Top of Canopy 18'-0" Top of Stone 18 16 44'-3" Parapet 40'-3" Parapet 40'-3" Parapet 40'-3" Parapet 40'-3" + 12" Massing 40'-3" Parapet 46'-6" Tower Screen 40'-3" Parapet 40'-3" Parapet 46'-6" Tower Screen 44'-3" Parapet 17 9 8 7 6 5 4 3 2 1 46'-6" Tower Screen 18'-0" Top of Stone 15'-0" 2nd Floor Office 0'-0" Ground Floor 44'-3" Parapet 40'-3" Parapet 40'-3" + 12" Massing 40'-3" Parapet 46'-6" Tower Screen 40'-3" Parapet 42'-9" Parapet 40'-3" Parapet 44'-3" Parapet 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 A 18'-0" Top of Stone 15'-0" 2nd Floor Office 0'-0" Ground Floor 40'-3" Parapet 40'-9" Parapet 44'-9" Tower 38'-9" Parapet 38'-9" Parapet 42'-9" Parapet 41'-9" Parapet 46'-6" Tower Screen 42'-9" Tower H G F E D C BB 40'-3" Parapet RIDGE HT 41'-9" North Elevation North Elevation (Continued) Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights. PLOT DATE: September 7, 2022 2:46 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A6_Elevations.dwg B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 S E P T E M B E R 0 9 , 2 0 2 2 A1.4 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K WESTERN REALCO B U I L D I N G # 1 C O N C E P T U A L E L E V A T I O N S Overall North Elevation (Not to Scale) MATCH LINE MATCH LINE 0' 20' 40' 60' 80' S c a l e : 1 " = 2 0 ' P5 PAINT - P-5 (Accent/Canopy) DUNN EDWARDS IRON CREEK DE5775 Finish Legend P1 P2 P3 P4 PAINT - P-1 DUNN EDWARDS EXCLUSIVE IVORY DE6191 PAINT - P-2 DUNN EDWARDS PIGEON GRAY DE6214 PAINT - P-3 DUNN EDWARDS WHOLE WHEAT DE6124 PAINT - P-4 DUNN EDWARDS CHIC BRICK DE6104 ST1 STONE VENEER - ST-1 MFG - CREATIVE MINES STYLE - TBD COLOR - TBD P6 PAINT - P-6 (Mechanical Screen) DUNN EDWARDS WALRUS DE6368 East Elevation Key Plan N o r t h 1 2 3 4 5 MATCH LINE MATCH LINE MATCH LINE Raised Tower Element and Entry Parapet 1'-0" Added Row of Spandrel Glazing Added Sunshade Added Sunshades Added Spandrel Glazing to Match Entry Height Added Tower Element at Entry BLDG. 1 Only Added Glazing on both sides of entry. BLDG. 1 Only Expanded Colonnade (Adding 1 Unit) BLDG. 1 Only REVISIONS ARE TYPICAL
THROUGHOUT ALL FIVE
BUILDINGS U.N.O.