Corona City Council
February 5, 2025

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the EIR concluded neither SR 91 nor Green River Road were identified as a Scenic Highway or Corridor in the City’s General Plan.

Cumulative Impacts
The 2001 EIR also determined cumulative impacts were less than significant as there were no other development projects when considered together would create a significant visual impact over and above those at the Project level. Therefore, implementation of Project level mitigation measures would reduce cumulative impacts to less than significant levels.

4.1.3 ENVIRONMENTAL SETTING
The GRRSP Planning Area is located in the west end of the City in the western portion of Riverside County. The Project area is approximately 160.00 acres located south of SR 91, southwest of Dominguez Ranch Road, and southeast of Fresno Road.

As shown in Figure 4.1-1, Site Photos, the Project area includes steep terrain from northerly trending slopes of the lower foothills of the Santa Ana Mountains and generally level terrain in the northern portions of the GRRSP Planning Area. Elevations range from a height of 1,110 feet above mean sea level (AMSL) in the southwestern corner of the property to 515 feet AMSL adjacent to Green River Road, with a maximum topographic relief of approximately 595 feet. As shown in Figure 4.1-1, photos depict the majority of the GRRSP Planning Area lies within the ridgelines and valleys of the Santa Ana foothills. Beyond the Project area to the north is SR 91 including the SR 71 interchange, the westerly flowing Santa Ana River, and the Chino Hills.

In addition, there is an existing paved roadway (Fresno Road) near the western property line.

As analyzed in the 2001 EIR, the central and northern portions of the site were being used as equestrian stables, however such equestrian operations have been removed. The existing GRRSP Planning Area is currently in a largely undeveloped condition as existing at the time of the 2001 EIR.

FIGURE 4.1-1: SITE PHOTOS
SOURCE: GLENN LUKOS ASSOCIATES, 2023. PAGE: 4.1-3

SOUTHEAST VIEW FROM FRESNO ROAD

WEST VIEW FROM WESTERN BOUNDARY

EAST VIEW FROM SOUTHERN BOUNDARY

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4.1.4 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES

FEDERAL REGULATIONS
There are no federal regulations that apply to the Modified Project.

STATE REGULATIONS
Caltrans Scenic Highway Program
In 1963, California's Scenic Highway Program was created to preserve and protect the natural scenic beauty of California highways and adjacent corridors through special conservation treatment. The state laws governing this program are in the Streets and Highways Code, Sections 260 to 2684, and Caltrans oversees the program. Caltrans defines a scenic highway as any freeway, highway, road, or other public right-of-way that traverses an area of exceptional scenic quality. Suitability for designation as a State Scenic Highway is based on three criteria described in Caltrans’s Guidelines for Official Designation of Scenic Highways (2008):
• Vividness. The extent to which the landscape is memorable. This is associated with the distinctiveness, diversity, and contrast of visual elements. • Intactness. The integrity of visual order and the extent to which the natural landscape is free from visual intrusions (e.g., buildings, structures, equipment, grading). • Unity. The extent to which development is sensitive to and visually harmonious with the natural landscape.

REGIONAL REGULATIONS
There are no regional regulations that apply to the Modified Project.

LOCAL REGULATIONS
City of Corona Design Guidelines
Citywide design guidance is primarily provided through two documents—Residential Development Design Guidelines and Industrial Development Design Guidelines. Additionally, adopted specific plans for certain areas of the city have design guidelines for that planning area. To complement the emphasis on building design, the City also adopted landscape design guidelines for commercial, industrial, and residential use. The guidelines accompany mandatory site development regulations in the zoning ordinance and specific plans. These documents also provide procedural guidance for applicants and guidelines for City staff in reviewing an approving designs and verifying compliance.

Specific Plans
The City has adopted numerous specific plans that provide community identity and development standards for specific areas in the city. In most cases the specific plan is the

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guiding and governing document for certain areas and includes development regulations similar to those found in the city’s Zoning Ordinance.

Corona Zoning Ordinance
The City’s Municipal Code, Title 17, Zoning, provides provisions to guide development in a way that maintains the city’s community character and visual resources in each of the land use districts. The zoning ordinance regulates density, design, height, and setbacks for each of the zoning districts. In addition, the zoning ordinance provides minimum standards for landscaping (Chapter 17.70, Landscaping, Fences, Walls, and Hedges) and signage (Chapter 17.74, Signs).

City of Corona 2020–2040 General Plan
Community Design Element
Goal CD-1: Public street landscapes that unify the City of Corona and contribute to the unique identity of its neighborhoods, districts, and public places.

Policy CD-1.1: Require the planting and maintenance of street trees as part of development applications with consideration for the following principles:
• Physical constraints of the public street right-of-way, maintenance needs, and safety. • Importance of shade, beauty, and variety of species that encourage pedestrian activity. • Reflects the context of the surrounding residential, commercial, office, or industrial land uses.

Policy CD-1.3: Maintain a street landscape master plan that identifies species to be used along public streets throughout the City. A palette of trees and landscaping should be designed to allow for:
• Differentiation within key districts in the City, including Downtown, Sixth Street, North Main, and other locations.
• Differentiation at the street’s key nodal intersections, entryways, and public places. • Sustainable landscaping practices including but not limited to drought-resistant species.

Policy CD-1.5: Require developers of residential subdivisions to submit a landscape plan that defines a program of trees and plantings that uniquely identify streets, principal entries and intersections, and activity centers such as parks and community facilities.

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

Policy CD-2.1: Implement improvements at key entries into Corona from the SR-91 and I-15 corridors that provide a distinct sense of arrival and identity. These may include well designed signage, landscape, lighting, public art, monuments, fountains, structures, and other

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elements that serve as visual landmarks. Common elements (graphics, signage, etc.) should be used to visually distinguish the location as a primary City entry.

Potential locations include the SR-91 interchanges at McKinley Street, Main Street, Grand Boulevard, Lincoln Avenue, Sixth Street, Serfas Club Drive-Auto Center Drive, and Green River Road, and the I-15 interchanges at Magnolia Avenue, Ontario Avenue, and Cajalco Road.

Policy CD-2.2: Coordinate the design of entry improvements with adjoining commercial and industrial property owners, where appropriate. Encourage the owners to incorporate landscape, signage, and architectural design elements in their projects that contribute to and complement the sense of entry from the freeways.

Policy CD-2.3: Continue to promote the establishment of entry monumentation to identify and convey a distinct sense of arrival to designated communities, districts, and neighborhoods in Corona.

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

Policy CD-3.3: Work with private developers and property owners to develop on-site project signage for identification, traffic direction and wayfinding, and parking that complements the City’s design program, where appropriate.

Policy CD-3.4: Require that signage on private buildings be designed to exhibit a high quality of interest and visual appeal; be integrated into and reflect the building’s architectural design character; and be sized to not overwhelm its scale and mass.

Goal CD-4: A network of trails and greenways that interconnect Corona’s parklands, open spaces, and drainages that provide hiking and bicycle opportunities and access into surrounding open spaces and natural areas.

Policy CD-4.2: New development adjoining open spaces, washes or have the ability to provide pedestrian connections to off-site trails or pathways should be designed to ensure landscape transitions and compatibility with these resources. Such improvements should be designed to provide adequate flood protection for adjoining properties.

Goal CD-5: A city of well-designed residential neighborhoods, commercial districts and corridors, industrial districts, and civic places that are uniquely identifiable in their building form, public places, and landscapes, contributing to a high quality of life for residents and positive image for visitors to the City.

Policy CD-5.8: Require commercial and office centers to enhance their aesthetic quality, image, and “fit” with adjoining land uses. Elements may encompass site and entry identification by signage, landscape, or lighting; extensive on-site landscape; public art; improvements of abutting public streetscapes; and other amenities.

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Policy CD-5.9: Require that the renovation of existing buildings and new construction within freeway-oriented and community-oriented commercial centers exhibit a high and distinctive level of architectural character and site design character by adherence to policies in the land use and community design elements and established design guidelines.

Policy CD-5.10: Require industrial projects to enhance their aesthetic quality, image, and “fit” with adjoining land uses. Elements may encompass site and entry identification by signage, landscape, or lighting; extensive on-site landscape; public art; improvements of abutting public streetscapes; and other amenities.

Policy CD-5.11: Require that the renovation of existing buildings and new construction within industrial and business parks exhibit a high level of architectural and site design character by adherence to policies in the land use and community design elements, and established design guidelines.

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

Policy CD-6.1: Ensure unobstructed view corridors or viewsheds of the San Bernardino, Santa Ana, and San Gabriel Mountains, the Chino and La Sierra Hills, and other significant natural features from public spaces such as parks, termination of streets and community trails, community centers, and school properties, where feasible, as part of the design of development projects.

Policy CD-6.2: Require that project applicants identify and map all slopes greater than 15 percent on parcels within the City’s hillside areas, referred to as the “Hillside Management District,” in increments of 5 percent. Lands within this District shall be subject to administrative review to ensure that development is located and designed to reflect its distinct environmental and topographic characteristics consistent with the policies of this plan, under the provisions of a Hillside Development Ordinance.

Policy CD-6.3: Require that development in hillside areas with greater than 25 percent slope be clustered on the most gently sloping portions of the site, to the extent feasible, according to the following density limitations of the underlying land use plan designations.

Maximum Percentage of
Site to be Graded
Maximum Percent of
Allowable Density
40-44.9% 100%
45-49.9% 90%
50-54.9% 80%
55-59.9% 70%
60-64.9% 60%
65-69.9% 50%

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70-74.9% 40%
75-79.9% 30%
80-84.9% 20%
85+% 10%
Policy CD-6.4: Require that projects be designed and sited to maintain the natural topographic, physiographic, and aesthetic viewshed characteristics of those features, utilizing the following conditions:
• Minimize the area and height of cuts and fills to the extent technically achievable, ensuring that slope tops and bottoms are rounded and facilitate a smooth and seamless transition where natural and built slopes intersect.
• Configure development sites to mimic predevelopment natural topography by clustering sites and individual units and avoiding extensive fragmentation of steep slopes, “stair stepping” and varying terraces of structures, and/or other design practices. • Minimize the size of flat development pads in site grading to that necessary to accommodate the building footprint, a reasonable amount of useable outdoor space, and structural and site stability.
• Encourage building architectural design styles, forms and shapes, materials, and building siting to complement rather than visually dominate their landscape setting. • Minimize the height of retaining walls, and design with smooth flowing forms that follow topography and with material colors and textures that blend in with the surrounding landscape.
• Plant hillside and canyon slopes with natural species of drought-tolerant plantsto soften the visual impact of land grading, retaining walls, structures, and roads and maintain (to the extent feasible) natural vegetation.
• Restore disrupted vegetation, wildlife habitat, natural water courses, drainage swales, and other important viewshed features. Vegetation should be arranged in informal masses to create a textured slope characteristic of natural chaparral mountain slope terrain. (Imp 2)
Goal CD-7: Maintain, establish, develop, and protect the City’s highways and corridors for scenic purposes.

Policy CD-7.2: Regulate new development, substantial rehabilitation, or renovation projects through provisions that require an analysis of impacts of development on the quality of the City’s designated highways and corridors.

Policy CD-7.3: Prohibit installation or expansion of poles, billboards, and other aboveground appurtenances from detracting from the views along the City’s scenic highways and corridors; phase out uses that impair scenic views.

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4.1.5 PROJECT DESIGN FEATURES (PDF)
PDF AES -1: GRRSP as Amended: Proposed Amendment No.1 to the Green River Ranch Specific Plan (GRRSP) contains a number of development standards and design guidelines related to visual quality. Subsection 2.2 of the GRRSP indicates that grading activities associated with future development would be required to be conducted in a manner that closely resembles the natural terrain, and requires slopes to be landscaped in “natural-looking” arrangement in conformance with the City of Corona Landscape Design Guidelines.

Subsection 3.3 establishes the development standards within the Specific Plan area, and identifies requirements for building setbacks, heights, lot coverage, and other Green River Ranch Visual Impact Analysis Page 12 requirements. Subsection 3.3 also includes supplemental standards intended to reduce adverse visual effects associated with future development of the Specific Plan area, and includes standards related to walls and fencing; signage; entry monumentation; parking; and off-street loading. Section 4.0 of the GRRSP includes design guidelines related to site planning; landscape architecture; entry treatments; parking areas; wildland/urban interface treatments; walls and fences; lighting; and architectural character. Future development on site would be required to comply with all applicable development standards and design guidelines as established by proposed Amendment No. 1 to the Green River Ranch Specific Plan.

PDF AES-2: Precise Plan No. 2020-0004: Precise Plan P2020-0004 outlines the proposed development of five (5) light industrial buildings within the Business Park Industrial land use designation across PAs 1, 2 , and 3. These buildings ranging from 86,600 to 296,737 square feet, are planned in accordance with PDF-1 with detailed site planning, architecture, landscaping, and signage. The grading plan involves creating a relatively flat (slightly sloping) building pads elevated above Green River Road, with manufactured slopes transitioning into the natural hillside. The exteriors of the industrial buildings will feature concrete tilt-up panels with varied roofline, glazing, stone veneer, and metal screening. Landscaping will comprise a mix of trees, shrubs, and groundcover, with specific species chosen for stability and aesthetics, and along the Project frontages, landscaping buffers will include a variety of tress. Roadway improvements and utility connections are planned as part of off-site improvements adjacent to the Project boundary.

PDF AES-3: Business Park Industrial Buildings Low Glare Windows: Windows to be used for the industrial buildings are to be clear anodized, where approved front glazed, aluminum mullion system with reflective blue/green glass.

4.1.6 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:

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Threshold AES-1 Have a substantial adverse effect on a scenic vista? Threshold AES-2 Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway?
Threshold AES-3 In an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Threshold AES-4 Create a new source of substantial light or glare that would adversely affect daytime or nighttime views in the area?

METHODOLOGY
There are no, locally designated or defined standards or methodologies for the assessment of aesthetic impacts. Consequently, the characterization of aesthetics can be highly subjective.

Therefore, the evaluation of aesthetic resources in the built environment and natural landscape requires the application of a process that objectively identifies the visual features of the landscape and their importance, and the sensitivity of receptors that view them. The characterization of aesthetics involves establishing existing visual character of a project site and its surroundings, including resources and scenic vistas unique to the project area. Visual resources include existing landforms (e.g., topography and grading), views (e.g., scenic resources such as natural features or urban characteristics), viewing points/locations, and existing sources of light and glare (e.g., nighttime illumination). Changes to the existing aesthetic environment that would result from implementation of the Modified Project are identified and qualitatively evaluated based on the modifications to the existing setting and the viewer’s sensitivity that are associated with the proposed GRRSPA and BPI Industrial Development Project.

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4.1.7 ENVIRONMENTAL IMPACTS ASSOCIATED WITH MODIFIED PROJECT Impacts
Would the
Modified
Project result
in new or
more severe
impacts
requiring
revisions to
the Prior
EIR?
Would the
Modified Project be
implemented under
changed
circumstances
resulting in new or
more severe
impacts requiring
revisions to the
Prior EIR?
Is there new
information that
would result in
new or more
severe impacts
from the
Modified Project
requiring
revisions to the
Prior EIR?
Would the
Modified
Project result in
eliminated,
reduced, or no
changes to
impacts and no
changes to the
Prior EIR are
required?
Would the project:

AES-1 Have a substantial adverse
effect on a scenic vista?
AES-2 Substantially damage scenic
resources, including, but not
limited to, trees, rock
outcroppings, and historic
buildings within a state
scenic highway?
AES-3 In non-urbanized areas,
substantially degrade the
existing visual character or
quality of public views of
the site and its
surroundings? (public views
are those that are
experienced from publicly
accessible vantage point). In
urbanized areas, would the
project conflict with
applicable zoning and other
regulations governing
scenic quality?
AES-4 Create a new source of
substantial light or glare
which would adversely
affect day or nighttime
views in the area?

IMPACTS ASSOCIATED WITH THE MODIFIED PROJECT
Impact AES-1: Have a substantial adverse effect on a scenic vista? Impact AES-3: Substantially degrade the existing visual character or quality of the site and its surroundings?

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Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

A scenic vista is a view that possesses visual and aesthetic qualities of high value to the community. Scenic vistas can provide views of natural features or significant structures and buildings.

As previously depicted on Figure 4.1-1, under existing conditions the southern portions of the Modified Project site are undeveloped and contain large, visually prominent undulating hillsides that are covered with natural vegetation primarily composed of grasslands and lowlying scrub. The northern portions of the property contain more gently sloping topography, with large areas previously used for horse stables and grazing, along with two single-family residences. The northern portions of the property do not comprise a scenic vista as these areas are not highly visible from off-site locations and the prior horse operation has been terminated.

The hillsides in the southern portions of the property are visually prominent and are a major component of the Modified Project’s viewshed.

With implementation of the Modified Project, the northern half of the property (approximately

5.5 acres) would be developed with approximately 19,600 sf of General Commercial uses (PA 4), approximately 746,167 sf of BPI uses (PAs 1, 2, and 3) and up to 32 Estate Residential dwelling units (PA5). The southern half of the Modified Project (approximately 83.34 acres) in PA 6 is proposed for Open Space to be acquired by the RCA and would therefore remain undeveloped in perpetuity.

Development of the Modified Project would be required to comply with the development standards and design guidelines of the GRRSP as amended, while development within the BPI Development portions of the Project would also be required to comply with the site-specific components included as part of Precise Plan No. 2020-0004. The GRRSPA and Precise Plan No. 2020-0004 implement the City’s General Plan policies related to aesthetics and comply with the City’s Landscape Design Guidelines. Development in conformance with the GRRSPA and Precise Plan No. 2020-0004 would ensure that the property is developed in a manner that is consistent with applicable design guidelines in the GRRSPA and General Plan, ensuring scenic resources are unaffected by the development and the development is aesthetically compatible with the existing visual character of surrounding developed structures.

The northern 5.5-acre portion of the Modified Project site are planned for General Commercial land uses in PA 4. This portion of the Modified Project occurs at the property’s lowest elevations and are not highly visible from off-site locations. This portion of the property is currently surrounded by the SR 91 freeway and railroad tracks to the north and Green River Road to the south. Additionally, lands to the east of this portion of the site are developed with business park and commercial retail uses, with residential and commercial uses occurring along the north side of SR 91. No specific development plans are proposed for this portion of the

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Project site at this time, and future development of the General Commercial uses would be governed by the GRRSP as amended. Development of the General Commercial land uses would appear as a continuation of existing development patterns in the local area, and the proposed development would be visually compatible with the existing surrounding land uses.

Additionally, due to the relatively low topography of this portion of the Project site as compared to surrounding areas, development of commercial retail uses as proposed would not obstruct any views of scenic resources, such as the existing hillforms in the southern portions of the site. Development of the proposed General Commercial land uses would not result in an adverse effect on any existing scenic vistas, and would not substantially degrade the existing visual character or quality of public views of the site and its surroundings. Impacts would be less than significant, and no mitigation is required.

The Modified Project’s proposed BPI land uses would occur in PAs 1, 2 and 3 on approximately 37.82 acres south of Green River Road in areas that largely contain gently sloping terrain. This portion of the site would be visible from areas to the north as well as from the existing residential homes to the east of the site. In order to visualize the appearance of the proposed Project, a series of renderings were prepared as depicted on Figure 4.1-2, Conceptual Rendering – Aerial Perspective and Figure 4.1-3, Conceptual Rendering – Westerly Perspective. The renderings were prepared only for the BPI Development proposed as part of Precise Plan No. 2020-0004. The renderings do not depict views of the General Commercial uses in the northern portions of the site, or the 32 Estate Residential uses proposed in PA 5 in the southern portions of the site, as there are currently no development plans proposed for these areas.

Figure 4.1-2 provides a conceptual depiction of the proposed BPI Development buildings proposed as part of Precise Plan No. 2020-0004. This conceptual rendering depicts views from an aerial perspective, looking south.

As shown in the figure, the northern portions of the BPI Development would be graded to provide level pads for development. Landscape buffers are proposed along manufactured slopes to the north of the proposed buildings. While grading would occur at the base of the prominent hillforms on site, the proposed slopes would be contour graded to match the existing topography of these hillforms, and the manufactured slopes would be landscaped with hydroseed and trees. The large hillforms in the southern 83.34 portions of the property proposed for Open Space would continue to be visible from off-site locations.

FIGURE 4.1-2: CONCEPTUAL RENDERING - AERIAL PERSPECTIVE SOURCE: T&B PLANNING, INC., 2024. PAGE: 4.1-15

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FIGURE 4.1-3: CONCEPTUAL RENDERING - WESTERLY PERSPECTIVE SOURCE: T&B PLANNING, INC., 2024 PAGE: 4.1-17

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Figure 4.1-3 depicts views from the existing single-family residential neighborhood to the east of the BPI Development site, looking west. As shown from this perspective, the proposed BPI buildings would be visible from this location. As shown, the BPI development would not obstruct scenic vistas from this location. The hillsides in the southern portion of the Modified Project site would continue to be prominently visible from this location, and the proposed buildings would not obstruct distant views of the Chino Hills hillsides, which also are visible in the distance.

Figure 4.1-3 depicts views from the existing single-family residential neighborhood to the east of the BPI Development site, looking west. As shown from this perspective, the proposed BPI buildings would be visible from this location. As shown, the BPI development would not obstruct scenic vistas from this location. The hillsides in the southern portion of the Modified Project site would continue to be prominently visible from this location, and the proposed buildings would not obstruct distant views of the Chino Hills hillsides, which also are visible in the distance.

The conceptual renderings depicted on Figure 4.1-2 and Figure 4.1-3 demonstrate that development of the proposed BPI Development would not obstruct scenic vistas of the hillforms in the southern portions of the property, or distant views of the Chino Hills that are available from the existing single-family neighborhood to the east of the BPI Development site, and would not substantially degrade the existing visual character or quality of public views of the site and its surroundings. Furthermore, and as previously noted, areas to the east and north of the BPI site are developed with a mixture of commercial retail, business park, and residential land uses, and the proposed BPI Development buildings would further existing development patterns in the local area. Development of the proposed BPI Development would not adversely affect scenic vistas in the area resulting in a less than significant impact and no mitigation is required.

The southern portion of the Modified Project is planned for development of up to 32 Estate Residential single-family dwelling units with a minimum lot size of 25,000 square feet in PA5.

No specific development plans are proposed for this portion of the Modified Project site at this time. However, development throughout the GRRSP Planning Area would be required to comply with the development standards and design guidelines, of the GRRSP as Amended (PDF AES-1). Grading within this portion of the Modified Project would include the establishment of circulation access driveways and homesite pads for the planned 32 dwelling units. Future grading and development would be required to comply with the GRRSP, which includes requirements to ensure grading resembles the natural terrain as closely as possible.

Additionally, landscaping along manufactured slopes would be required to be planted in an informal, more natural-looking arrangement consistent with the City’s Parks and Recreation Community Facilities District landscape design standards, to ensure sufficient plant coverage on the slopes, and to provide a transition between manufactured pads and natural hillsides. The

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planned Estate Residential dwelling units and associated improvements would be visible from off-site locations; however, due to the low intensity of the proposed development and the design requirements of the GRRSP, the planned homes would not substantially impact views of the existing on-site hillsides from off-site locations.

Furthermore, the planned 32 single-family homes would not obstruct or detract from views of other off-site scenic resources within the existing viewshed as the PA’s would be the southernmost development. Moreover, the planned single-family homes would be visually compatible with and less intense than the existing residential development to the east of the Project site. Therefore, within implementation of PDF AES-1, GRRSP as Amended, development of the planned 32 single-family homes would not result in a significant, adverse effect on a scenic vista, and would not substantially degrade the existing visual character or quality of public views of the site and its surroundings. As a result, impacts would be less than significant requiring no mitigation. Therefore, no new or substantially greater impacts related to scenic vistas or the existing visual character or quality of public views of the site and its surroundings would occur with implementation of the proposed Modified Project when compared to those identified in the 2001 EIR. The proposed Modified Project’s impacts are consistent with the impacts identified in the 2001 EIR and the level of impact (less than significant) remains unchanged from that cited in the 2001 EIR.

Mitigation Measure
No mitigation measures are required.

Impact AES-2: Substantially damage scenic resources, including, trees, rock outcroppings, and historic buildings within a state scenic highway? Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The 2001 EIR concluded SR 91 and Green River Road were not identified as a Scenic Highway or Corridor in the then current General Plan. The current General Plan identifies Palisades Drive and the segment of Green River Road between Palisades Drive and SR 91 as a City Designated scenic corridor, while SR 91 and SR 71 are identified as “State Eligible” scenic highways. Thereby, SR 91 and SR 71 are not officially designated as state scenic highways.

Similar to the Approved Project, development of the Modified Project would be visible from these facilities. Nonetheless, potential visual effects to these facilities is provided as follows based on the Visual Impact Analysis prepared for the Modified Project assessed.

As previously depicted on Figure 4.1-3, the Modified Project site does not contain any visually prominent rock outcroppings, and there are no historic buildings on site. Numerous trees are scattered throughout the property, primarily in association with the existing single-family

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homes in the northeastern portions of the property along the Dominguez Ranch Road frontage and the Green River Road frontage.

As previously discussed, the development of General Commercial uses in the northern portion of the Modified Project site (PA 4) is at a relatively low elevation compared to the surrounding area and completely surrounded by SR 91 and railroad tracks to the north, and Green River Road to the south. There are no scenic resources on this portion of the Modified Project site, such as prominently visible trees, rock outcroppings, or historic buildings. Impacts to scenic highways from development of the General Commercial uses in PA 4 would be less than significant.

Building elevations depicted on Figure 4.1-4 through Figure 4.1-9 from the Visual Impact Analysis visualize the effects of the proposed BPI buildings on Green River Road. The elevations depict street-level views of the BPI Development along Green River Road that is a City designated scenic corridor. As shown within these elevations, the proposed BPI buildings would be developed on level development pads, with manufactured slopes heavily landscaped with trees, shrubs, and groundcover designed to be a buffer between Green River Road and the proposed buildings.

The existing scattered trees onsite would be the only potential scenic resources on this portion of the Project site, however not visually prominent from off-site locations. As seen in Figure

4.1-10, Conceptual Landscape Plan, the existing trees would be replaced with ornamental tree species included as part of the BPI Development’s conceptual landscape plan. Therefore, development of the proposed “Business Park Industrial” buildings would not substantially affect scenic resources visible from nearby scenic highways, and impacts would therefore be less than significant, and no mitigation is required.

Development of the 32 Estate Residential dwelling units in PA 5 would occur in the central portions of the property over approximately 20.39 acres, where there are no visually prominent trees. Although this portion of the property would be visible from off-site locations, the general appearance would continue to be dominated by the existing hillsides and natural vegetation.

Therefore, development of PA 5 would not substantially damage scenic resources visible from nearby City Designated scenic corridors or State Eligible scenic highways, and impacts would be less than significant.

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SOURCE: BASTIEN AND ASSOCIATES INC., 2024. PAGE: 4.1-23 FIGURE 4.1-4: BUILDING 1 ELEVATIONS (1 of 2)

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SOURCE: BASTIEN AND ASSOCIATES INC., 2024. PAGE: 4.1-25 FIGURE 4.1-5: BUILDING 1 ELEVATIONS (2 of 2)

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SOURCE: BASTIEN AND ASSOCIATES INC., 2024. PAGE: 4.1-27 FIGURE 4.1-6: BUILDING 2 ELEVATIONS

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SOURCE: BASTIEN AND ASSOCIATES INC., 2024. PAGE: 4.1-29 FIGURE 4.1-7: BUILDING 3 ELEVATIONS

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SOURCE: BASTIEN AND ASSOCIATES INC., 2024. PAGE: 4.1-31 FIGURE 4.1-8: BUILDING 4 ELEVATIONS

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SOURCE: BASTIEN AND ASSOCIATES INC., 2024. PAGE: 4.1-33 FIGURE 4.1-9: BUILDING 5 ELEVATIONS

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SOURCE: T&B PLANNING, INC., 2024. PAGE: 4.1-35
FIGURE 4.1-10: CONCEPTUAL LANDSCAPE PLAN

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As stated in the Visual Impact Analysis, the Modified Project would result in a substantial change in the visual character of the property. However, with mandatory compliance of the GRRSP development standards and design guidelines (PDF AES-1), and the site-specific development plans included as part of Precise Plan No. 2020-0004 (PDF AES-2), such compliance would ensure that the Modified Project’s aesthetic design would be aesthetically pleasing and would not substantially damage scenic resources visible from nearby scenic highways. Accordingly, impacts would be less than significant, and no mitigation measures would be required.

Therefore, no new or substantially greater impacts related to scenic resources as viewed from a scenic highway would occur with implementation of the proposed Modified Project when compared to those identified in the 2001 EIR. The proposed Modified Project’s impacts are consistent with those identified in the 2001 EIR and the level of impact (less than significant) remains unchanged from that cited in the 2001 EIR.

Mitigation Measure
No mitigation required.

IMPACT AES-4: Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

As described in the Visual Impact Analysis, the entire Modified Project site (approximately 160 acres) is largely vacant and undeveloped with the exception of the disturbance from the prior equestrian uses and therefore contains no sources of artificial lighting. Implementation of the Modified Project would result in the introduction of new lighting elements to illuminate parking areas, truck docking areas, commercial signage, and building entrances. Lighting elements primarily would be associated with the General Commercial land uses and BPI Development proposed in the northern portions of the site in PAs 1 through 4. Lighting within the planned Estate Residential uses in the southern portions of the site would be minimal and would be limited to residential landscape and safety lighting and lightning from the exterior and interior of the planned residential homes.

Lighting elements on site would be governed by applicable provisions of the City’s Municipal Code (CMC). Specifically, Chapter 17.84 of the City’s Municipal Code requires that “[a]ll areas of exterior lighting shall be designed to direct light downward with minimal spillover onto adjacent residences, sensitive land uses and open space.” In addition, Chapter 17.76 of the City’s Municipal Code requires that “[a]ll outdoor lighting within parking areas shall be designed and arranged with the approval of the City Engineer to restrict to a minimum the

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effects of stray light on adjacent property and city streets.” Such requirements were also stated in the previously certified mitigation measures MM 4.6.1M through MM 4.6.1O.

In order to show compliance with the CMC, the BPI Development’s Precise Plan application materials include photometric plans showing anticipated lighting levels depicted on Figure 4.1- 11, Site Photometrics – Building 1, and Figure 4.1-12, Site Photometrics – Buildings 2, 3, 4 and 5.

The photometric plans demonstrate that proposed lighting associated with the BPI Development would not expose neighboring properties to excessive lighting levels and would not generate lighting levels that could adversely affect daytime or nighttime views in the local area. Photometric plans also would be required in the future prior to development within the General Commercial planned uses in PA 4, which would be required to demonstrate that lighting levels would not adversely affect daytime or nighttime views in the local area. For this reason, the Modified Project’s impacts due to the creation of new sources of substantial light that could adversely affect day or nighttime views in the area would be less than significant with implementation of the GRRSP.

With respect to glare, a majority of the building elements proposed for the BPI Development would consist of tilt-up concrete panels containing ancillary office uses with glass elements.

Similarly, glass elements would be used in the planned General Commercial buildings and Estate Residential structures eventual development in PAs 4 and 5. While window glazing has a potential to result in minor glare effects, such effects would not adversely affect daytime views of surrounding properties, including motorists along adjacent roadways, because the glass elements for the proposed industrial buildings would be low-reflective. Areas proposed for window glazing also would be limited in the BPI Development, as proposed on the application materials and described previously as Project Design Feature, PDF AES-3. The potential for glare would also be further reduced due to landscaping and perimeter walls and fencing associated with the BPI Development. With implementation of PDF AES-3, and MM

4.1.6M through MM 4.1.6O and compliance with the CMC, glare impacts from proposed building elements would be less than significant.

Therefore, no new or substantially greater impacts related to glare would occur with implementation of the proposed Modified Project when compared to those identified in the 2001 EIR. The proposed Modified Project is consistent with the impacts identified in the 2001 EIR and the level of impact (less than significant) remains unchanged from that cited in the 2001 EIR.

Mitigation Measure
The following Mitigation Measures from the previously certified 2001 EIR are applicable to the Modified Project are shown below and further described in detail in Section 4.1.9:
• MM 4.6.1M Visual Intrusiveness of Development, through MM 4.6.1O

SOURCE: BASTIEN AND ASSOCIATES, INC., 2021 PAGE: 4.1-39 FIGURE 4.1-11: SITE PHOTOMETRICS - BUILDING 1

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4.1.8 CUMULATIVE IMPACTS ASSOCIATED WITH THE MODIFIED

PROJECT
Less Than Significant Impact/No Changes or No New Information Requiring Preparation of an EIR. As concluded in the preceding analysis, the Modified Project would not change the significance of Aesthetic impacts as compared to the prior 2001 EIR.

The cumulative aesthetics study area for the GRRSP Planning Area is the viewshed from public areas that can view the Project site and locations that can be viewed from the Project site. Consistent with the conclusions in the prior EIR, there are currently no cumulative projects as referenced in Section 2.0 in the vicinity of the GRRSP Planning Area whose impacts would intermingle with the Modified Project and create a cumulatively significant impact related to scenic views, vistas or resources. The Modified Project Site, including the proposed BPI Development and the balance of planned land uses in PAs 4 and 5 would be developed in accordance with the GRRSP as amended, resulting in the development of the planned General Commercial and Estate Residential uses.

Consistent with the conclusions in the prior EIR, there are no cumulative projects in the vicinity whose impacts would intermingle with the Modified Project and create a cumulatively significant degradation of the existing visual character of the site and surroundings. Consistent with the conclusions in the prior EIR, there are no cumulative projects in the vicinity whose impacts would intermingle with the Modified Project that would create cumulatively significant light and glare impacts.

In summary, the Modified Project would not create a cumulatively significant Aesthetic impact similar to the conclusions for the Approved Project as identified in the prior EIR. With implementation of the specific Mitigation Measures from the prior EIR, Project Design Features associated with the GRRSP design guidelines and development standards (i.e., PDF AES-1) and the specific design elements for the BPI Development as contained in the Precise Plan application materials (i.e., PDF AES-2), plus compliance with the City’s Municipal Code and General Plan standards, of the Modified Project in combination with other projects in the area would not result in significant impacts associated with scenic views, scenic resources, degradation of the site or surroundings, or introduction of substantial new source of light and glare.

4.1.9 MITIGATION MEASURES IDENTIFIED IN PRIOR EIR APPLICABLE TO

MODIFIED PROJECT
The following mitigation measures are related to aesthetics were included in the certified 2001 EIR.

4.6.1A: Visual Intrusiveness of Development: The visual intrusiveness of development shall be minimized. Rather than relying on substantial landform

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modification to create artificial building pads, new development shall be designed to fit quietly into the natural character of the area. • Except within bedrock, where manufactured slopes in excess of 5 vertical feet cannot feasibly be avoided, they shall be landform graded. "Landform grading" is a contour grading method which creates artificial slopes with curves and varying slope ratios in the horizontal and vertical planes designed to simulate the appearance of surrounding natural terrain. Grading plans shall identify which slopes are to be landform graded and which are to be conventionally graded.
• Site design should utilize varying setbacks, structure heights, innovative building techniques, and retaining walls to blend structures into the terrain. • Allow for different lot shapes and sizes, as well as the provision of split development pads, with the prime determinant being the natural terrain.

Within the lower elevations of PA 5, allow flag lots in areas where it is demonstrated that the end result is the preservation of natural topography by minimizing grading, and if the lot can be designed to provide adequate visibility for emergency vehicle response.
• Structures shall be sited in a manner that will:
a) fit into the hillside's contour and relate to the form of the terrain; b) retain outward views from the maximum number of units while maintaining the natural character of the hillside;
c) preserve vistas of natural hillside areas and ridgelines from public places and streets; and
d) preserve existing views and allow new dwellings access to views similar to those enjoyed from existing dwellings.
• Streets should follow the natural contours of the hillside to minimize cut and fill. Streets may be split into two, parallel one-way streets (thereby effectively functioning as a two-way street with a median) in steeper areas to minimize grading and blend with the terrain. Cul-de-sacs or loop roads are encouraged where necessary to fit the terrain. On-street parking and sidewalks may be eliminated, subject to City Engineer approval, to reduce required grading.
• Driveways which serve more than one lot (when approved by the Fire Department), as well as diagonal driveways running along contour lines, are encouraged as a means of reducing unnecessary grading, paving, and site disturbance.
• Clustered development is encouraged as a means of preserving the natural appearance of the hillside and maximizing the amount of open space. Under this concept, dwelling units are grouped in the more level portions of the site, while steeper areas are preserved in a natural state. The effect of

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permitted clustering is to enhance the environmental sensitivity of a development project, and facilitate the permanent protection of key features of the natural environment, such as steep slopes, biological habitats, ridgelines, and scenic areas, including the retention of protected open space areas. Clustering is not be used to increase the overall density of an area beyond that which is otherwise permitted by the Specific Plan, nor is clustering to be used to create suburban style subdivisions within the Specific Plan area. All development, including clustered development is to be rural in character.
a) The location of clustered units is to be restricted to portions of a site with less than a 35 percent actual slope.
b) Clustered development must preserve open space in its natural state.

Adequate legal provisions shall be made during additional environmental review of any clustered development projects to ensure the preservation of open space areas in perpetuity.
• The use of retaining walls and structures is encouraged when it significantly reduces site grading. Except where employed to facilitate construction of a residential dwelling, retaining structures shall be located and restricted to 4 vertical feet in height so that they do not become a dominating visual feature. When taller retaining structures are built to accommodate a single family dwelling unit, the retaining structure should be located behind the dwelling so as to be screened from view by the home.
• Where retaining walls face or will be visible from public streets, they should be faced with materials that help blend the wall into the natural character of the terrain.
a) Large retaining walls in a uniform plane should be avoided. Break retaining walls into elements and terraces, and use landscaping to screen them from view.
b) The overall scale and massing of structures shall respect the natural surroundings and unique visual resources of the area by incorporating designs which minimize bulk and mass, follow natural topography, and minimize visual intrusion on the natural landscape.
• Houses shall not be excessively tall so as to dominate their surroundings.

Structures shall be a maximum of 30 feet in height, but may be constructed on split, flat pads contained within a limited envelope parallel to the finished grade, rather than "jutting out" over natural slopes.
• Building forms shall be scaled to the particular environmental setting so as to complement the hillside character and to avoid excessively massive forms that fail to enhance the hillside character.
• Building facades shall change plane or use overhangs as a means to create changing shadow lines to further break up massive forms.

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• Wall surfaces facing towards viewshed areas shall be minimized through the use of homes placed on split pads, setbacks, roof pitches, and landscaping.
• Roof lines and elements shall reflect the naturally occurring ridgeline silhouettes and topographical variation, or create an overall variety, that blends with the hillside.
• Architectural style, including materials and colors, should be compatible with the natural setting. The use of colors, textures, materials and forms that will attract attention by not relating to other elements in the neighborhood is to be avoided.
• As part of submittal requirements for tentative tract and parcel maps within PA 5, require that building pads be identified for all proposed development, that tentative maps identify the type of construction (e.g., slab-on-grade, post and beam, etc.), and that tentative maps establish a three-dimensional building envelope for each dwelling.
• Overhead utilities (e.g., electrical, telephone, etc.) should only be permitted under the following circumstances:
a) within the right-of-way of roadways connecting development areas; b) within the rights-of-way of roadways where all lots are 5 acres in size or greater.

In cases where aboveground utilities are permitted within the right-of-way of a roadway, connections to individual dwellings shall be underground. Utilities shall continue to be underground within subdivisions and parcel maps along roadways serving parcels smaller than 5 acres, as currently required. Where overhead utilities are permitted, their adverse visual impact on surrounding properties is to be mitigated through sensitive placement. Clear cutting of vegetation for an overhead utility corridor shall not be permitted.

4.6.1B: The interface between new development and natural open space shall be designed to provide a gradual transition from manufactured areas into natural areas. By extending fingers of planting into existing and sculptured slopes, the new landscape should blend in with the natural vegetation. It is intended that the transition between manufactured areas and natural areas occur sufficiently beyond residential structures so as to permit the development to meet applicable Fire Department brush clearance requirements.

4.6.1C: Planting along the slope side of development shall be designed to allow controlled views out, yet partially screen and soften the architecture. In general, 50 percent screening of new structures with plant materials should be accomplished.

4.6.1D: Trees and shrubs are to be arranged in informal, randomly spaced masses, and shall be placed selectively to reduce the scale of long, steep slopes.

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4.6.1E: To protect the public health and safety, development within PAs 1, 5, and 6 shall ensure the ongoing maintenance of manufactured slopes.

4.6.1F: Development within hillside areas shall be conditioned upon the following:
a) Where a manufactured slope over 5 feet in height is created in order to develop a single family dwelling, landowners should be required to record a deed restriction which provides an acknowledgment of the existence of the manufactured slope, requires that such slope be maintained by landowner, and indemnifies the City from damages should the slope fail in the future.
b) In the case of a parcel map or tentative tract map, a declaration of covenants, conditions, and restrictions shall be prepared and recorded providing for the development and maintenance of manufactured slopes over 5 feet in height, and indemnifying the City from damages should the slope fail in the future

4.6.1G: In addition, the applicant for such a land division or subdivision shall include a program and/or make provision for staff for preventive maintenance of manufactured slope areas in excess of 5 feet in height. Such program must be approved prior to approval of a final map, and shall include homeowner slope maintenance requirements and guidelines to be incorporated into the declaration of covenants, conditions, and restrictions.

4.6.1H: A minimum five-year revegetation monitoring and maintenance program is to be required for all development requiring slope bank and/or habitat vegetation.

The revegetation monitoring program shall include monthly inspection for months 1 through 12, quarterly inspection for months 12 through 36, and semiannual inspection for months 36 through 60. Inspections shall be performed by a qualified botanist subject to City approval.

4.6.1I: Primary ridgelines should be protected from any construction activities including, but not limited to roads, structures, water tanks, antennae, utilities, etc. so as to maintain a natural skyline.

4.6.1J: New parcels that have, as their only feasible building site, a primary ridgeline shall not be created. Where the only feasible building site within an existing parcel is on a primary ridgeline, the structure shall be sited at the lowest possible elevation on the site, and along the least visible portion of the ridge upon which a structure can feasibly be constructed.

4.6.1K: Where development is proposed to occur adjacent to a primary ridgeline (a ridge which is visible against the sky as viewed from a public street), it should be set back a sufficient distance so as to be located below the ridgeline. The intent of this requirement is to maintain a natural skyline.

4.6.1L: Planting shall be used along recontoured secondary (non-skyline) ridges to recreate a natural silhouette, and to act as a backdrop for structures. Trees shall be planted to create a continuous linear silhouette since gaps in the planting will not give the desired effect.

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

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

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

4.6.2A: Access: Roadways within PA 5 should provide for minimum safe passage of two cars along a paved road section, except in limited circumstances. Within the upper elevations of PA 5, a further reduction in required roadway width for private roadways which will ultimately serve a maximum of four dwellings, based on the maximum allowable density permitted by the Specific Plan, and where not providing such a reduction would effectively preclude access may be permitted upon the approval of the City Engineer. For such roadways, a curbto-curb width which does not allow for passage of two vehicles (minimum 16 feet, measured edge-to-edge) for a distance of up to 150 feet in any one segment may be permitted upon the approval of the City Engineer.

Where such a reduction in roadway width is permitted, owners whose land is served by such a roadway should be required to provide adequate assurance that the roadway will be kept properly maintained at all times. In addition, such landowners will be required to record a deed restriction that prohibits further subdivision of the property, and provides an acknowledgment of this special circumstance. Such owners will also be required to indemnify the City or any other service provider against any liability regarding emergency or nonemergency vehicle access.

4.6.2B: Roadway grades and curves should accommodate safety and emergency vehicles. Existing roadway grade standards shall be applied to all proposed subdivisions and parcel maps. However, the City Engineer may grant exceptions to existing roadway standards for grades and curves where, in his judgement, existing or future access cannot reasonably meet such standards.

These exceptions are to be limited to providing access to a single family dwelling on an existing lot of record along roadways which will ultimately serve a maximum of four dwellings, based on the maximum allowable density in the Specific Plan, and where not providing such an exception would effectively preclude access to an existing lot of record.

Where the City Engineer grants an exception to roadway grade standards, owners whose land is served by such a roadway will be required to provide adequate assurance that the roadway will be kept properly maintained at all times. In addition, such landowners and/or developer will be required to record a deed restriction at the time of tract map recordation that prohibits further subdivision of the property, and provides an acknowledgment of this special circumstance.

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Such owners will also be required to indemnify the City or any other service provider against any liability regarding emergency or non-emergency vehicle access.

4.6.2C: The provision of adequate flood control and/or erosion control measures for public and private roadways shall occur in a manner consistent with the rural character of PA 5. Require the provision of concrete curbs and gutters to the portions of PA 5 area where they are needed to prevent erosion, as determined by the City Engineer. Within PA 5, rolled curbs are to be the preferred road edge along paved roads where such curbing will be adequate to contain drainage and prevent erosion.

4.6.3A: Preservation of Open Space: Development projects are to be designed to protect habitat values and to preserve significant, viable habitat areas and habitat connections in their natural condition. Manufactured slopes shall be landscaped or revegetated with natural or naturalized, fire-resistant vegetation.

4.1.10 NEW MITIGATION MEASURES APPLICABLE TO MODIFIED PROJECT No new mitigation measures related to aesthetics are required.

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4.2 AGRICULTURAL AND FORESTRY RESOURCES

4.2.1 INTRODUCTION
This section provides a summary of applicable impacts and mitigation measures from the 2001 EIR, an overview of existing agricultural and forest resources within the GRRSP Planning Area and surrounding region, a summary of applicable regulations, and analyses of potential changes in impacts to agricultural and forest resources from implementation of the Modified Project in comparison to the Approved Project. No NOP comment letters, or Scoping Meeting comments were received pertaining to this topic.

4.2.2 SUMMARY OF IMPACTS AND MITIGATION MEASURES FROM THE 2001 EIR
The 2001 EIR determined the Approved Project would not impact Agricultural Resources.

Although impacts related to forest resources were not analyzed in the 2001 EIR because CEQA guidelines at that time did not require such discussion, impact to forest resources will be analyzed below.

The Approved Project impact analysis related to Agricultural Resources as presented in the 2001 EIR as well as any mitigation measures identified to reduce significant impacts are summarized as follows.
a) Affect agricultural resources or operations? (Land Use and Planning) The 2001 EIR concluded the Approved Project would produce no impacts to agricultural resources. At that time, the northern portion of the site south of Green River Road was being used for horse boarding with several pens and corrals located in the northwestern portion of the property. Implementation of the Approved Project would necessitate the removal of the horse boarding activities and associated structures and equipment. Impacts were considered be less than significant. Similar to existing conditions, the Project site was not being used for the production of agricultural crops and does not otherwise contribute to the agricultural productivity of the immediate area, City, region, or state. As the response concluded, the proposed Project would not have an impact on either agricultural production or resources.

Cumulative Impacts
Because the proposed Project would not have an impact on either agricultural production or resources, it can be concluded cumulative impacts would be less than significant as there were no other development projects that would produce impacts that would comingle with those from the Approved Project creating a significant agricultural impact over and above those at the Project level. Therefore, cumulative were determined to be less than significant.

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4.2.3 ENVIRONMENTAL SETTING
The GRRSP Planning Area encompasses the area adjacent to Green River Road, east of the SR-91/Green River Road interchange and west of Dominguez Ranch Road. The Project site is largely undeveloped. However, the site is surrounded by residential development to the north (beyond the SR-91), vacant and disturbed land to the south, residential and commercial development to the east, and vacant and disturbed land to the west. Vacant areas are mostly covered with native vegetation, much of which consists of low-lying scrub. Elevations on site range from 1,110 feet in the southwestern corner of the property to 515 feet in the northeastern corner of the property.

The southern portion of the property is in an undeveloped natural condition dominated by rugged hillside terrain of the Santa Ana Mountains vegetated by grass, brush, scrub, and chaparral. Due to the topography of the property, development has been limited to the northern portion of the Specific Plan area. The eastern portion of the GRRSP Planning Area is occupied by two single-family residences. Several equestrian stables, one above water reservoir and a concrete lined stormwater basin related to prior horse boarding operations remain on-site.

The current Farmland Monitoring and Mapping Program (FMMP) map identifies the Project site, which consists of the ±160-acre Project site as having the following designations:

Grazing Land: Existing vegetation is suited to the grazing of livestock.

Urban and Built-up Land: Urban and Built-Up land is occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10-acre parcel. Common examples include residential, industrial, commercial, institutional facilities, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, and water control structures.

Other Land: land not included in any other mapping category. Examples include low density rural developments.

Farmland of Local Importance: Land of importance to the local agricultural economy as determined by each county's board of supervisors and a local advisory committee.

The Project site does not contain any land defined as prime or farmland of statewide importance, forest land (as defined by Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or land zoned Timberland Production (as defined by Government Code section 51104(g)).

4.2.4 PROJECT DESIGN FEATURES (PDF)
No Project Design Features are proposed for the Modified Project.

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4.2.5 EXISITNG REGULATIONS, PLANS, PROGRAMS, AND POLICIES

FEDERAL REGUALTIONS
There are no federal regulations that apply to the Modified Project.

STATE REGULATIONS
California Land Conservation Act (CLCA)
The CLCA of 1965, also known as the Williamson Act (California Government Code § 51200, et seq.), enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments that are much lower than normal because they are based upon farming and open space uses as opposed to full market value. Pursuant to California Government Code § 51230, counties and cities may establish Agricultural Preserves, which define boundaries of those areas within which the city or county will be willing to enter into contracts pursuant to the CLCA. Contracts pursuant to the CLCA are only allowed for areas within established Agricultural Preserves. Agricultural Preserves generally must be at least 100 acres in size; however, a city or county may allow for lesser acreage if a finding is made that the characteristics of the agricultural enterprises in the area are unique and that the establishment of preserves of less than 100 acres is consistent with the general plan of the county or city. Once established, land uses within an Agricultural Preserve must be agricultural in nature, or other such uses that are not incompatible with agricultural uses. (CDC, 2019; CA Legislative Info, n.d.)
Farmland Mapping and Monitoring Program (FMMP)
The goal of the CDC’s FMMP is to provide consistent, timely, and accurate data to decision makers for use in planning for the present and future of California's agricultural land resources.

To meet this goal, the FMMP's objective is to provide maps and statistical data to the public, academia, and local, state, and federal governments to assist them in making informed decisions for the best utilization of California's farmland. The FMMP was established in 1982 in response to what was by then a critical need for data on the nature, location, and extent of farmland, grazing land, and urban built-up areas in the State. California Government Code § 65570 mandates FMMP to biennially report to the Legislature on the conversion of farmland and grazing land, and to provide maps and data to local government and the public. The FMMP was also directed to prepare and maintain an automated map and database system to record and report changes in the use of agricultural lands. It was the intent of the Legislature and a broad coalition of building, business, government, and conservation interests that FMMP be non-regulatory, and provide a consistent and impartial analysis of agricultural land use and change in California. With this in mind, FMMP provides basic data from which observations and analyses can be made in the land use planning process. Pursuant to the FMMP, all lands

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within California are classified into one of seven map categories, as previously summarized in subsection 4.2.1. (CDC, 2004)
California Forest Practice Act
The California Department of Forestry and Fire Protection (CAL FIRE) enforces the laws that regulate logging on privately-owned lands in California. The Forest Practice Act was enacted in 1973 to ensure that logging is done in a manner that will preserve and protect fish, wildlife, forests and streams. The State Board of Forestry and Fire Protection (BFFP) enacts and enforces additional rules to protect these resources. (CAL FIRE, n.d.)

REGIONAL REGULATIONS
There are no regional regulations that apply to the Modified Project.

LOCAL REGULATIONS
Corona Municipal Code
The City of Corona’s Municipal Code has an Agricultural zone defined by Chapter 17.06 and two overlay zones of Agricultural Products (AP) and Animal Keeping and Agricultural Operation (AA), defined by Chapter 17.62 that allow for agricultural uses. The agriculture (A) zone was developed to accommodate the agricultural land uses that existed in Corona before urbanization. The AP overlay zones was originally developed during the early 1980s to allow the retail sale of agricultural products on land where the product is grown and has an Agricultural zone. The AA overlay zone was created in 2013 when the city attempted to annex Temescal Valley.

City of Corona 2020-2040 General Plan
Healthy Communities Element
Policy HC-3.1 Allow for limited agricultural uses, including community gardens, in areas of the city that are consistent with land use, zoning, and permitting requirements.

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

Policy ER-8.2 Support conservation programs to reforest privately held forest lands.

Policy ER-8.3 Work with Riverside County to update the Vegetation Map for Corona and the SOI areas in cooperation with the California Department of Fish and Wildlife, the Natural Diversity Data Base, the United States Forest Service, and other knowledgeable agencies.

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

Threshold AGF-1 Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
Threshold AGF-2 Conflict with existing zoning for agricultural use or a Williamson Act contract?
Threshold AGF-3 Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?
Threshold AGF-4 Result in the loss of forest land or conversion of forest land to non-forest use?
Threshold AGF-5 Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to nonagricultural use or conversion of forest land to non-forest use?

METHODOLOGY
The following analysis was used to assess the potential impacts of the Modified Project on agricultural and forestry resources. Review of existing data sources, such as the California Department of Food and Agriculture's Farmland Mapping and Monitoring Program (FMMP) and the US Forest Service's Forest Inventory and Analysis (FIA) program was used to identify the agricultural and forestry resources in the Project area. In addition, assessment of the Modified Project’s potential impacts on agricultural and forestry resources included evaluation of the potential to convert agricultural land to non-agricultural uses, to disrupt agricultural operations, or to damage forestry resources.

Desktop analysis was used to review existing data sources on agricultural and forestry resources in the Project area. The following data sources were used to assess the potential impacts of the project on agricultural and forestry resources:
• California Department of Food and Agriculture's Farmland Mapping and Monitoring Program (FMMP)
• US Forest Service's Forest Inventory and Analysis (FIA) program

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• National Agricultural Statistics Service
• California Department of Forestry and Fire Protection • Local agricultural and forestry agencies

4.2.7 ENVIRONMENTAL IMPACTS ASSOCIATED WITH THE MODIFIED

PROJECT
Impacts
Would the
Modified
Project result
in new or
more severe
impacts
requiring
revisions to
the Prior
EIR?
Would the Modified
Project be
implemented under
changed
circumstances
resulting in new or
more severe impacts
requiring revisions
to the Prior EIR?
Is there new
information that
would result in
new or more
severe impacts
from the
Modified Project
requiring
revisions to the
Prior EIR?
Would the
Modified
Project result in
eliminated,
reduced, or no
changes to
impacts and no
changes to the
Prior EIR are
required?
Would the project:

AGF-1 Convert Prime Farmland,
Unique Farmland, or
Farmland of Statewide
Importance (Farmland), as
shown on the maps
prepared pursuant to the
Farmland Mapping and
Monitoring Program of
the California Resources
Agency, to nonagricultural use?
AGF-2 Conflict with existing
zoning for agricultural use
or a Williamson Act
contract?
AGF-3 Conflict with existing
zoning for, or cause
rezoning of, forest land
(as defined in Public
Resources Code section
12220(g)), timberland (as
defined by Public
Resources Code section
4526), or timberland
zoned Timberland
Production (as defined by
Government Code section
51104(g))?
AGF-4 Result in the loss of forest
land or conversion of
forest land to non-forest
use?

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AGF-5 Involve other changes in
the existing environment,
which, due to their
location or nature, could
result in conversion of
Farmland to nonagricultural use or
conversion of forest land
to non-forest use?

IMPACTS ASSOCIATED WITH THE MODIFIED PROJECT
Impact AGF-1: Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

No changes in the location, size, or boundaries of the GRRSP Planning Area boundary have occurred since adoption of the GRRSP in 2001. As discussed in the Project Description, the Modified Project would modify the size and boundaries of the GRRSP, however minimally in the northern portion of the Project site. In addition, the eastern portion of the Project site has been slightly expanded to incorporate appropriate grading limits within the hilly terrain.

Since certification of the EIR in 2001, a revised Important Farmland Map has been issued by the Farmland Mapping and Monitoring Program of the California Resources Agency. Based on the revised California Important Farmland Map (Department of Conservation, 2022) and similar to the analysis within the 2001 EIR, there are no Prime and Unique Farmland within the Specific Plan area. However, the Farmland of Local Importance located on the GRRSP Planning Area (northeastern) designated by the FMMP is not designated as such in the General Plan EIR, Figure 5.2-1, Agricultural Resources. Although the Modified Project increases the GRRSP Planning Area, the Modified Project would have no change in impacts in comparison to those identified in the 2001 EIR. Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR.

Mitigation Measure
No mitigation measures are required.

Impact AGF-2: Conflict with existing zoning for agricultural use or a Williamson Act contract?

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Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The Modified Project would not include any new the land use designations beyond those previously analyzed in the 2001 EIR. Therefore, the Project would not conflict with an existing zoning for an agricultural use. As stated in the City’s General Plan EIR, a Williamson Act contract for a preserve in the City was terminated, and there were no Williamson Act contracts in the City. However, the General Plan EIR concluded development of the General Plan would convert Williamson Act Land to nonagricultural uses and the associated loss of agricultural preserve lands under would be significant and unavoidable.

As previously stated, there are no lands currently within the City that are in an existing Williamson Act contract. As a result, no conflicts with Williamson Act contract lands would occur. The Modified Project would result in no conflicts with Williamson Act contract lands.

Although not specifically analyzed in the 2001 EIR, the Modified Project would result in no impact to Williamson Act Contract lands. Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR for the Approved Project.

Mitigation Measure
No mitigation measures are required.

Impact AGF-3: Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The Modified Project proposes a minor increase in acreage, and changes to the land use designations within the GRRSP boundary. However, the proposed changes are designed to accommodate build out of the GRRSP and the proposed BPI Development. The GRRSPA would result in minor changes in land uses and these changes would result in no conflicts with existing zoning.

Although not discussed in the 2001 EIR, the City’s General Plan EIR concludes no forest land or timberlands are located within the City. The Cleveland National Forest is southerly adjacent to the City limits, however not within the City. The Modified Project is not zoned for any forest land or timberland uses. No new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR.

Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR.

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Mitigation Measure
No mitigation measures are required.

Impact AGF-4: Result in the loss of forest land or conversion of forest land to nonforest use? Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

As previously discussed in Impact AGF-3, the Modified Project would have no impact on forestland or timberland. The 2001 EIR did not address this topic, however the General Plan EIR determined that there are no current or planned fixed commercial timber operations subject to a Timber Harvesting Plan in southwest Riverside County (CALFIRE) and there are no timber production zones in the City or its SOI. Consequently, implementation of the General Plan Update would not result in loss or conversion of timberland to non-forest uses. It can be concluded the GRRSP Planning Area similarly does not contain any forest land or timberland uses, and implementation of the Modified Project would not result in the conversion of forest land to non-forest uses. Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR.

Mitigation Measure
No mitigation measures are required.

Impact AGF-5: Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to nonagricultural use or conversion of forest land to non-forest use? Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

As discussed above in Impacts AGF-1 through AGF-5, there are no farmlands in the vicinity of the GRRSP Planning Area that would be subject to potential conversion to non-agricultural use, and there are no forest lands in or within the vicinity of the Project. As concluded, the Farmland of Local Importance located on the GRRSP Planning Area (northeastern) designated by the FMMP is not designated as such in the General Plan EIR, Figure 5.2-1, Agricultural Resources. The Modified Project would not convert farmland to non-agricultural uses or forest land to non-forest uses. The Modified Project would not result in impacts to the existing environment, which due to their location or nature, could convert Farmland to non-agricultural use or forest land to non-forest use. Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR.

Mitigation Measure
No mitigation measures are required.

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4.2.8 CUMULATIVE IMPACTS ASSOCIATED WITH THE MODIFIED

PROJECT
Less Than Significant Impact/No Changes or No New Information Requiring Preparation of an EIR.

The Approved Project’s cumulative impacts associated with agricultural and forestry resources was not specifically addressed in the 2001 EIR. However, the cumulative effect of development in the region was already resulting in the conversion of agricultural lands to nonagricultural uses at the time the 2001 EIR was certified. Because agricultural land, including Prime Farmland, Williamson Act land, and land zoned for agricultural operations, is a finite resource, the conversion of Farmland to urban uses, combined with planned and future development in the City and region, represents a significant cumulative impact to agricultural operations and resources that cannot be mitigated. It can be inferred both the Approved and Modified Project would not result in any cumulative impacts associated with farmland and forestry resources because there is no farmland or forestry zoned properties or operations within or near the GRRSP Planning Area. Therefore, the Modified Project would not result in a change in cumulative impacts that would require further analysis and the level of impact would remain the same as can be inferred from the time the 2001 EIR was certified.

4.2.9 MITIGATION MEASURES IDENTIFIED IN PRIOR EIR APPLICABLE TO

MODIFIED PROJECT
No mitigation measures are required.

4.2.10 NEW MITIGATION MEASURES APPLICABLE TO MODIFIED PROJECT No mitigation measures are required.

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4.3 AIR QUALITY

4.3.1 INTRODUCTION
This section provides a summary of applicable impacts and mitigation measures from the 2001 EIR, an overview of existing air quality conditions within the GRRSP Planning Area and surrounding region, a summary of applicable regulations, and analyses of potential changes in impacts to air quality from implementation of the Modified Project in comparison to the Approved Project. Mitigation measures are recommended as necessary to reduce significant air quality impacts. NOP comment letters from South Coast Air Quality Management District, Southern California Association of Governments, and California Allied for a Responsible Economy were received pertaining to this topic. No Scoping Meeting comments were received pertaining to this topic.

This section of the Draft SEIR is based in part on the Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Air Quality Impact Analysis, prepared by Urban Crossroads, dated June 12, 2024 (Appendix D-1), and the Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Health Risk Assessment, prepared by Urban Crossroads, dated June 12, 2024 (Appendix D-2).

4.3.2 SUMMARY OF IMPACTS AND MITIGATION MEASURES FROM THE 2001 EIR
The 2001 EIR screened out from detailed analysis and assessment of impacts associated with:
altering air movement, moisture, or temperature or cause any change in climate; emissions within ¼ mile of school; and burning of wastes as no impact or a less than significant impact was determined. These conclusions were reached because the type of commercial and residential buildings resulting from the GRRSP Plan would not significantly alter existing subregional air movements and none of the land uses GRRSP would significantly alter surrounding levels of moisture, temperature, or local temperatures. In addition, the 2001 EIR determined no schools were located in the Approved Project vicinity and therefore the Approved Project would not emit emissions near schools and the Approved Project would not involve the burning of wastes resulting in no impact. All further impacts were analyzed in detail 2001 EIR.

The Approved Project impact analysis related to air quality as presented in the 2001 EIR as well as any mitigation measures identified to reduce significant impacts are summarized as follows:
a) Conflict with or obstruct implementation of the applicable air quality plan? The 2001 EIR determined the increase in traffic volume resulting from development of the Approved Project would result in more air pollution emission in comparison to the uses that

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could develop on the site per the existing County of Riverside General Plan that existed at that time. The then current Air Quality Management Plan (AQMP) contained air quality attainment goals based on air pollution emissions resulting from population and employment projections provided to SCAG from local agencies. Estimated increases in population and employment resulting from implementation of the Approved Project were determined to be within the population and employment projections provided to SCAG by the County of Riverside.

Consequently, the Approved Project was determined to be consistent with the AQMP and no mitigation was warranted.
b) Violate any air quality standard or contribute to an existing or projected air quality violation?
The 2001 EIR evaluated the significance of construction and operational emissions generated by the Approved Project. Peak grading and construction emissions associated with the Approved Project would exceed the SCAQMD thresholds for the criteria pollutant of NOx and PM10 resulting in a significant impact. Mitigation measures 4.3.1A thru G were identified to be implemented during construction of the Approved Project. Even with implementation of all feasible mitigation measures, the prior EIR determined construction impacts would remain significant and unavoidable.

The 2001 EIR determined area source emissions (stationary source emissions related to operations of a land use) and mobile source emissions (emissions from project related vehicular traffic) associated with the Approved Project would exceed the SCAQMD thresholds for the criteria pollutants CO, ROC, and NOx resulting in a significant impact. Mitigation measures

4.3.2A thru C were identified to be implemented during operations of the Approved Project.

Even with implementation of all feasible mitigation measures, the prior EIR determined operational impacts would remain significant and unavoidable. c) Expose sensitive receptors to substantial pollutant concentrations? The 2001 EIR evaluated the significance of emissions and particulates generated by the Approved Project. Air pollutants generated by the Approved Project would include temporary increased levels of emissions and particulates resulting from grading and construction activities. Air pollutants would be produced from vehicular emissions resulting from project traffic once the planned commercial facilities and residences are occupied. A notable sensitive receptor identified in the 2001 EIR that may be affected by these pollutants was the existing residential subdivision located east of the project on both sides of Dominguez Ranch Road.

However, the CO hot spot analyses determined the Approved Project would not result in CO hot spots impacts. As a result, the Approved Project was determined to have a less than significant impact on local air quality for CO, and no mitigation measures were warranted.

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d) Create objectionable odors?
Development of the non-residential land uses proposed by the Approved Project could include typical retail, service commercial, office, light industrial, restaurant and hotel uses. Odors typically associated with these uses are identified with organic material, such as food wastes generated by food and eating establishments. Many temporary or short-term odor releases are potentially associated with construction activity, which include the sources but are not limited to glues, paint, asphalt, and other architectural coatings.

Impacts were determined to be less than significant with proper handling and storage of such materials to prevent significant human exposure to offensive odors. These standard operating procedures, coupled with appropriate setbacks from sensitive off-site uses, were determined to reduce impacts from objectionable odors generated by the Approved Project to less than significant.

Cumulative Impacts
The 2001 EIR determined operational emissions associated with the Approved Project in conjunction with build out of the City's General Plan, would result in significant, cumulative air quality impacts within the Basin. Emissions of NOx during construction of the Approved Project would cumulatively contribute to regional ozone formation, and because the Basin is a non-attainment zone for ozone, this would be a significant air quality impact. Emissions of criteria pollutants and fugitive dust from construction activity would result in localized air quality impacts in the project vicinity. The 2001 EIR determined the Approved Project’s construction emissions would not comingle with construction emissions from other off-site locations and therefore localized air quality impacts would be less than significant. The 2001 EIR concluded that long-term operational stationary and mobile source emissions would contribute to regional criteria pollutant emissions, and these emissions would cumulatively contribute to significant regional air quality impacts. Impacts would be significant and unavoidable even with the implementation of mitigation measures 4.3.2A through C.

4.3.3 ENVIRONMENTAL SETTING
The proposed Project site is within the South Coast Air Basin (SCAB), an area covering approximately 6,745 square miles and bounded by the Pacific Ocean to the west and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The Los Angeles County portion of the Mojave Desert Air Basin is bounded by the San Gabriel Mountains to the south and west, the Los Angeles / Kern County border to the north, and the Los Angeles / San Bernardino County border to the east. The Riverside County portion of the Salton Sea Air Basin is bounded by the San Jacinto Mountains in the west and spans eastward up to the Palo Verde Valley.

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Climate
The regional climate significantly affects the air quality in the SCAB because temperature, wind, humidity, precipitation, and sunshine all play a role. The SCAB including the GRRSP Area has a semi-arid climate with mild temperatures and low rainfall. However, the presence of a marine layer creates moist air near the surface, especially along the coast. This marine layer combined with sunshine are key factors in photochemical smog formation. Wind is also crucial for air quality as it disperses pollutants. Wind patterns vary throughout the year, with some seasonal winds like the Santa Ana winds contributing to higher air pollution.

Temperature inversions act as a lid over the SCAB, trapping pollutants near the ground. These inversions are more common in the summer and winter.

Air Quality
Air pollution contributes to a wide variety of adverse health effects. The EPA has established federal national ambient air quality standards (NAAQS) for six of the most common air pollutants: carbon monoxide (CO), lead (Pb), ozone (O3), particulate matter (PM10 and PM2.5), nitrogen dioxide (NO2), and sulfur dioxide (SO2) which are known as criteria pollutants. The California Air Resource Board (CARB) administers the California ambient air quality standards (CAAQS) first established in 1962. The CAAQS addresses the pollutants covered by the NAAQS and establishes standards for SO4, visibility, hydrogen sulfide (H2S), and vinyl chloride (C2H3Cl). However, at this time, H2S and C2H3Cl are not measured at any monitoring stations in the SCAB because they are not considered to be a regional air quality problem.

Generally, the CAAQS are more stringent than the NAAQS. The SCAQMD monitors levels of various criteria pollutants at 37 permanent monitoring stations and 5 single-pollutant source Pb air monitoring sites throughout the air district. On January 5, 2021, CARB posted the 2020 amendments to the state and national area designations.

SCAQMD has designated general forecast areas and air monitoring areas, Source Receptor Areas (SRA) throughout the district in order to provide Southern California residents about the air quality conditions. The GRRSP Planning Area is located within the Corona/Norco Area SRA 22. The Corona/Norco Area monitoring station is located approximately 5.4 miles northeast of the GRRSP Planning Area and reports air quality statistics for PM10 (2020 year).

As the Corona/Norco Area monitoring station does not include statistics for O3, CO, NO2, PM10 (for the 2019 and 2021 years), and PM2.5 the next nearest station was used within the Air Quality Impact Analysis (AQIA) prepared for the proposed Project. The SRA 33 monitoring station is located 10.7 miles northeast of the GRRSP Planning Area and reports air quality statistics for NO2 and PM2.5. Additionally, the Metropolitan Riverside County (SRA 23) monitoring station, located approximately 15.8 miles northeast of the GRRSP Planning Area, is the next nearest monitoring station that reports air quality statistics for O3, CO, and PM10 (for 2019 and 2021). As discussed in the AQIA (Appendix C-1), from 2019 through 2021 the

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ambient air quality standards were exceeded for the study area, which is considered to be representative of the local air quality at the GRRSP Planning Area.

Sensitive Receptors
SCAQMD defines sensitive receptor locations as residential or other locations where sensitive populations may be located. Other sensitive receptor locations include schools, hospitals, convalescent homes, day care centers, and other locations where children, chronically ill individuals, or other sensitive persons could be exposed.

4.3.4 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES

FEDERAL REGULATIONS
Federal Clean Air Act
Air quality is federally protected by the Federal Clean Air Act (FCAA) and its amendments.

Under the FCAA, the United States Environmental Protection Agency (EPA) developed the primary and secondary NAAQS for the criteria air pollutants including O3, NO2, CO, SO2, PM10, PM2.5, and lead. Proposed projects in or near nonattainment areas could be subject to more stringent air permitting requirements. The FCAA requires each state to prepare a State Implementation Plan (SIP) to demonstrate how it would attain the NAAQS within the federally imposed deadlines.

The EPA can withhold certain transportation funds from states that fail to comply with the planning requirements of the FCAA. If a state fails to correct these planning deficiencies within two years of Federal notification, the EPA is required to develop a Federal implementation plan for the identified nonattainment area or areas. The provisions of 40 Code of Federal Regulations Parts 51 and 93 apply in all nonattainment and maintenance areas for transportation-related criteria pollutants for which the area is designated nonattainment or has a maintenance plan. The EPA has designated enforcement of air pollution control regulations to the individual states.

STATE REGULATIONS
California Clean Air Act
CARB, which became part of the CalEPA in 1991, is responsible for ensuring implementation of the California Clean Air Act (Assembly Bill [AB] 2595), responding to the FCAA, and for regulating emissions from consumer products and motor vehicles. AB 2595 mandates achievement of the maximum degree of emissions reductions possible from vehicular and other mobile sources in order to attain the state ambient air quality standards by the earliest practical date. As noted previously, CARB established the CAAQS for all pollutants for which the federal government has NAAQS and, in addition, establishes standards for SO4, visibility, hydrogen sulfide (H2S), and vinyl chloride (C2H3Cl). Also noted previously, H2S and C2H3Cl are not measured at any monitoring stations in the SCAB because they are not considered to

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be a regional air quality problem and generally, the CAAQS are more stringent than the NAAQS.

Local air quality management districts, such as the SCAQMD, regulate air emissions from stationary sources such as commercial and industrial facilities. All air pollution control districts have been formally designated as attainment or non-attainment for each CAAQS.

Serious non-attainment areas are required to prepare an AQMP that include specified emission reduction strategies in an effort to meet clean air goals. These plans are required to include:
• Application of Best Available Retrofit Control Technology to existing sources; • Developing control programs for area sources (e.g., architectural coatings and solvents) and indirect sources (e.g. motor vehicle use generated by residential and commercial development);
• A District permitting system designed to allow no net increase in emissions from any new or modified permitted sources of emissions;
• Implementing reasonably available transportation control measures and assuring a substantial reduction in growth rate of vehicle trips and miles traveled; • Significant use of low emissions vehicles by fleet operators; • Sufficient control strategies to achieve a 5% or more annual reduction in emissions or 15% or more in a period of three years for ROGs, NOX, CO and PM10. However, air basins may use alternative emission reduction strategy that achieves a reduction of less than 5% per year under certain circumstances.

California Title 24 Energy Efficiency Standards and California Green Building Standards
California Code of Regulations (CCR) Title 24 Part 6: The California Energy Code was first adopted in 1978 in response to a legislative mandate to reduce California’s energy consumption.

The standards are updated periodically to allow consideration and possible incorporation of new energy efficient technologies and methods. CCR, Title 24, Part 11: California Green Building Standards Code (CALGreen) is a comprehensive and uniform regulatory code for all residential, commercial, and school buildings that went in effect on January 1, 2009, and is administered by the California Building Standards Commission. CALGreen is updated on a regular basis, with the most recent approved update consisting of the 2022 California Green Building Code Standards that will be effective on January 1, 2023.

Local jurisdictions are permitted to adopt more stringent requirements, as state law provides methods for local enhancements. CALGreen recognizes that many jurisdictions have

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developed existing construction waste and demolition ordinances and defers to them as the ruling guidance provided, they establish a minimum 65% diversion requirement.

The code also provides exemptions for areas not served by construction waste and demolition recycling infrastructure. The State Building Code provides the minimum standard that buildings must meet in order to be certified for occupancy, which is generally enforced by the local building official.

Energy efficient buildings require less electricity; therefore, increased energy efficiency reduces fossil fuel consumption and decreases greenhouse gas (GHG) emissions. The 2022 version of Title 24 was adopted by the CEC and will be effective on January 1, 2023.

The 2022 Title 24 standards would result in less energy use, thereby reducing air pollutant emissions associated with energy consumption in the SCAB and across the State of California.

For example, the 2022 Title 24 standards require solar photovoltaic systems for new homes, encourage the use of heat pumps for space and water heating, and require homes to be electric ready to ease the adoption of cleaner electric heating, cooking, and EV charging. The CEC anticipates that the 2022 energy code will provide $1.5 billion in consumer benefits and reduce GHG emissions by 10 million metric tons. The proposed Project would be required to comply with the applicable standards in place at the time building permit document submittals are made.

REGIONAL REGULATIONS
South Coast Air Quality Management District
SCAQMD is the air pollution control agency for Orange County as well as the urban portions of Los Angeles, Riverside, and San Bernardino Counties. The agency’s primary responsibility is ensuring that the federal and state ambient air quality standards are attained and maintained in the Basin. The SCAQMD is also responsible for adopting and enforcing rules and regulations concerning air pollutant sources, issuing permits for stationary sources of air pollutants, inspecting stationary sources of air pollutants, responding to citizen complaints, monitoring ambient air quality and meteorological conditions, awarding grants to reduce motor vehicle emissions, and conducting public education campaigns, as well as many other activities. All projects within the Basin are subject to SCAQMD rules and regulations in effect at the time of construction.

As stated previously, the AQMP is the SIP for the Basin. The AQMP is a regional blueprint for implementing air quality standards within the Basin and some portions of the Salton Sea Air Basin that are under SCAQMD’s jurisdiction. The AQMP asserts that the most effective way to reduce air pollution impacts is to reduce emissions from mobile sources. Additionally, the AQMP relies on partnerships between governmental agencies at the federal, state, regional, and local level. These agencies, which are comprised of USEPA, CARB, local governments, Southern California Association of Governments (SCAG) and the SCAQMD, are the primary

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agencies that implement the AQMP programs. The AQMP incorporates the latest scientific and technical information and planning assumptions, including SCAG’s Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), updated emission inventory methodologies for various source categories, and SCAG's latest growth forecasts, as well as includes integrated strategies and measures to meet the NAAQS.

During construction activities, the proposed Project would be subject to applicable rules established by the SCAQMD including, but not limited to:
• SCAQMD Rule 402: A person shall not discharge from any source whatsoever such quantities of air contaminants or other material that cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or that endanger the comfort, repose, health, or safety of any such persons or the public, or that cause, or have a natural tendency to cause, injury or damage to business or property. The provisions of this rule do not apply to odors emanating from agricultural operations necessary for the growing of crops or the raising of fowl or animals.

Odor Emissions. All uses shall be operated in a manner such that no offensive odor is perceptible at or beyond the property line of that use. • SCAQMD Rule 403: This rule is intended to reduce the amount of particulate matter entrained in the ambient air as a result of anthropogenic (human-made) fugitive dust sources by requiring actions to prevent and reduce fugitive dust emissions. Rule 403 applies to any activity or human-made condition capable of generating fugitive dust and requires best available control measures to be applied to earth moving and grading activities.

Dust Control, Operations. Any operation or activity that might cause the emission of any smoke, fly ash, dust, fumes, vapors, gases, or other forms of air pollution, which can cause damage to human health, vegetation, or other forms of property, or can cause excessive soiling on any other parcel, shall conform to the requirements of the South Coast Air Quality Management District.
• SCAQMD Rule 1113: This rule serves to limit the Volatile Organic Compound (VOC) content of architectural coatings used on projects in the SCAQMD. This rule applies to any person who supplies, sells, offers for sale, or manufactures any architectural coating for use on projects.
• SCAQMD Rule 1301: This rule provides pre-construction review requirements to ensure that new or relocated facilities do not interfere with progress in attainment of the National Ambient Air Quality Standards (NAAQS), while future economic growth within the SCAQMD is not unnecessarily restricted. The specific air quality goal is to achieve no net increases from new or modified permitted sources of nonattainment air

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contaminants or their precursors. Rule 1301 also limits emission increases of ammonia, and Ozone Depleting Compounds (ODCs) from new, modified or relocated facilities by requiring the use of Best Available Control Technology (BACT). • SCAQMD Rule 2305: The SCAQMD adopted Rule 2305, the Warehouse Indirect Source Rule, on May 7, 2021. Owners and operators associated with warehouses 100,000 square feet (sf) or larger are required to directly reduce NOX and PM emissions, or to otherwise facilitate emission and exposure reductions of these pollutants in nearby communities.
• SCAQMD Rule 461: Rule 461 governs the operation of gasoline stations and requires that all underground storage tanks are equipped with a “California Air Resources Board (CARB) certified” enhanced vapor recovery system, all fill tubes are equipped with vapor tight caps, all dry breaks are equipped with vapor tight seals, a spill box shall be installed to capture any gasoline spillage, and all equipment is required to be properly maintained per CARB regulations. Rule 461 also providers several additional requirements including detailed maintenance, testing, reporting, and recordkeeping requirements for all gas stations.

Although the proposed Project would comply with the above regulatory requirements, it should be noted that emission reductions associated with Rules 402, 1301, 401, 2305, and 461 cannot be quantified in the California Emissions Estimator Model (CalEEMod) and are therefore not reflected in the emissions presented herein. Conversely, Rule 403 (Fugitive Dust) (2) and Rule 1113 (Architectural Coatings) (3) can be modeled in CalEEMod. As such, credit for Rule 403 and Rule 1113 have been taken in the analysis.

LOCAL REGULATIONS
City of Corona 2020–2040 General Plan
Circulation Element
Policy CE-1.4 Design and employ traffic control measures to ensure City streets and roads function with safety and efficiency.

Policy CE-1.7 Limit driveway and local street access on arterial streets to maintain a desired quality of traffic flow. Wherever possible, consolidate driveways and implement access controls during redevelopment of adjacent parcels.

Policy CE-1.10 Require a traffic analysis to be prepared in accordance with the City’s adopted Traffic Impact Study Guidelines and require projects to mitigate impacts on the City’s circulation system that exceed the City’s adopted service thresholds for near term and future conditions.

Policy CE-3.3 Encourage employers to reduce vehicular trips by offering to employees commute trip reduction programs, such as transit fare subsidies, alternative work schedules

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and telecommuting, employer-sponsored van pools or shuttles, ride share programs, and bike share.

Policy CE-4.2 Work with the Riverside Transit Agency to identify needs for additional bus services and enhancements to existing services.

Policy CE-4.5 Encourage employers to reduce single-occupant vehicular trips by providing employee incentives (e.g., reduced rate transit passes).

Policy CE-4.6 Require new development to provide transit facilities, such as bus shelters and turnouts, where deemed necessary, to encourage the use of transit and other alternative forms of transportation.

Policy CE-4.7 Preserve options for expanding future transit use when designing improvements for roadways or redeveloping major developments and including areas for transit facilities.

Policy CE-5.2 Maintain existing pedestrian facilities and encourage new development to provide walkways between and through developments.

Policy CE-5.3 Provide for safe accessibility to and use of pedestrian facilities by people with disabilities to implement accessibility requirements under the American with Disabilities Act.

Policy CE-5.6 Encourage new and existing development to provide accessible and secure areas for bicycle storage. Provide bicycle racks or storage facilities at public facilities and require bicycle parking, storage, and other support facilities as part of new office and retail developments.

Policy CE-5.7 Use easements and/or rights-or-way along flood control channels, public utilities, railroads, and streets wherever possible for bikeways and equestrian and hiking trails.

Policy CE-6.1 Provide primary truck routes on selected arterial streets that will serve the business community while minimizing the impacts of through truck traffic into residential areas.

Policy CE-6.2 Provide appropriately designed and maintained roadways in accordance with local, state, and federal standards for truck routes so that they can safely accommodate truck travel.

Policy CE-6.3 Develop appropriate treatments along local truck routes to minimize noise and vibration impacts on sensitive land uses that are adjacent to or impacted by the truck route.

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Policy CE-6.4 Ensure that new development provides adequate on-site truck loading facilities and enforce prohibition of queuing of trucks on public streets or in other areas not intended for such uses.

Policy CE-6.6 Strive to minimize through truck traffic in residential neighborhoods and other areas not intended for such travel, and enforce City codes that restrict or prohibit trucks on certain streets.

Policy CE-7.3 Encourage employers to include strategic parking provisions in new developments, where feasible, to encourage the use of transit and other modes of travel rather than single-occupancy autos.

Policy CE-7.4 Accommodate joint use of parking facilities as part of an area plan or site plan, based on the peak parking demands of permitted uses in the planning area.

Land Use Element
Policy LU-1.2 Emphasize the development of uses that sustain Corona as a cohesive, distinct, and self- sustaining community and minimize the need for residents to travel to surrounding communities for retail goods, services, and employment.

Policy LU-6.1 Promote sustainable features in new construction and significant renovations, including the use of locally sourced, recycled, and sustainable-sourced building materials, energy- and water-efficient building design, integrated renewable energy and energy storage systems, and waste minimization during construction.

Policy LU-6.2 Require that new residential, commercial, office, and industrial development be designed to minimize consumption of and sustain scarce environmental resources through:
• Site design—concentration and intermixing of development to minimize vehicular trips and promote walking and building orientation for solar access and heat gain and loss. • Landscaping—drought-tolerant species, use of recycled water for irrigation, and other purposes.
• Capture of rainwater and re-use on site.
• Building design and construction materials—energy-and water efficient fixtures, recycled building materials, insulation and wall thickness, permeable paving surfaces, and comparable techniques.

Policy LU-10.6 Establish a multi-use trail system that connects the rural and estate neighborhoods adjoining open spaces and parklands. These may be developed for pedestrians, bicycles, and/or for horseback riding where allowed by zoning.

Policy LU-11.6 Require that transit-supporting facilities, such as bus turnouts, passenger drop-offs, and shelters, be incorporated in new commercial centers or when subject to major

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renovation and improvement, where appropriate to support local, citywide, and regional transit systems. The location and type of facility should be coordinated with transit agencies.

Policy LU-12.7 Regulate the development of industrial uses (consistent with local regulation and state law) that use, store, produce, or transport toxic and hazardous materials; generate unacceptable levels of air or noise pollution; or result in other adverse impacts.

Policy LU-13.2 Limit retail commercial and professional office uses within a mixedresidential- commercial/office use development to those uses that are compatible with residential uses.

Policy LU-13.3 Require that adequate open space and, for larger projects, recreational facilities be incorporated into mixed-use development projects to meet the need of their residents and improve overall aesthetics.

Healthy Community Element
Policy HC-2.5 Require the preparation of air quality, noise, and vibration technical studies to determine the impact of proposed new development on adjacent and surrounding land uses and to identify the appropriate measures required to mitigate such impacts.

Housing Element (2021-2029)
Policy H-1.2 Promote specific plans and zoning map amendments that provide a variety of housing types and densities based on the suitability of the land, including the availability of infrastructure, the provision of adequate City services and recognition of environmental constraints.

Policy H-1.4 Support the development of sustainable projects that reduce demand for water and energy resources, reduce commute times and operational costs, and provide for transitoriented development.

Environment Resources Element
Policy ER-12.1 Promote and encourage alternate employment work schedules for public- and private-sector businesses to achieve a reduction of employee-related motor vehicle emissions in accordance with SCAQMD Rule 2202.

Policy ER-12.2 Continue to cooperate with the SCAQMD and other local authorities in the air basin, in implementing air emission reduction programs and techniques.

Policy ER-12.3 Establish and strictly enforce controls on land use activities that contain operations or materials that individually or cumulatively add significantly to the degradation of air quality in Corona.

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Policy ER-12.6 Support major commercial centers and employment center projects, having 100 or more employees, to incorporate transit amenities, access points, and van and carpool parking as part of the project.

Policy ER-12.8 Require new commercial and industrial development and redevelopment projects of sufficient scale and number of employees to provide adequate facilities for bicycles, such as bicycle racks located close to the front entranceways of buildings and shower facilities with lockers.

Policy ER-12.9 Continue to incorporate bicycle lanes in all new and upgrade roadway projects in order to encourage commuter bicycle trips. Also, improve existing bicycle lanes for greater user safety.

Policy ER-12.11 Require that large-scale master-planned residential communities incorporate pedestrian and cycling paths/trails that link with adjacent neighborhoods, schools, areas of shopping and employment, community centers, other places of activity, and transit access points.

Policy ER-12.12 Provide effective utility of pedestrian and cycling paths/trails and place strong limitations on intrusions into these rights-of-way used for pedestrian and bicycling.

Policy ER-12.13 Reduce particulate emissions from paved and unpaved roads, parking lots, and road and building construction through the implementation of best practices as deemed feasible by the City of Corona.

Policy ER-12.14 Reduce energy consumed by commercial and residential uses by requiring the use and installation of energy conservation features in all new construction projects and wherever feasible, retrofitting existing and redevelopment projects.

Policy ER-13.2 Encourage the maximum feasible energy efficiency in site design, building orientation, landscaping, and utilities/infrastructure for all development and redevelopment projects (residential, commercial, industrial, and public agency) to support GHG emissions reductions.

Policy ER-13.3 Evaluate opportunities to reduce energy use and the urban heat island effect through site and building design, materials and landscaping, such as reflective roofs or pavement, vegetated roofs, pervious pavement, shade trees, and re-vegetation of paved areas.

Policy ER-13.4 Support the increase of clean energy supply to existing and new development and municipal facilities through means to include, but not be limited to: onsite or other local renewable energy sources for new and existing buildings and infrastructure.

Policy ER-13.5 Increase use of clean fuel and electric vehicles in the city through the support of the installation of electric vehicle infrastructure; explore opportunities to incentivize and/or facilitate installation of electric vehicle charging stations at convenient locations in Corona.

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Policy ER-13.6 Reduce solid waste sent to the landfills and associated community-wide GHG emissions by ensuring all properties have access to curbside solid waste, recycled materials, and green/organic waste programs; target special programs for construction debris, household hazardous waste, etc.

Policy ER-13.7 Support a wide variety of transportation related measures (e.g., active transportation, increased bus and rail transit, transportation system and demand management, etc.) as articulated in the Circulation Element to reduce the number of vehicle miles traveled in Corona.

Infrastructure and Utilities Element
Policy IU-7.7 Encourage the reduction of energy consumption through passive solar building orientation as well as the installation of rooftop solar energy systems and energyefficient technologies.

4.3.5 PROJECT DESIGN FEATURES
No Project Design Features are proposed for the Modified Project.

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

Threshold AQ-1 Conflict with or obstruct implementation of the applicable air quality plan?
Threshold AQ-2 Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Threshold AQ-3 Expose sensitive receptors to substantial pollutant concentrations? Threshold AQ-4 Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?

METHODOLOGY
Air quality impacts were assessed in accordance with methodologies recommended by CARB and the SCAQMD. The latest version of CalEEMod (v2022.1), which was released by the SCAQMD in conjunction with CAPCOA and other California air quality districts in May 2022, was used to determine construction and operational air quality emissions of the Modified Project. CalEEMod is a statewide land use emissions computer model designed to quantify potential criteria pollutant emissions associated with both construction and operations from a variety of land use projects. Project construction-generated air pollutant emissions were

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calculated using CalEEMod model defaults for Orange County. Construction of the proposed Project is anticipated to start in the first quarter of 2024 and the first phase (PAs 1, 2, and 3) would be completed and operational by 2024 and buildout of the Project (phase one plus PAs 4 and 5) operational by third quarter of 2025. Operational air pollutant emissions were based on the proposed Project site plans and the estimated traffic trip generation rates from the Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Traffic Analysis, dated June 10, 2024, and prepared by Urban Crossroads (Appendix S).

4.3.7 ENVIRONMENTAL IMPACTS ASSOCIATED WITH THE MODIFIED

PROJECT
Impacts
Would the
Modified
Project result
in new or
more severe
impacts
requiring
revisions to
the Prior
EIR?
Would the Modified
Project be
implemented under
changed
circumstances
resulting in new or
more severe impacts
requiring revisions to
the Prior EIR?
Is there new
information that
would result in
new or more
severe impacts
from the
Modified Project
requiring
revisions to the
Prior EIR?
Would the
Modified Project
result in
eliminated,
reduced, or no
changes to
impacts and no
changes to the
Prior EIR are
required?
Would the project:

AQ-1 Conflict with or obstruct
implementation of the
applicable air quality
plan?
AQ-2 Result in a cumulatively
considerable net
increase of any criteria
pollutant for which the
project region is nonattainment under an
applicable federal or
state ambient air quality
standard?
AQ-3 Expose sensitive
receptors to substantial
pollutant
concentrations?
AQ-4 Result in other emissions
(such as those leading to
odors) adversely
affecting a substantial
number of people?

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IMPACTS ASSOCIATED WITH THE MODIFIED PROJECT
Impact AQ-1: Conflict with or obstruct implementation of the applicable air quality plan?
The Modified Project result in new or more severe impacts requiring revisions to the 2001 EIR.

Projects are considered consistent with the AQMP if the growth in socioeconomic factors (e.g., population, employment) is consistent with the underlying regional plans used to develop the AQMP. The future emissions forecasts are primarily based on demographic and economic growth projections provided by SCAG. Thus, demographic growth forecasts for various socioeconomic categories developed by SCAG in their current 2020-2045 RTP/SCS were in turn used to estimate future emissions by SCAQMD in their current 2022 AQMP (SCAQMD 2022).

Pursuant to SCAQMD’s consistency analysis guidelines contained in their CEQA Air Quality Handbook, consistency with the AQMP is affirmed when a project: (1) does not increase the frequency or severity of an air quality standards violation or cause a new violation; and (2) is consistent with the growth assumptions in the AQMP.

AQMP Consistency Criterion 1: The Modified Project would result in long-term operational pollutant emissions that exceed CEQA significance emissions thresholds established by SCAQMD, as demonstrated below; therefore, the proposed Modified Project would result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. A detailed discussion of this conclusion follows.

As shown below in Table 4.3-1, the Modified Project construction-source emissions would exceed SCAQMD regional thresholds for NOX emissions. However, with implementation of Mitigation Measure, MM AQ-1 as presented in Section 4.3.10, the Modified Project construction source emissions impacts would be reduced to less than significant as shown in Table 4.3-2. Implementation of MM AQ-1 requires that all grading construction contractors ensure offroad diesel construction equipment complies with EPA/CARB Tier 4 Interim emissions standards or equivalent and ensure that all construction equipment is tuned and maintained in accordance with the manufacturer’s specifications. As a result, the Modified Project would not exceed the applicable regional significance thresholds for construction activity with mitigation incorporated. Thus, construction activities related to the Modified Project would be consistent with the first criterion.

As shown below in Table 4.3-3, the Modified Project’s long-term operational activities would exceed summer VOC emissions thresholds and NOX emissions thresholds for both summer and winter. As a result, the Modified Project has the potential to exceed the applicable regional

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significance thresholds during operational activities. The Modified Project is required to comply with SCAQMD Rule 2305, the Warehouse Indirect Source Rule, which requires owners and operators associated with warehouses 100,000 square feet or larger are required to directly reduce NOX and PM emissions, or to otherwise facilitate emission and exposure reductions of these pollutants in nearby communities. As such, the Modified Project would be required to incorporate Mitigation Measures, MM AQ-2 through MM AQ-5 to reduce operational-related emissions, specifically designed to improve truck efficiency. However, the estimated long-term operational emissions generated under full buildout of the Modified Project would exceed the SCAQMD’s regional operational significance thresholds. In addition, Project operational-source VOC emissions during summer cannot be definitively reduced below applicable SCQMD thresholds and therefore would therefore exceed regional operational significance thresholds.

The proposed Project’s main operational-source emissions source would be generated by passenger cars and trucks accessing the Modified Project, and no feasible mitigation beyond the measures to be implemented exist that would reduce Project operational-source VOC and NOX emissions to levels that are less than significant. As a result, the Modified Project would conflict with the AQMP according to this criterion.

AQMP Consistency Criterion 2: The Modified Project would not exceed the growth assumptions in the AQMP. The 2022 AQMP demonstrates that the applicable ambient air quality standards can be achieved within the timeframes required under federal law. Growth projections from local general plans adopted by cities in the district are provided to SCAG, which develops regional growth forecasts, which are then used by SCAQMD to develop future air quality forecasts for the AQMP. The Approved Project land uses are consistent with the City’s GP and are therefore consistent with the AQMP growth projections. The Modified Project’s land uses are less intense than the Approved Project, and therefore are also consistent with the AQMP growth projections.

Per the City’s General Plan, PAs 1, 2, and 3 are designated for MU2 and GC uses, and PAs 4 and 5 are designated for MU2 and ER in accordance with the Approved Project. The MU2 land use designation allows for light industrial and commercial uses. The GC land use designation allows for the development of supermarkets, department stores, apparel stores, theaters, and nonretail uses such as offices and banks. The ER land use designation includes the development of single-family homes, light agriculture uses, and accessory buildings. The Modified Project’s proposed uses and development would be consistent with the land use designation intensities stated in the General Plan and the Approved Project (i.e., the GRRSP.

The Project would exceed the applicable SCAQMD regional thresholds for operational-source activity for emissions of summer VOC and NOX. Even with implementation of feasible mitigation, this threshold exceedance is considered significant and unavoidable. Thus, the Modified Project would have the potential to conflict with the second criterion.

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As previously discussed, Modified Project operational-source emissions would exceed the applicable SCAQMD regional thresholds for summer VOC and NOX with mitigation incorporated. In addition, the Project’s proposed land use designation for the GRRSP Planning Area would potentially affect the development intensities. As a result, the Project would conflict with the AQMP and result in a significant and unavoidable impact.

In summary, the Modified Project would result in a new increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP.

The Modified Project would result in new or more severe impacts in comparison to those identified for the Approved Project in the 2001 EIR.

Mitigation Measure
The Modified Project introduces the following Mitigation Measures and are further described in detail Section 4.3.10.
• MM AQ-1 through AQ-5
Impact AQ-2: Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The CAAQS designate the Modified Project area as nonattainment for O3, PM10, and PM2.5 while the NAAQS designates the Modified Project area as nonattainment for O3 and PM2.5. As presented in the AQIA , the analysis assumes that individual projects that do not generate operational or construction emissions that exceed the SCAQMD’s recommended daily thresholds for project specific impacts would also not cause a cumulatively considerable increase in emissions for those pollutants for which SCAB is in nonattainment, and, therefore, would not be considered to have a significant, adverse air quality impact. Alternatively, individual project-related construction and operational emissions that exceed SCAQMD thresholds for project-specific impacts would be considered cumulatively considerable.

Construction Impacts
As detailed in the AQIA , the estimated maximum daily construction emissions without mitigation are summarized on Table 4.3-1 below. Under the assumed scenarios, emissions resulting from the Modified Project construction will exceed thresholds established by the SCAQMD for emissions of NOX during construction activity. The exceedance is a result of on-site equipment operations occurring during the 2024 grading activities.

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Table 4.3-1: Overall Construction Emissions Summary – Without Mitigation Phase
Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Summer
2024 33.76 105.22 77.06 0.30 16.80 7.77
2025 14.03 40.35 46.59 0.07 4.47 2.44
Winter
2024 33.63 106.55 72.64 0.30 16.80 7.90
2025 4.12 37.58 33.46 0.06 7.83 4.52
Maximum Daily Emissions 33.76 106.55 77.06 0.30 16.80 7.90 SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? NO YES NO NO NO NO
Source: Urban Crossroads, 2024 (Appendix C-1)
The estimated maximum daily construction emissions with mitigation are summarized on Table 4.3-2 below. As presented above in Impact AQ-1, implementation of MM AQ-1 would be required to reduce the severity of the impacts from construction equipment. As a result, construction-source emissions would be reduced below the applicable SCAQMD thresholds.

Therefore, with implementation of MM AQ-1, Modified Project construction-source emissions would be less than significant with mitigation.

Table 4.3-2: Overall Construction Emissions Summary – With Mitigation Phase
Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Summer
2024 33.76 69.91 82.95 0.30 13.62 4.86
2025 14.03 40.35 46.59 0.07 4.47 2.44
Winter
2024 33.63 71.24 82.26 0.30 13.62 7.90
2025 4.12 37.58 33.46 0.06 7.83 4.52
Maximum Daily Emissions 33.76 71.24 82.95 0.30 13.62 7.90 SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? NO NO NO NO NO NO
Source: Urban Crossroads, 2024 (Appendix C-1)

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Operational Impacts
Operational activities associated with the Project will result in emissions of VOCs, NOX, SOX, CO, PM10, and PM2.5. Operational emissions are expected from the following primary sources:
• Area Source Emissions
• Energy Source Emissions
• Mobile Source Emissions
• On-Site Cargo Handling Equipment Emissions
• Transportation Refrigeration Unit (TRU) Emissions
• Gasoline Dispensing Emissions
Table 4.3-3: Summary of Peak Operational Emissions – Without Mitigation Phase
Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Summer
Mobile Source 35.63 59.42 282.46 0.95 67.91 18.03
Area Source 25.13 0.78 35.92 0.01 0.10 0.08
Energy Source 0.35 6.36 5.22 0.04 0.48 0.48
Stationary Sources 4.92 13.76 12.55 0.02 0.72 0.72
On-site Equipment 0.35 1.13 49.33 0.00 0.09 0.08
TRU Source 12.56 13.33 1.50 0.00 0.48 0.44
Fueling Station Source 1.22 0.00 0.00 0.00 0.00 0.00
Total Maximum Daily
Emissions

80.17 94.77 386.99 1.01 69.79 19.85
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? YES YES NO NO NO NO
Winter
Mobile Source 33.37 62.85 241.24 0.91 67.91 18.03
Area Source 19.40 0.48 0.20 0.00 0.04 0.04
Energy Source 0.35 6.36 5.22 0.04 0.48 0.48
Stationary Sources 4.92 13.76 12.55 0.02 0.72 0.72
On-site Equipment 0.35 1.13 49.33 0.00 0.09 0.08

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TRU Source 12.56 13.33 1.50 0.00 0.48 0.44
Fueling Station Source 1.22 0.00 0.00 0.00 0.00 0.00
Total Maximum Daily
Emissions 72.18 97.90 310.06 0.97 69.73 19.80
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? YES YES NO NO NO NO
Source: Urban Crossroads, 2024 (Appendix C-1)
As shown above in Table 4.3-3, the Modified Project’s operational‐source NOX emissions will exceed applicable SCAQMD regional thresholds without implementation of mitigation resulting in a significant impact requiring mitigation.

As previously stated in Impact AQ-1, the Modified Project would be required to incorporate Mitigation Measures, MM AQ-2 through MM AQ-5 to reduce operational-related emissions.

The estimated maximum daily operational emissions with mitigation are summarized on Table

4.3-4 below.

Table 4.3-4: Summary of Peak Operational Emissions – With Mitigation Phase
Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Summer
Mobile Source 35.63 59.42 282.46 0.95 67.91 18.03
Area Source 25.13 0.78 35.92 0.01 0.10 0.08
Energy Source 0.35 6.36 5.22 0.04 0.48 0.48
Stationary Sources 4.92 13.76 12.55 0.02 0.72 0.72
On-site Equipment 0.35 1.13 49.33 0.00 0.09 0.08
TRU Source 12.56 13.33 1.50 0.00 0.48 0.44
Fueling Station Source 1.22 0.00 0.00 0.00 0.00 0.00
Total Maximum Daily
Emissions

79.81 93.64 337.66 1.01 69.70 19.77
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? YES YES NO NO NO NO
Winter

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Mobile Source 33.37 62.85 241.24 0.91 67.91 18.03
Area Source 19.40 0.48 0.20 0.00 0.04 0.04
Energy Source 0.35 6.36 5.22 0.04 0.48 0.48
Stationary Sources 4.92 13.76 12.55 0.02 0.72 0.72
On-site Equipment 0.35 1.13 49.33 0.00 0.09 0.08
TRU Source 12.56 13.33 1.50 0.00 0.48 0.44
Fueling Station Source 1.22 0.00 0.00 0.00 0.00 0.00
Total Maximum Daily
Emissions

71.83 96.77 260.72 0.97 69.64 19.72
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? YES YES NO NO NO NO
Source: Urban Crossroads, 2024 (Appendix C-1)
As shown above in Table 4.3-4, the Modified Project’s operational‐source NOX emissions will exceed applicable SCAQMD regional thresholds with implementation of mitigation resulting in a significant impact requiring mitigation. As stated in the AQIA, no feasible mitigation beyond the measures to be implemented exist that would reduce Project operational-source VOC and NOX emissions to levels that are less than significant. As a result, the Modified Project would result in a significant and unavoidable impact.

As discussed previously, the 2001 EIR determined the Approved Project would produce construction-related impacts from NOx and PM10 emissions and operational-related emissions from CO, ROC, and NOx that would be significant and unavoidable even with implementation of all feasible mitigation measures. Therefore, no new impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR.

However, additional mitigation measures MM AQ-1 through MM AQ-5 have been identified for the Modified Project to reduce impacts from construction and operations of the Modified Project to the fullest extent feasible.

Mitigation Measure
The Modified Project introduces the following Mitigation Measures and are further described in detail Section 4.3.10.
• MM AQ-1 through MM AQ-5
Impact AQ-3: Expose sensitive receptors to substantial pollutant concentrations? Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

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Localized Impact Analysis
The AQIA includes a Localized Significance Threshold (LST) analysis based on SCAQMD methodology. The analysis quantified localized impacts (maximum daily emissions) for all nearest sensitive and non-sensitive receptors compared to the thresholds established by the SCAQMD. Consistent with LST Methodology, the LST emissions were calculated using an air dispersion model because the Project exceeds five acres.

During the peak phases of construction, the LST analysis determined no exceedances of SCAQMD thresholds would occur as shown in Table 4.3-5. Impacts would be less than significant. Notwithstanding, implementation of Mitigation Measure MM AQ-1 would further reduce localized emissions in Planning Areas 1, 2, and 3.

Table 4.3-5: Localized Significance Summary of Peak Construction – Without Mitigation Peak Construction
CO NO2 PM10 PM2.5
Averaging Time
1-Hour 8-Hour 1-Hour 24-Hours 24-Hours
Peak Day Localized Emissions 0.02 0.01 1.43E-02 0.59 0.34 Background ConcentrationA 1.70 1.20 0.085 NA NA
Total Concentration 1.72 1.21 0.10 0.59 0.34
SCAQMD LSTB 20 9 0.18 10.4 10.4
Threshold Exceeded? NO NO NO NO NO
A Highest concentration from the last three years of available data. Per SCAQMD LST guidance, PM10 and PM2.5 background concentrations are not considered. B Significance thresholds are based on SCAQMD’s Air Quality Significance Thresholds for Ambient Air Quality Standards for Criteria Pollutants.

Note: PM10 and PM2.5 background concentrations are expressed in ug/m3. All others are expressed in ppm.

Source: Urban Crossroads, 2024 (Appendix C-1)
The LST operational analysis generally includes on-site sources (area, energy, mobile, TRUs, and on-site cargo handling equipment). The Modified Project operational emissions would not exceed the numerical localized thresholds of significance established by the SCAQMD for any criteria pollutant as shown below in Table 4.3-6. Thus, a less than significant impact would occur for localized Project-related operational-source emissions, and no mitigation is required.

Table 4.3-6: Localized Significance Summary of Peak Operations – Without Mitigation Peak Construction
CO NO2 PM10 PM2.5
Averaging Time
1-Hour 8-Hour 1-Hour 24-Hours 24-Hours
Peak Day Localized Emissions 1.96E-02 8.31E-03 3.33E-03 0.15 0.05

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Background ConcentrationA 1.70 1.20 0.085 NA NA
Total Concentration 1.72 1.21 0.09 0.15 0.05
SCAQMD LSTB 20 9 0.18 2.5 2.5
Threshold Exceeded? NO NO NO NO NO
A Highest concentration from the last three years of available data. Per SCAQMD LST guidance, PM10 and PM2.5 background concentrations are not considered.

B Significance thresholds are based on SCAQMD’s Air Quality Significance Thresholds for Ambient Air Quality Standards for Criteria Pollutants.

Note: PM10 and PM2.5 background concentrations are expressed in ug/m3. All others are expressed in ppm.

Source: Urban Crossroads, 2024 (Appendix C-1)
CO Hot Spot Analysis
The AQIA conducted a CO hot spot analysis to determine if the Modified Project's vehicular traffic additions would result in CO concentrations at nearby roadways and intersections that would result in a violation of ambient air quality standards. It has long been recognized that CO hotspots are caused by emissions from vehicles idling at congested intersections. As vehicle emissions standards have become increasingly stringent resulting in the replacement of older vehicles by newer vehicles in the vehicle fleet, plus the introduction of cleaner burning fuels, CO is now designated as attainment in the SCAB. The AQIA determined the Modified Project along with background and cumulative development would not produce the volume of traffic required to generate a CO hot spot based on empirical data derived from a 2003 Los Angeles hot spot study and based on representative Bay Area AQMD CO threshold considerations. Localized air quality impacts related to CO hot spots from the Modified Project’s mobile-source emissions would therefore be less than significant.

Health Risk Analysis Impacts
The Health Risk Assessment (HRA) prepared for the Modified Project evaluated potential health risk impacts to nearby sensitive receptors. The nearest sensitive receptors are the existing homes and residents to the east/southeast of the GRRSP Planning Area off Dominguez Ranch Road and workers associated with future development of the proposed Project. Health risk impacts result from exposure to Toxic Air Contaminants (TACs) including diesel particulate matter (DPM) as a result of heavy-duty diesel trucks accessing the site. The analysis was conducting in accordance with the SCAQMD’s Health Risk Assessment Guidance for Analyzing Cancer Risks from Mobile Source Diesel Idling Emissions for CEQA Air Quality Analysis. DPM emissions concentrations were calculated using the EPA’s AERMOD dispersion model using site specific, area climate, and Project inputs. Project data inputs include the detailed construction assumptions for each phase of the Modified Projects development contained in the AQIA. The phases analyzed were: Phase 1 = 746,167 sf of BPI uses in PAs 1, 2, 3; Phase 2 = Phase 1 plus 19,600 sf of GC uses in PA 4; Phase 3 = Phase 2 plus 32 ER DUs in PA 5.

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The individual land use with the maximum exposure to emissions from a project is referred to as the maximally individual receptor (MEIR). The MEIR the proposed Project’s construction and operational DPM source emissions was identified as the backyard of an existing residence on San Viscaya Circle approximately 246 feet east of PAs 1, 2 and 3. As shown in Table 4.3- 5, the maximum incremental cancer risk at the MEIR attributable to the proposed Project construction and operational DPM source emissions is estimated at 5.14 in one million, which is less than SCAQMD’s risk threshold of 10 in one million. Also shown in Table 4.3-5, noncancer risks were estimated to be 0.003 at the MEIR, which is less than SCAQMD’s hazard risk threshold of 1.0. The Modified Project will not cause a significant human health or cancer risk to adjacent land uses as a result of construction and operational activity. All other receptors during construction and operational activity would experience less risk than what is identified for this location. Health risk impacts from the Modified Project’s DPM emissions would therefore be less than significant and no mitigation is required.

Table 4.3-5: Summary of Construction and Operational Cancer and Non-Cancer Risks Time Period Location
Maximum
Lifetime Cancer
Risk (Risk per
Million)
Significance
Threshold
(Risk per
Million)
Exceeds
Significance
Threshold
30 Year
Exposure Maximum Exposed Sensitive Receptor 5.14 10 NO
Time Period Location Maximum Hazard
Index
Significance
Threshold
Exceeds
Significance
Threshold
Annual Average Maximum Exposed Sensitive Receptor 0.003 1.0 NO Source: Urban Crossroads, 2024 (Appendix C-1)
As discussed previously, the 2001 EIR determined the Approved Project would not result in emissions that would affect sensitive receptors. The Modified Project would not result in CO hot spot impacts, construction-related LST impacts from NOx and PM10 emissions, or operational-related LST impacts from CO, ROC, and NOx emissions. In addition, the Modified Project would not result in health risk impacts to nearby sensitive receptors. Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR for the Approved Project.

Friant Ranch Case
The California Supreme Court held in 2018 that air quality analyses in an EIR must address the connection between identified air quality impacts to the human health consequences of the identified air quality impacts, or meaningfully explain why such an analysis cannot be provided given correlation of a project’s criteria air pollutant emissions to specific health impacts is challenging. SCAQMD expressed at the time it may be “difficult to quantify health impacts

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for criteria pollutants,” an important opinion coming from one of the State’s are districts with the most sophisticated air quality modeling and health impact evaluation capabilities. Using O3 as an example, SCAQMD expressed why it is impracticable to determine specific health outcomes from criteria pollutants for all but very large, regional-scale projects. First, forming O3 “takes time and the influence of meteorological conditions for these reactions to occur, so ozone may be formed at a distance downwind from the sources.” Second, “it takes a large amount of additional precursor emissions (NOX and VOCs) to cause a modeled increase in ambient ozone levels over an entire region,” referencing a 2012 study showing that “reducing NOX by 432 tons per day (157,680 tons/year) and reducing VOC by 187 tons per day (68,255 tons/year) would reduce ozone levels at the SCAQMD’s monitor site with the highest levels by only 9 parts per billion.”
SCAQMD concluded it “does not currently know of a way to accurately quantify ozone related health impacts caused by NOX or VOC emissions from relatively small projects.” The San Joaquin Valley Unified Air Pollution Control District (SJVUAPCD) ties the difficulty of correlating the emission of criteria pollutants to health impacts to how ozone and particulate matter are formed, stating that “[b]ecause of the complexity of ozone formation, a specific tonnage amount of NOX or VOCs emitted in a particular area does not equate to a particular concentration of ozone in that area.” Similarly, the quantity of particulate matter “emitted does not always equate to the local PM concentration because it can be transported long distances by wind,” and “[s]econdary PM, like ozone, is formed via complex chemical reactions in the atmosphere between precursor chemicals such as sulfur dioxides (SOX) and NOX,” meaning that “the tonnage of PM-forming precursor emissions in an area does not necessarily result in an equivalent concentration of secondary PM in that area.” The disconnect between the amount of precursor pollutants and the concentration of ozone or PM formed makes it difficult to determine potential health impacts, which are related to the concentration of ozone and PM experienced by the receptor rather than levels of NOX, SOX, and VOCs produced by a source.

Most local agencies lack the data to do their own assessment of potential health impacts from criteria air pollutant emissions, as would be required to establish customized, locally specific thresholds of significance based on potential health impacts from an individual development project. The use of national or “generic” data to fill the gap of missing local data would not yield accurate results because such data does not capture local air patterns, local background conditions, or local population characteristics, all of which play a role in how a population experiences air pollution. Because it is impracticable to accurately isolate the exact cause of a human disease (for example, the role a particular air pollutant plays compared to the role of other allergens and genetics in cause asthma), existing scientific tools cannot accurately estimate health impacts of the proposed Project’s air emissions without undue speculation.

Instead, readers are directed to the proposed Project’s air quality impact analysis above, which provides extensive information concerning the quantifiable and non-quantifiable health risks related to the Project’s construction and long-term operation.

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The LST analysis above determined the proposed Project would not result in emissions exceeding SCAQMD’s LSTs. Therefore, the proposed Project would not be expected to exceed the most stringent applicable federal or state ambient air quality standards for emissions of CO, NOX, PM10, and PM2.5.

As the proposed Project’s emissions will comply with federal, state, and local air quality standards, the proposed Project’s emissions are not sufficiently high enough to use a regional modeling program to correlate health effects on a basin-wide level and would not provide a reliable indicator of health effects if modeled.

Mitigation Measure
The Modified Project introduces the following Mitigation Measures and are further described in detail Section 4.3.10.
• MM AQ-1
Impact AQ-4: Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

As discussed in the AQIA, the Modified Project has the potential to generate objectionable odors from construction and operation related activities. Potential odor sources associated with construction related activities from the Modified Project may result from construction equipment exhaust and the application of asphalt and architectural coatings during construction activities. However, standard construction requirements would minimize odor related impacts from construction activities and equipment. Furthermore, the construction odor emissions would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phase of construction. Therefore, construction odor related impacts are considered to be less than significant.

Land use operations that are generally associated with objectional odor complaints include:
• Agricultural uses (livestock and farming)
• Wastewater treatment plants
• Food processing plants
• Chemical plants
• Composting operations
• Refineries
• Landfills
• Dairies
• Fiberglass molding facilities

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As stated in the AQIA, potential odor related sources during operation of the Modified Project would primarily occur from development of Phase 2 which includes the super convenience gas station (with 12 vehicle fueling stations). Additionally, the refuse that would be stored in covered containers and removed at regular intervals in compliance with the solid waste regulations would be a potential odor related source. Pursuant to SCAQMD Rule 461 the proposed gas station land use would be required to utilize gas dispensing equipment that minimizes vapor and liquid leaks. Furthermore Rule 461 requires the equipment be maintained at proposed worker odor, which will minimize odor impacts occurring from the gasoline and diesel dispensing facilities. With required compliance of SCAQMD Rule 402 and Rule 461, odors associated with the Modified Project construction and operations would be less than significant and no mitigation is required. The 2001 determined the Approved Project would result in less than significant and no mitigation was required. Therefore, no new or substantially greater impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR for the Approved Project.

Mitigation Measure
No mitigation measures are required.

4.3.8 CUMULATIVE IMPACTS ASSOCIATED WITH THE MODIFIED

PROJECT
As stated within the AQIA, individual project-related construction and operational emissions that exceed SCAQMD thresholds for project-specific impacts would be considered cumulatively considerable. Due to the Modified Project’s construction-source air pollutant emissions not resulting in exceedances of regional thresholds with implementation of mitigation, cumulative impacts are considered to be less than significant. Alternatively, the Modified Projects operational‐source NOX emissions would exceed applicable SCAQMD regional thresholds. Per SCAQMD significance guidance, these impacts at the Project level are considered cumulatively significant and would persist over the life of the Project. The 2001 EIR determined the Approved Project would result in cumulatively considerable construction impacts from emission of NOx that would contribute to regional ozone formation. The 2001 EIR determined both long-term stationary (on-site energy consumption) and mobile (vehicular traffic) sources would contribute to regional criteria pollutant emissions, resulting in a cumulatively considerable impact. Therefore, no new or substantially greater cumulative impacts would occur with implementation of the Modified Project when compared to those identified in the 2001 EIR for the Approved Project.

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4.3.9 MITIGATION MEASURES IDENTIFIED IN PRIOR EIR APPLICABLE TO

MODIFIED PROJECT
The following 2001 EIR mitigation measures reduce air pollutants generated during the Project construction phase.

4.3.1A: The Construction Contractor shall select the construction equipment used on site based on low emission factors and high energy efficiency. The Construction Contractor shall ensure that construction grading plans include a statement that all construction equipment will be tuned and maintained in accordance with the manufacturer's specifications.

4.3.1B: The Construction Contractor shall utilize electric or diesel-powered equipment in lieu of gasoline-powered engines where feasible.

4.3.1C: The Construction Contractor shall ensure that construction grading plans include a statement that work crews will shut off equipment when not in use.

During smog season (May through October), the overall length of the construction period should be extended, thereby decreasing the size of the area prepared each day, to minimize vehicles and equipment operating at the same time.

4.3.1D: The Construction Contractor shall time the construction activities so as to not interfere with peak hour traffic and minimize obstruction of through traffic lanes adjacent to the site; if necessary, a flag person shall be retained to maintain safety adjacent to existing roadways.

4.3.1E: The Construction Contractor shall support and encourage ridesharing and transit incentives for the construction crew.

4.3.1F: Dust generated by the development activities shall be retained on site and kept to a minimum by following the dust control measures listed below:
a. During clearing, grading, earth moving, excavation, or transportation of cut or fill materials, water trucks or sprinkler systems shall be used to prevent dust from leaving the site and to create a crust after each day's activities cease.
b. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day, and whenever wind exceeds 15 miles per hour.
c. After clearing, grading, earth moving, or excavation is completed, the entire area of disturbed soil shall be treated immediately by pickup of the soil until

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the area is paved or otherwise developed so that dust generation will not occur.
d. Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation.
e. Trucks transporting soil, sand, cut or fill materials and/or construction debris to or from the site shall be tarped from the point of origin.

4.3.1G: The Construction Contractor shall utilize as much as possible precoated/natural colored building materials, water-based or low-VOC coating, and coating transfer or spray equipment with high transfer efficiency, such as high volume low pressure (HVLP) spray method, or manual coatings application such as paint brush, hand roller, trowel, spatula, dauber, rag, or sponge.

4.3.2A: The project shall comply with Title 24 of the California Code of Regulations established by the Energy Commission regarding energy conservation standards. The project applicant shall incorporate the following in building plans:
• Planting trees to provide shade and shadow to building. • Solar or low-emission water heaters shall be used with combined space/water heater unit.
• Refrigerator with vacuum power insulation.
• Double-pained glass or window treatment for energy conservation shall be used in all exterior windows.
• Energy-efficient low-sodium parking lot lights shall be used.

4.3.2B: Use of transportation demand measures (TDM) such as preferential parking for vanpooling/carpooling, subsidy for transit pass or vanpooling/carpooling, flextime work schedule, bike racks, lockers, showers, and on-site cafeteria shall be incorporated in the design of the commercial land uses.

4.3.2C: The project proponent shall determine with the City and the electrical purveyor if it is feasible to pre-wire houses for electrical charges for EV cars and/or opticfibers for home offices. If feasible, install EV charges and/or optic-fibers per the electrical purveyor's direction prior to Certificate of Occupancy.

4.3.10 NEW MITIGATION MEASURES APPLICABLE TO MODIFIED PROJECT The Modified Project introduces the following Mitigation Measures and are further described in detail below. No feasible mitigation measures beyond MM AQ-2 through MM AQ-5 exist that would reduce project-related operational emissions to levels that are less than significant.

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MM AQ-1: During grading of Planning Areas 1, 2, and 3, all Construction Contractors shall ensure that offroad diesel construction equipment complies with Environmental Protection Agency (EPA)/CARB Tier 4 Interim emissions standards or equivalent and shall ensure that all construction equipment is tuned and maintained in accordance with the manufacturer’s specifications.

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

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

MM AQ-4: The minimum number of automobile electric vehicle (EV) charging stations required by the California Code of Regulations (CCR) Title 24 shall be provided. Final designs of Project buildings shall include electrical infrastructure sufficiently sized to accommodate the potential installation of additional auto and truck EV charging stations.

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4.4 BIOLOGICAL RESOURCES

4.4.1 INTRODUCTION
This section of the Draft SEIR assesses the potential impacts associated with biological resources from the implementation of the Proposed Project. The impact discussions for each specific impact topic include a comparison to the impacts evaluated for the Approved Project consistent with the conditions detailed in CEQA Guidelines 15162 regarding a Subsequent EIR. The discussion describes the regulatory framework and existing conditions, identifies criteria used to determine impact significance, provides an analysis of the potential impacts associated with biological resources, and identifies methods to mitigate any potentially significant impacts of the Proposed Project.

This section of the Draft SEIR is based on the Biological Technical Report for the Green River Specific Plan, prepared by Glenn Lukos Associates, Inc. dated April 2, 2024 (Appendix E-1); Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis for impacts to MSHCP Riparian/Riverine Area Green River Ranch Industrial Project, prepared by Glenn Lukos Associates, Inc. dated August 29, 2024 (Appendix E-2); and Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis, prepared by Glenn Lukos Associates, Inc. dated August 29, 2024 (Appendix E-3).

4.4.2 SUMMARY OF IMPACTS AND MITIGATION MEASURES FROM THE 2001 EIR
The 2001 EIR determined the Approved Project would result in less than significant impacts to: wildlife movement and wildlife corridors; conflicts with any local policies or ordinances protecting biological resources; and conflicts with adopted conservation plan. Impacts to:
migratory birds (MM 4.7.3A and 4.7.3B); federal waters and state streambed and riparian habitat (4.7.2A); and natural communities (MM 4.7.4A and 4.7.4B) were determined to be less than significant with implementation of mitigation. Impacts to endangered species and removal of associated habitat were determined to be significant and unavoidable even with implementation of all feasible mitigation (MM 4.7.1A). The Biological impact analysis related to biological resources is summarized below based on the checklist questions in place at that time.
a) Have a substantial adverse effect, either directly or indirectly or through habitat modification, on any species listed as threatened or endangered under the California or the federal endangered species act or on any species that can be shown to meet the criteria for such listing?
and;

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f) Conflict with the provisions of an adopted habitat conservation plan, natural community conservation plan, or other approved local, regional, or state habitat conservation plan.

Sensitive Species
The 2001 EIR found implementation of the Approved Project could result in short-term impacts during construction from the loss of individual sensitive species members and loss of habitat. The species identified onsite were the San Diego horned lizard, golden eagle, sharpshinned hawk, Cooper’s hawk, loggerhead shrike, and southern California rufous-crowned sparrow. Several other sensitive wildlife species were found to have a moderate potential to occur on site but these species were not seen on site. Because these species were not protected by federal or state listings as threatened or endangered and any loss of individuals would not threaten their regional populations, removal of their habitat was determined to be a less than significant impact.

Listed Species
The 2001 EIR found implementation of the Approved Project could result in the take of an endangered species in the form of direct loss (i.e., complete or partial removal) of at least one California gnatcatcher individual and approximately 8 acres of habitat used by the species.

Such take could result from harassment and harm to the species from being displaced and habitat being graded during lawful grading and construction of the Approved Project. The Approved Project was also found to result in the loss of critical habitat as identified by the USFWS for the California gnatcatcher.

These affects were considered to be a significant impact requiring mitigation. To mitigate such affects, the 2001 EIR required implementation of Mitigation Measure MM 4.7.1A that would replace destroyed California gnatcatcher habitat of equal or greater quality at a minimum ratio of 1:1. The Approved Project would impact 8 acres of California gnatcatcher habitat, and therefore MM 4.7.1A required acquisition and preservation of at least 8 acres of habitat in a location that would facilitate management for the species (i.e., supports the species and contiguous with a larger area managed for conservation of the species).

It should be noted the 2001 EIR determined the Approved Project would also remove many common plants, however these are abundant elsewhere and expected to recover. Thus, impacts were determined to be less than significant.
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the CDFG or the USFWS.
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e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.

The 2001 EIR stated development of the Approved Project would result in the direct removal of individual Coast Live Oaks and reduction in approximately 3.90 acres of Coast Live Oak Woodland Communities. Consequently, the 2001 EIR determined impacts to individual oak trees and the reduction of overall Coast Live Oak Woodland Communities would be significant. To minimize such impacts, the 2001 EIR implemented Mitigation Measures MM

4.7.4A thru 4.7.4E of which required the Approved Project to prioritize clustering development and create an oak management plan that includes ongoing maintenance, access limitations, and transplanting opportunities. Additionally, the Approved Project would replant oak trees at a 10:1 ratio to compensate for any lost trees. As such, the 2001 EIR determined impacts to coast live oak woodlands would be reduced to a less than significant level with implementation of Mitigation Measures MM 4.7.4A thru 4.7.4E.
c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.

The 2001 EIR determined development of the Approved Project would result in the loss of Army Corps of Engineers (Corps) defined jurisdictional waters and California Department of Fish and Game (CDFG) defined jurisdictional streambed and related riparian habitat; therefore, impacts were considered significant due to the cumulative linear distance of stream impact and the complete filling of direct tributaries to the Santa Ana River. CDFG changed its name after certification of the 2001 EIR and is now known as the California Department of Fish and Wildlife (CDFW). CDFW will be referenced from this point forward.

The 2001 EIR stated implementation of the Approved Project would result in the loss of 1.76 acres of Corps jurisdictional waters and 9.81 acres of CDFW jurisdictional streambed and associated riparian habitat and approximately 15,350 linear feet of ephemeral streambed within the GRRSP area. The Approved Project would fill all of the on-site streambeds in the form of manufactured slopes. As previously stated, these impacts in the 2001 EIR were determined significant requiring implementation of Mitigation Measure 4.7.2A. MM 4.7.2A would replace any riparian habitat lost due to the Approved Project. Additionally, MM 4.7.2A required the Approved Project to either create new habitat on-site at a 1.5:1 ratio (e.g., creating

1.5 acres for every 1 acre lost) or purchase credits at a 2:1 ratio from an off-site mitigation bank. The created habitat must be permanent and any oak woodlands established for other mitigation measures can also count towards this goal if placed in riparian areas. Finally, MM

4.7.2A stated the Approved Project would likely need permits from wildlife and water quality agencies due to the impact on riparian habitat.

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In conclusion, the 2001 EIR determined impacts to jurisdictional waters were reduced to a less than significant level with implementation of Mitigation Measure MM 4.7.2A, and additional mitigation measures may be imposed by the Corps, CDFW, and Regional Water Quality Control Board (RWQCB) during their respective permitting/approval processes. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native or resident migratory wildlife corridors, or substantially diminish wildlife habitat.

Migratory Wildlife
The 2001 EIR determined development of the Approved Project would disturb or destroy active migratory bird nests, a violation of the Migratory Bird Treaty Act, therefore, creating a potentially significant impact.

Although no nests were observed, the 2001 EIR determined the Approved GRRSP area supports a variety of tall trees (native and non-native) that could potentially support nesting birds, particularly raptors. Consequently, disturbing or destroying active nests is a violation of the Migratory Bird Treaty Act and was determined to be a significant adverse impact.

The 2001 EIR required the implementation of Mitigation Measures MM 4.7.3A and MM

4.7.3.B (Alternative) to protect nesting birds during construction of the Approved Project. This mitigation required the Approved Project to either conduct pre-construction surveys to identify and avoid active nests during nesting season (March-July), or simply delay tree removal and grading activities until after the nesting season is over. The 2001 EIR determined impacts to migratory bird nesting were reduced to a less than significant level with implementation of either Mitigation Measure MM 4.7.3A or 4.7.3B (Alternative).

Wildlife Corridor
The 2001 EIR determined the GRRSP area would not likely be used as a regional wildlife movement corridor and impacts to the site as a result of the Approved Project would not significantly impact regional wildlife movement. Biologists concluded that the GRRSP area was unlikely to be a corridor as the northern portion of the property itself is developed and lacks vegetation, and the surrounding freeways, railroads, and residential and commercial development block wildlife movement. The 2001 EIR concluded the larger undisturbed Coal Canyon with year-round water and diverse habitats is a more suitable path for wildlife traveling between the Santa Ana Mountains and Chino Hills open spaces. The 2001 EIR determined impacts to be less than significant.

Cumulative Impacts
The 2001 EIR stated that as many as 25 sensitive wildlife species, including the California gnatcatcher, (discussed above) could be reasonably expected or demonstrated to occur on the Approved Project site in a resident, seasonal, migratory or transient basis, utilizing coastal sage

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scrub, chaparral, oak woodland, and grassland habitats. The 2001 EIR found that the project would have some impact on sensitive habitats and streambeds, and while the impact on individual species might be small, the overall effect on these resources would be significant.

Furthermore, the 2001 EIR stated the regional loss and fragmentation of coastal sage scrub habitat led to the 1993 listing of the California gnatcatcher as a Threatened species under the federal ESA. The 2001 EIR concluded that the Approved Project would significantly reduce habitat for various sensitive coastal plant and animal species, with efforts to mitigate the impact on the California gnatcatcher, the overall effect on such resources would remain significant and unavoidable even with implementation of mitigation.

4.4.3 ENVIRONMENTAL SETTING
The Modified Project site is located within the western portion of the City and consist of approximately 175 acres of various vegetation communities. Due to the topography of the property, development has historically been limited to the northern portion of the site. The property slopes to the north toward Green River Road. The southern portion of the site is dominated by the rugged hillside terrain of the Santa Ana Mountains. Northerly trending ridges with intervening northerly drainage tributary canyons flow from the high terrain. As these canyons descend to the north into the Study Area, the canyons transition to narrow streambeds that ultimately discharge to series of pipes and culverts on the south side of Green River Road. The central portion of the site contains several low foothills and deeply incised drainages, while the northern portion of the property is characterized by gently sloping to flat terrain. Elevations within the Project site range from approximately 525 feet above mean sea level (MSL) at Green River Road to over 2,500 feet above MSL in the southcentral portions.

The Modified Project area is located south of SR 91, southwest of Dominguez Ranch Road, and southeast of Fresno Road. Green River Road bisects a small portion of the GRRSP Planning Area in an east-west alignment. The Modified Project site is bounded by undeveloped land on the north, partially developed land to the east, the 91 Freeway to the west, and undeveloped land to the south. Further to the south, is the Cleveland National Forest. The Open Space and Estate Residential portions of the Project are located within the foothills of the Santa Ana Mountains. The BPI portion of the Modified Project is located at the base of these foothills.

Plant Community/Habitat Classification
Vegetation is similar to that outlined within the 2001 EIR. The Study Area supports the following MSHCP vegetation and land-cover types: Riparian Scrub, Woodland, Forest/Riverine Vegetation, Coastal Sage Scrub, Chaparral, Desert, Developed/Disturbed Land, and Grassland. Within the Riparian Scrub, Woodland, Forest/Riverine Vegetation classification, there are two different vegetation alliances: Coast Live Oak Woodland and Elderberry Stands. For the Coastal Sage Scrub classification, the following alliances are

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present: Coastal Sage Scrub and Riversidean Sage Scrub/Mixed Chaparral. In the Chaparral classification there are four alliances: Disturbed Mixed Chaparral, Lower Montane Mixed Chaparral, Mixed Chaparral, Southern Mixed Chaparral. In the Desert classification there is one alliance: Saltbush Scrub. The Grassland classification is vegetated by Non-native Grassland. The description of the natural communities is provided below and on Table 4.4-1 and in Figure 4.4.1.

Table 4.4-1: Natural Communities within the Project site and Offsite Improvements Natural Community Onsite Project Site
(Acres)
Offsite
Improvements
(Acres)
Scrub Communities
Coastal Sage Scrub 1.27 1.15
Saltbush Scrub 0.25 0.76
Chaparral Communities
Riversidean Sage Scrub/Mixed Chaparral 1.90 0.00
Mixed Chaparral 41.69 0.00
Disturbed Mixed Chaparral 15.59 0.03
Southern Mixed Chaparral 3.45 0.00
Lower Montane Mixed Chaparral 0.94 0.00
Grassland Communities
Ruderal/Non-Native Grassland 69.37 1.64
Woodland Communities
Elderberry Savannah 0.55 0.26
Coast Live Oak Woodland 4.74 0.00
Disturbed or Developed Areas
Disturbed/Developed 18.29 10.94
Residential/Urban/Exotic 1.78 0.52
Total 159.82 15.30

PAGE: 4.4-7
FIGURE 4.4-1: PROJECT VEGETATION MAP
SOURCE: GLENN LUKOS ASSOCIATES, 2024.

LEGEND
Specific Plan Boundary (Onsite)
Offsite Improvements
Coast Live Oak Woodland
Coastal Sage Scrub
Disturbed Mixed Chaparral
Disturbed/Developed
Elderberry Savannah
Lower Montane Mixed Chaparral
Mixed Chaparral
Residential/Urban/Exotic
Riversidean Sage Scrub/Mixed Chaparral
Ruderal/Non-native grassland
Saltbush Scrub
Southern Mixed Chaparral

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Coastal Sage Scrub
The Study Area supports approximately 2.42 acres of coastal sage scrub within the southwestern Project boundary and north of Green River Road, of which 1.27 acres are within the Specific Plan (onsite) and 1.15 acres are located in the offsite improvement areas. This plant community is dominated with California sagebrush (Artemisia californica), California brittlebush (Encelia californica), California buckwheat (Eriogonum fasciculatum), occasional individuals or small patches of deerweed (Acmispon glaber), and non-native grasses in the understory.

Saltbush Scrub
The Study Area supports approximately 1.01 acres of Southern Saltbush Scrub, of which 0.25 acre is within the Specific Plan (onsite) and 0.76 acre is located in the offsite improvement areas. This plant community occurs primarily on along the shoulders of Green River Road.

This plant community is dominated by big saltbush (Atriplex lentiformis), with laurel sumac, California buckwheat, California sagebrush, California brittlebush, and coyote bush (Baccharis pilularis).

Riversidean Sage Scrub/Mixed Chaparral
The Study Area contains 1.90 acres of Riversidean Sage Scrub/Mixed Chaparral, all of which is in the Specific Plan (onsite). This plant community occurs primarily within the southern portions of the Study Area. This plant community is dominated primarily with deerweed (Acmispon glaber), black sage (Salvia mellifera), and California sagebrush.

Mixed Chaparral
The Study Area supports approximately 41.69 acres of Mixed Chaparral, all of which is in the Specific Plan (onsite). This plant community occurs primarily on the southern portion of the Study Area. This plant community is dominated by laurel sumac, California sagebrush, California buckwheat, and chaparral yuca.Disturbed Mixed Chaparral The Study Area supports approximately 15.62 acres of Disturbed Mixed Chaparral, of which

15.59 acres are within the Specific Plan (onsite) and 0.03 acre is located in the offsite improvement areas. This plant community occurs primarily within the southwestern Project boundary. This plant community is dominated by laurel sumac (Malosma laurina), lemonade berry (Rhus integrifolia), California sagebrush, California buckwheat, and chaparral yucca (Hesperoyucca whipplei).

Southern Mixed Chaparral
The Study Area supports approximately 3.45 acres of Southern Mixed Chaparral, all of which is in the Specific Plan (onsite). This plant community occurs primarily on the southern portion of the Study Area. This plant community is dominated by lemonade berry, chamise

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(Adenostoma fasciculatum), California sagebrush, California buckwheat, laurel sumac, California buckwheat, and chaparral yucca.

Lower Montane Mixed Chaparral
The Study Area supports approximately 0.94 acre of Lower Montane Mixed Chaparral, all of which is in the Specific Plan (onsite). This plant community occur primarily within the western portion of the Study Area south of Fresno Road. This plant community is dominated by toyon (Heteromeles arbutifolia) in the shrub layer along with black sage (Salvia mellifera), and California sagebrush. The understory is sparsely vegetated.

Ruderal/Non-Native Grassland
The Study Area supports approximately 71.01 acres of Ruderal/Non-Native Grassland, of which 69.37 acres are within the Specific Plan (onsite) and 1.64 acres are located in the offsite improvement areas. This plant community is present throughout the Study Area. As such, this plant community is dominated by non-native ruderal species including red brome (Bromus madritensis ssp. rubens), Russian thistle (Salsola tragus), foxtail barley (Hordeum murinum), Mediterranean grass (Schismus barbatus), black mustard (Brassica nigra), tocalote (Centaurea melitensis), and coastal heron’s bill (Erodium cicutarium).

Elderberry Savannah
The Study Area supports approximately 0.81 acre of Elderberry Savannah, of which 0.55 acre is within the Specific Plan (onsite) and 0.26 acre is located in the offsite improvement areas.

This plant community occurs within the northern portions of the Study Area just north of Green River Road in the offsite Commercial Development. This plant community is dominated with blue elderberry (Sambucus nigra ssp. caerulea) with a non-native grasses in the understory.

Coast Live Oak Woodland
The Study Area supports approximately 4.74 acres of coast live oak woodland near the southern and eastern Project boundary, all of which is in the Specific Plan (onsite). This plant community is dominated with coast live oak (Quercus agrifolia) with non-native grasses in the understory. This plant community is riparian vegetation associated with drainage features.

Disturbed/Developed
The Study Area supports approximately 29.23 acres of disturbed/developed lands, of which

18.29 acres are within the Specific Plan (onsite) and 10.94 acres are located in the offsite improvement areas. This land-cover type occurs primarily within the northern portions of the Study Area. Developed areas are areas where human disturbance has resulted in permanent modification of the existing landscape. These include paved areas, equestrian uses, Green River Road, and buildings. As such, this land cover type does not represent a natural plant community.

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Residential/Urban/Exotic
The Study Area contains 2.30 acres of Residential/Urban/Exotic vegetation, of which 1.78 acres are within the Specific Plan (onsite) and 0.52 acre is located in the offsite improvement areas. Residential/Urban/Exotic vegetation includes areas where the vegetation predominately consists of introduced or escaped non-native horticultural plants, including trees, shrubs, flowers, and turf grass. This plant community occurs primarily along Green River Road, the eastbound SR-91 onramp, and along Dominguez Ranch Road. This plant community include eucalyptus (Eucalyptus sp.), Peruvian pepper tree (Schinus molle), and fountain grass (Pennisetum setaceum).

Sensitive Plant Surveys
Similar to the 2001 EIR, sensitive plant surveys were conducted concurrently with other survey efforts for the Modified Project and in accordance with published survey guidelines. Sensitive plant species include those listed as threatened or endangered or candidates for listing by USFWS, CDFW, and listed by CNPS as extinct, rare, threatened, or endangered (CNPS list 1A, 1B, and 2). Because the Project lies within the potential Quino checkerspot butterfly (QCB) range, exhaustive survey efforts were undertaken to identify any potential host plant species for the QCB. The level of detail necessary to identify those host plants also led to a thorough survey for all sensitive plant species potentially occurring on the subject property.

Plant surveys were focused within all habitat communities on site. All plant species observed were recorded in field notes.

Several sensitive plant species were reported in the Biological Technical Report (Appendix D1) as potentially existing in the region. Table 4-3 in Appendix D-1 provides a complete list of sensitive plant species and likelihood of presence/absence within the Study Area. However, none of the sensitive plant species were observed on the within the development footprint.

Coast live oaks woodland occurs on site (4.74 acres) in the easterly and the centrally located drainages of the property.

Waters of the U.S. and Wetlands
A jurisdictional wetlands and waters of the U.S. assessment of the Project site was conducted according to the methods outlined in the Corps Wetland Delineation Manual (1987). Nonwetland waters of the U.S. were delineated based on the limits of the an ordinary high water mark (OHWM) as determined by erosion, the deposition of vegetation or debris, and changes in vegetation. The CDFW jurisdiction was defined to the bank of the stream/channels or to the limit of the adjacent riparian vegetation.

Jurisdictional features addressed within the Study Area include three major drainage systems, referred to herein as Drainage Systems A, B, and C. Each of these systems includes several small tributaries that feed into the larger drainages and are sometimes connected to the system

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by non-jurisdictional swale-like features that do not possess an OHWM or obvious bed, bank, or channel. There is also a small drainage feature located north of Green River Road that is referred to herein as Drainage D. Drainage C contained a pocket of riparian vegetation in an upper reach. The vegetation consists of mature coast live oak, arroyo willow (Salix lasiolepis), red willow (Salix laevigata), Fremont cottonwood (Populus fremontii), and black cottonwood (Populus balsamifera).

All drainages are identified as being ephemeral.

Identified within the three major drainage systems and their respective tributaries, the RWQCB jurisdiction totals 18,838 linear feet, of which 467 linear feet occurs offsite. The total acreage of RWQCB jurisdiction is 3.03 acres, of which 0.06 acres occurs offsite. No Corps jurisdiction was identified. The existing Corps and RWQCB jurisdictional drainages are shown on Figure

4.4-2.

Identified within the three major drainage system and their respective tributaries, total CDFW jurisdiction is 8,838 linear feet, of which 467 linear feet occurs offsite. The total acreage of CDFW jurisdiction is 8.30 acres, of which 0.10 acres occurs offsite. Of the 8.30 acres of CDFW jurisdiction, a total of 4.66 acres is identified as riparian habitat. The existing CDFW jurisdictional drainages are shown on Figure 4.4-3.

Identified within the three major drainage system and their respective tributaries, total Riparian/Riverine MSHCP jurisdiction is 8.30 acres, of which 0.10 acres occurs offsite. Of the

8.30 acres, 3.64 acres is considered MSHCP Riverine habitat, and 4.66 acres is considered MSHCP Riparian habitat. The existing Riparian/Riverine jurisdictional drainages are shown on Figure 4.4-4.

General Wildlife Inventory
General wildlife surveys were conducted concurrent with all site investigations. Animals identified during the diurnal field surveys by sight, call, tracks, nests, scat, remains, or other signs were recorded. In addition to species observed on the property, species expected to use the site were derived from analysis of habitats on the site and known preferences of regionally occurring wildlife species were listed as potentially present on the property.

The property is located along the southern edge of a significant natural area, which surrounds the Santa Ana River in the western most edge of Riverside County. The area is labeled as site number RIV 14 by the CDFW (Significant Natural Areas of Riverside County, 1999).

Wildlife species common to the region and habitat types occurring on site are expected or observed to be present on site. Special status species observed during the Biological and focused surveys include least Bell’s vireo, Crotch’s bumble bee, yellow warbler, and Southern California rufous-crowned sparrow.

FIGURE 4.4-2: RWQCB JURISDICTIONAL DRAINAGES
PAGE: 4.4-13
LEGEND
SOURCE: GLENN LUKOS ASSOCIATES, 2024.

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FIGURE 4.4-3: CDFW JURISDICTIONAL DRAINAGES
SOURCE: GLENN LUKOS ASSOCIATES, 2024. PAGE: 4.4-15
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PAGE: 4.4-17
FIGURE 4.4-4: MSHCP JURISDICTIONAL DRAINAGES
SOURCE: GLENN LUKOS ASSOCIATES, 2024.

LEGEND

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Wildlife species observed as well as those expected to occur within the study area are summarized in Appendix B of the Biological Resources Assessment (Appendix E-1 to this Supplemental EIR).

Regional Connectivity / Wildlife Movement Corridor Assessment The Project site and adjacent lands support the movement of multiple mammalian species, including mountain lion, mule deer, bobcat, coyote, and grey fox, utilizing an extension system of ridges, canyons, and trails. The Project site occurs within an area that the MSHCP identifies as Proposed Constrained Linkage 1 (PCL-1). PCL-1 is intended to connect Existing Core A (north of the Project site) with Existing Core B to the south and is expected to provide for movement of mountain lion, bobcat, and other wildlife. However, the northern portion of PCL1 contains multiple constraints to wildlife movement, including SR-91, the Burlington Northern Santa Fe (BNSF) railroad line, and Green River Road. Because of these constraints and the presence of an important wildlife movement area to the west (referred to as “B Canyon”), the RCA, Wildlife Agencies, and the City of Corona have for a number of years discussed the possibility of relocating PCL-1 to the west to coincide with the B Canyon area.

However, because the B Canyon lands have until recently been privately owned, it was not possible to accomplish a Criteria Refinement necessary to formally re-designate the Linkage, referred to within this document as the Alternative Alignment of PCL-1. Recently the RCA completed the acquisition of approximately 740 acres of lands located south and west of the Specific Plan Project that coincide with B Canyon. Concurrent with the land acquisition, GLA submitted a Criteria Refinement Analysis via the City of Corona to the RCA to support the formal relocation of PCL-1. The RCA issued Criteria Refinement Review Findings (CR# 24- 01-10-01, dated February 20, 2024) in support of the Criteria Refinement and those (Appendix D-4).

RCA and Wildlife Agencies have conceptually approved the Refinement Criteria and Alternative Alignment of PCL-1 (Appendix D-4). Additional information and environmental analysis of the Alternative Alignment of PCL-1 can be found in Section 5.0.

In further support of the assembly of PCL-1, the Project conserves 80.77 acres of land within the southern half of the Project site. The proposed conservation is contiguous with the lands recently acquired by the RCA for the MSHCP Reserve. The 80.77 acres of proposed conservation contains the structural topography and vegetative cover to facilitate regional wildlife movement. It also aligns with the wildlife linkage/corridor conservation goals of the MSHCP.

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4.4.4 EXISTING REGULATIONS, PLANS, PROGRAMS, AND POLICIES

FEDERAL
Federal Endangered Species Act
The Federal Endangered Species Act (FESA) of 1973 defines an endangered species as “any species that is in danger of extinction throughout all or a significant portion of its range.” A threatened species is defined as “any species that is likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range.” Under provisions of Section 9(a)(1)(B) of the FESA it is unlawful to “take” any listed species. “Take” is defined in Section 3(18) of FESA: “...harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct.” Further, the USFWS, through regulation, has interpreted the terms “harm” and “harass” to include certain types of habitat modification that result in injury to, or death of species as forms of “take.” These interpretations, however, are generally considered and applied on a case-by-case basis and often vary from species to species. In a case where a property owner seeks permission from a federal agency for an action that could affect a federally listed plant and animal species, the property owner and agency are required to consult with USFWS. Section 9(a)(2)(b) of the FESA addresses the protections afforded to listed plants.

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

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

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

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

Section 10 of the ESA provides the regulatory mechanism which allows the incidental take of a listed species by private interests and non-federal government agencies during lawful land, water, and ocean use activities. Under these conditions habitat conservation plans (HCPs) for the impacted species must be developed, approved by the USFWS, and implemented by the permittee. It is the goal through the HCP to minimize impacts to the species and develop viable mitigation measures to offset the unavoidable impacts.

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

Article 3, Sections 2080 through 2085, of the CESA addresses the taking of threatened, endangered, or candidate species by stating “No person shall import into this state, export out of 18 this state, or take, possess, purchase, or sell within this state, any species, or any part or product thereof, that the commission determines to be an endangered species or a threatened species, or attempt any of those acts, except as otherwise provided.” Under the CESA, “take”

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is defined as “hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture, or kill.” Exceptions authorized by the state to allow “take” require permits or memoranda of understanding and can be authorized for endangered species, threatened species, or candidate species for scientific, educational, or management purposes and for take incidental to otherwise lawful activities. Sections 1901 and 1913 of the of the California Fish and Game Code provide that notification is required prior to disturbance.

State authorizations of impacts to or incidental take of a listed species by a private individual or other private entity would be granted as outlined within Sections 2090-2097 of the CESA.

This requires that the state lead agency consult with CDFW on projects with potential impacts on state-listed species. These provisions also require CDFW to coordinate consultations with USFWS for actions involving federally listed as 19 well as state-listed species. In certain circumstances, Section 2080.1 of the California Fish and Game Code allows CDFW to adopt the federal incidental take statement or the 10(a) permit as its own based on its findings that the federal permit adequately protects the species under state law.

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

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(8) Waters of the United States do not include prior converted cropland. Notwithstanding the determination of an area's status as prior converted cropland by any other federal agency, for the purposes of the Clean Water Act, the final authority regarding Clean Water Act jurisdiction remains with the EPA.

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

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

The term “wetlands” (a subset of “waters of the United States”) is defined at 33 CFR 328.3(b) as "those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support...a prevalence of vegetation typically adapted for life in saturated soil conditions." In 1987 the Corps published the Wetland Manual to guide its field personnel in determining jurisdictional wetland boundaries. The methodology set forth in the Wetland Manual and the Arid West Supplement generally require that, in order to be considered a wetland, the vegetation, soils, and hydrology of an area exhibit at least minimal hydric characteristics. While the Wetland Manual and Arid West Supplement provide great detail in methodology and allow for varying special conditions, a wetland should normally meet each of the following three criteria:
• More than 50 percent of the dominant plant species at the site must be hydrophytic in nature as published in the most current national wetland plant list; • Soils must exhibit physical and/or chemical characteristics indicative of permanent or periodic saturation (e.g., a gleyed color, or mottles with a matrix of low chroma indicating a relatively consistent fluctuation between aerobic and anaerobic conditions); and
• Whereas the Wetland Manual requires that hydrologic characteristics indicate that the ground is saturated to within 12 inches of the surface for at least five percent of the growing season during a normal rainfall year, the Arid West Supplement does not include a quantitative criteria with the exception for areas with “problematic hydrophytic vegetation”, which require a minimum of 14 days of ponding to be considered a wetland.

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

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

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

CDFW defines a stream (including creeks and rivers) as "a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. This includes watercourses having surface or subsurface flow that supports or has supported riparian vegetation." CDFW's definition of "lake" includes "natural lakes or manmade reservoirs." CDFW also defines a stream as “a body of water that flows, or has flowed, over a given course during the historic hydrologic regime, and where the width of its course can reasonably be identified by physical or biological indicators.” It is important to note that the Fish and Game Code defines fish and wildlife to include: all wild animals, birds, plants, fish, amphibians, invertebrates, reptiles, and related ecological communities including the habitat upon which they depend for continued viability (FGC Division 5, Chapter 1, section 45 and Division 2, Chapter 1 section 711.2(a) respectively).

Furthermore, Division 2, Chapter 5, Article 6, Section 1600 et seq. of the California Fish and Game Code does not limit jurisdiction to areas defined by specific flow events, seasonal changes in water flow, or presence/absence of vegetation types or communities.

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

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

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

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

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

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

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

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

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

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

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

Policy ER-6.3: Ensure that new developments and circulation improvements demonstrate compliance with state and federal regulations concerning the status, location, and condition of significant and sensitive biological species and habitats and riparian and riverine corridors. Biological surveys, as required and defined by the Western Riverside County Multiple Species Habitat Conservation Plan, should identify potential impacts on biological resources and include mitigation measures to protect/replace resources in like kind.

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

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

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

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

Goal ER-8: Protection, enhancement, and sustaining of significant plant and wildlife species and habitat that exist in Corona and its Planning Area, for the long-term benefit of the natural environment and Corona residents and visitors.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

4.4.5 PROJECT DESIGN FEATURES
No biological resource project design features.

4.4.6 THRESHOLDS OF SIGNIFICANCE
Criteria for determining the significance of impacts related to biological resources are based on criteria contained in Appendix G of the State CEQA Guidelines and the City’s CEQA Manual. The proposed Project could have a significant impact on the environment if it would:

Threshold BIO-1 Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?

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Threshold BIO-2 Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Threshold BIO-3 Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Threshold BIO-4 Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Threshold BIO-5 Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Threshold BIO-6 Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

METHODOLOGY
The following analysis is based, in part, on information provided by the Biological Technical Report for the Green River Specific Plan, prepared by Glenn Lukos Associates, Inc. dated April 2, 2024 (Appendix D-1); Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis for impacts to MSHCP Riparian/Riverine Area Green River Ranch Industrial Project, prepared by Glenn Lukos Associates, Inc. dated April 11, 2024 (Appendix D-2); and Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis, prepared by Glenn Lukos Associates, Inc. dated April 11, 2024 (Appendix D-3). The information obtained from these sources and other relevant materials was reviewed to evaluate the potential presence of biological resources on the Project site.

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4.4.7 ENVIRONMENTAL IMPACTS ASSOCIATED WITH MODIFIED

PROJECT
Impacts
Would the
Modified
Project result in
new or more
severe impacts
requiring
revisions to the
Prior EIR?
Would the
Modified
Project be
implemented
under changed
circumstances
resulting in new
or more severe
impacts
requiring
revisions to the
Prior EIR?
Is there new
information that
would result in
new or more
severe impacts
from the
Modified
Project requiring
revisions to the
Prior EIR?
Would the
Modified Project
result in
eliminated,
reduced, or no
changes to impacts
and no changes to
the Prior EIR are
required?
Would the Project:

BIO-1 Have a substantial adverse
effect, either directly or
through habitat
modifications, on any
species identified as a
candidate, sensitive, or
special status species in
local or regional plans,
policies, or regulations, or
by the California
Department of Fish and
Game or U.S. Fish and
Wildlife Service.

BIO-2 Have a substantial adverse
effect on any riparian
habitat or other sensitive
natural community
identified in local or
regional plans, policies,
regulations or by the
California Department of
Fish and Game or U.S.

Fish and Wildlife Service.

BIO-3 Have a substantial adverse
effect on state or federally
protected wetlands
(including, but not limited
to, marsh, vernal pool,
coastal, etc.) through
direct removal, filling,
hydrological interruption,
or other means.

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Impacts
Would the
Modified
Project result in
new or more
severe impacts
requiring
revisions to the
Prior EIR?
Would the
Modified
Project be
implemented
under changed
circumstances
resulting in new
or more severe
impacts
requiring
revisions to the
Prior EIR?
Is there new
information that
would result in
new or more
severe impacts
from the
Modified
Project requiring
revisions to the
Prior EIR?
Would the
Modified Project
result in
eliminated,
reduced, or no
changes to impacts
and no changes to
the Prior EIR are
required?
Would the Project:

BIO-4 Interfere substantially
with the movement of any
native resident or
migratory fish or wildlife
species or with established
native resident or
migratory wildlife
corridors, or impede the
use of native wildlife
BIO nursery sites. -5 Conflict with any local
policies or ordinances
protecting biological
resources, such as a tree
preservation policy or
ordinance.

BIO-6 Conflict with the
provisions of an adopted
Habitat Conservation
Plan, Natural Community
Conservation Plan, or
other approved local,
regional, or state habitat
conservation plan.

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IMPACTS ASSOCIATED WITH THE MODIFIED PROJECT
Impact BIO-1: Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
New information that would result in new or more severe impacts from the Modified Project requiring revisions to the Prior EIR.

As previously stated in the 2001 EIR, construction of the Approved Project would result in the loss of common plant species. One special status plant species was observed with the updated survey for the Modified Project and includes Coulter's matilija poppy. This species is a covered species under the MSHCP. This species is not a state or federally listed species, but is classified as Rank 4. As summarized in Table 3-1 of the Biological Study, Rank 4 species are currently thought to be limited in distribution or range whose vulnerability or susceptibility to threat is currently low. Given the low sensitivity of this species and the limited presence within the Modified Project site, impacts to the matilija poppy would be less than significant.

Three special-status birds were observed during the updated biological surveys for the Modified Project including yellow warbler, southern California rufous-crowned sparrow and least Bell’s vireo. The Project would impact habitat for the rufous-crowned sparrow, least Bell’s vireo, and yellow warbler. Additionally, the Project would remove habitat with the potential to support white-tailed kite and would reduce the suitable foraging and/or nesting habitat (e.g., chaparral, coastal sage scrub, oak woodland, and scrub oak chaparral). The rufous-crowned sparrow is not listed and is not a California Species of Concern, but does have a S3 State Ranking, and therefore is marginally considered to have special-status. However, based on the relatively low sensitivity ranking, broad distribution, and limited impact by the Project compared to the large range of species and the Project’s adjacency to MSHCP conservation areas to the south and to the west where proximate foraging habitat is available, impacts to the rufous-crowned sparrow would be less than significant.

Impacts to the least Bell’s vireo and yellow warbler that would occur upon development of the Commercial component would be potentially significant. However, as the MSHCP provides coverage for both species, the Project’s participation in the MSHCP through mandatory MSHCP fee payments and compliance with the biological requirements of the MSHCP ensures that any impacts to covered special status plants would be less than significant. In addition, the loss of habitat for the least Bell’s vireo would require mitigation and the impacts would require the approval of a DBESP by the Wildlife Agencies.

Construction of the BPI Industrial Development would potentially impact least Bell’s vireo, and as part of the JPR process for the development project RCA is requiring construction

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mitigation for such indirect impacts. This is considered to be a significant impact requiring mitigation. MM 4.7.3.A and MM 4.7.3.B (alternative) remain applicable to the Modified Project to reduce impacts to Migratory Birds to a less than significant level. With the inclusion of additional construction mitigation contained in MM BIO-1 for indirect impacts to the least Bell’s vireo, impacts would be mitigated to less than significant.

Mitigation Measure MM BIO-1: If construction will occur within 300 feet of potential vireo habitat between March 15 and September 30, a biologist shall determine whether vireo individuals are present within the adjacent habitat. If work will start prior to March 15 and continue into the vireo season, or will start between March 15 and April 30, the biologist shall survey the adjacent habitat weekly for eight weeks[1] starting on or around March 15 until vireo are detected, or until eight visits are completed and the vireo is confirmed absent. If construction work will start after April 30, then surveys will start on or around April 10 (the formal start of the vireo survey period), and surveys will follow the survey intervals as stated above.

If vireo individuals are detected, the biologist will determine necessity and applicability of measures to address edge effects for construction activities occurring within 300 feet of occupied vireo habitat to protect the vireo. At minimum the following are recommended.
1) Noise: Given the proximity of the vireo habitat to the existing Green River Road and the adjacent SR-91, there is already an existing noise baseline from heavy traffic use, and it is possible that construction noise would not exceed that baseline. The Project proponent will retain a qualified biologist to perform noise monitoring to determine the ambient noise level at the habitat edge without construction activities occurring within 300 feet of the habitat edge, and then determine noise levels while construction activities are occurring. If it is determined that with construction, the noise levels exceed the ambient levels, then noise attenuation measures may be implemented, including the construction of a temporary noise attenuation barrier (sound wall) along the disturbance limits north of Green River Road. If it is determined that noise levels cannot be attenuated, then the specific construction activities resulting in the noise will need to be temporarily ceased until August 31, or prior if it is determined through surveys that the vireo are no longer present.
2) Lighting: Any night lighting needed during construction within 300 feet of occupied vireo habitat will be down shielded or directed away from the vireo habitat to prevent the illumination of the adjacent habitat.
3) Dust Emissions: The Project, as a part of standard best management practices (BMPs) pursuant to South Coast Air Quality Management District Rule 403, will introduce dust control measures for the duration of construction activities to minimize any dust-related effect on adjacent vireos.

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4) Trespassing: Prior to the start of construction activities along the northern side of Green River Road, the edge of the disturbance limits adjacent to the vireo habitat will be demarcated with orange construction fencing to prevent trespassing into the adjacent habitat. In addition, the Project proponent will implement an Environmental Awareness Training program prior to the start of construction to advise workers of sensitive biological areas adjacent to the development footprint, including the habitat areas north of Green River Ranch Road.

In 2019 the Crotch Bumble Bee was listed as a State Candidate Endangered (SCE) Species.

Crotch bumble bee was observed onsite during focused surveys for this species. The overall Study Area supports potentially suitable habitat for the Crotch bumble bee primarily within the non-native grasslands and within the scrub; however, this species is a habitat generalist as it will occur in a variety of plant communities throughout its range. Individuals were detected on the lower slopes in the southern portion of the Project’s impact footprint where the grassland areas are less disturbed and native scrub vegetation is present. Furthermore, if Crotch bumble bee remains as a SCE or has otherwise been confirmed as a State Endangered species at the time of Project site disturbance, then an Incidental Take Permit (ITP) may be required prior to the disturbance of the occupied habitat. Impact would be considered potentially significant.

The following mitigation measure which includes the conservation of 50.96 acres of scrub habitat and 26 acres of non-native grasslands and conservation of open space will offset impacts to the Crotch Bumble Bee and bring impacts to a less than significant level.

Mitigation Measure MM BIO-2: If the bumble bee is still a Candidate species or has been confirmed as a State listed species at the time of Project site disturbance, then prior to the issuance of a grading permit that would remove Crotch bumble bee habitat:
1) The Project proponent shall have conveyed or have an agreement to convey approximately 50.96 acres of various scrub habitats and 26 acres of non-native grassland in the southern portion of the Project site to the RCA, which constitutes avoidance of suitable habitat.
2) If the land to be conserved in the southern portion of the Project site has not been conveyed to the RCA and no agreement is yet in place to convey the property, the Project proponent shall coordinate with CDFW to address the extent of impacts and determine whether an ITP for Crotch bumble bee would be required. If an ITP were required, then mitigation may be required by CDFW as part of the ITP process, and the conservation of the comparable open space habitat would be presented to support the ITP.

This impact is new information or more severe impact as a result of the Modified Project, however, with the addition of Mitigation Measure MM BIO-2 impacts would be reduced to a less than significant level.

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As identified in the 2001 EIR for the Approved Project, suitable habitat occurs onsite for Plummer’s mariposa lily and intermediate mariposa lily and they have a moderate potential to occur onsite. These species were not observed during the updated surveys for the Modified Project. Many-stemmed dudleya and Brauton’s milk-vetch have a low likelihood of occurring onsite. These species were not observed during the updated surveys for the Modified Project, therefore impacts remain similar to those identified in the 2001 EIR for the Approved Project, which is less than significant.

Several sensitive wildlife species were observed on site during the updated surveys for the Modified Project. Several other sensitive wildlife species have at least a moderate potential to occur on site, identified within Appendix A and Append B of the Biological Technical Report.

As identified within the 2001 EIR for the Approved Project, short-term impacts may occur to the species as a result of construction activities. These species are not protected by federal or state listings as threatened or endangered and any loss of individuals would not threaten their regional populations. Removal of their habitat represents a less than significant impact to regional populations of these species.

As identified within the 2001 EIR, implementation of the Approved Project would result in a direct loss of at least one California gnatcatcher and occupied live-in habitat for the species.

While the loss of habitat for the species is now covered by the MSHCP, the Modified Project prohibits clearing occupied habitat during breeding season (March 1 through August 31).

These impacts remain potentially significant for the Modified Project. Mitigation Measure

4.7.1.A remain applicable to the Modified Project to reduce impacts to California gnatcatcher to a less than significant level.

The 2001 EIR concluded implementation of the Modified Project would result in potential impacts to migratory birds and the nests. Mitigation Measure 4.7.3.A and Mitigation Measure 4.7.3.B (alternative) remain applicable to the Modified Project to reduce impacts to Migratory Birds to a less than significant level.

With the inclusion of the additional Mitigation Measure for the Crotch Bumble Bee, Impacts would be more severe impacts from the Modified Project requiring revisions to the Prior EIR. With the include of the additional Mitigation Measure MM BIO-1 for the Crotch Bumble Bee, impacts are reduced to a less than significant level.

Impact BIO-2: Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

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Under the Modified Project, a total of 2.10 acres of Regional Board jurisdiction would be permanently impacted (all non-wetland waters), including 2.07 acres onsite and 0.03 acre offsite.

A total of 3.66 acres of CDFW Jurisdiction would be permanently impacted as part of the BIP Development. This includes 2.51 acres of non-riparian streambed and 1.15 acres of riparian streambed.

As identified in the 2001 EIR of the Approved Project, a total of 1.76 acres of Corps/RWQCB jurisdiction and 9.81 acres of CDFW jurisdiction would be impacted as a result of the Approved Project implementation. Per the 2001 EIR Mitigation Measure 4.7.2.A, impacts to riparian habitat would be replaced through creation of new riparian habitat at a minimum of

1.5:1 onsite or alternatively, or in combination with onsite crease, riparian or wetlands mitigation credits shall be acquired in an offsite mitigation bank at a replacement ratio of 2:1.

While RWQCB impacts have slightly increase for the Modified Project, these impacts are minor. Furthermore, impacts to CDFW jurisdiction as a result of the Modified Project has decreased significantly. Mitigation Measure 4.7.2.A remains applicable for the Modified Project with the clarification that impacts to the 3.66 acres of CDFW jurisdiction shall be mitigated at a greater than 3:1 ratio (11.14 acres). The Mitigation would be a combination of onsite restoration and preservation, and purchase of offsite mitigation bank (Riverpark Mitigation Bank). The onsite mitigation would consist of restoration of 2.57 acres of riparian oak woodland and preservation of 3.80 acres of oak woodlands and streams. The remaining balance of 4.68 acres would be purchased at a Mitigation bank. As such, Mitigation Measure

4.7.2.A would be clarified to include the following language.

Mitigation Measure 4.7.2A All riparian habitat impacted (i.e., removed) by the proposed project shall be replaced through creation of new riparian habitat of equal or greater quality. Permanent impacts to 3.47 acres of CDFW jurisdiction (including 1.96 acres of potential Corps/RWQCB jurisdiction) shall be mitigated through the combination of onsite restoration and preservation, and offsite mitigation (Riverpark Mitigation Bank: Should Riverpark Mitigation Bank become unavailable in the future, an alternative mitigation strategy through another mitigation bank within the MSHCP Plan Boundary shall be reviewed and approved by the RCA and Wildlife Agencies (CDFW and USFWS) prior to issuance of a grading permit). The onsite mitigation will consist of the restoration of 2.57 acres of riparian oak woodland and the preservation of 6.36 acres of oak woodlands and streams. The balance of mitigation would consist of 4.62 acres would be purchased at a Mitigation bank.

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

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If habitat creation is conducted on site, the replacement ratio shall be a minimum of

1.5:1(create 1.5 acres of habitat for each 1 acre impacted). Suitable locations for onsite creation of habitat include proposed debris basins and drainage corridors that may be retained or established in the proposed estate residential area. Any portions of the basins that are used for habitat creation will be excluded from any debris removal, sediment removal, or other maintenance operations. The created habitat shall be retained in a natural condition in perpetuity. Since the existing coast live oak woodland is primarily associated with drainage courses, oak woodlands established as mitigation for measures 4.7.4A will also qualify as created riparian habitat if established in riparian settings including in or adjacent to the proposed debris basins.

With the clarification language for the Modified Project, impacts would be less than significant within mitigation, as previously identified in the 2001 EIR for the Approved Project.

Impact BIO-3: Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The biological studies prepared for the Modified Project determined the site does not support any wetlands. Consequently, no impact to state or federally protected wetlands would occur and no mitigation is required.

Impact BIO-4: Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The Modified Project will impact the lower portions of north-south ridges and canyons that terminate at the flat portion of the property at Green River Road that support the local movement of wildlife.

As discussed above, the City is currently pursuing a Criteria Refinement through the RCA and Wildlife Agencies to formally relocated PCL-1 west to coincide with the B Canyon area.

Additional information and environmental analysis of the Alternative Alignment of PCL-1 can be found in Section 5.0. The processing of the Criteria Refinement coincides with the RCA’s

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recent acquisition of approximately 740 acres of lands located south and west of the Project site that contain B Canyon. The RCA issued Criteria Refinement Review Findings (CR# 24- 01-10-01, dated February 20, 2024) in support of the Criteria Refinement stating approval of the realignment of PCL-1. The findings letter is included as Appendix D-4.

The formal relocation of PCL-1 removes the Modified Project site from the Linkage and thereby greatly reduces the relative importance of the Project site to facilitate wildlife movement and to connect Core A and Core B. In further support of the assembly of PCL-1, the Modified Project proponent is proposing to conserve 80.77 acres of land within the southern half of the site. The proposed conservation is contiguous with the lands recently acquired by the RCA for the MSHCP Reserve. The 80.77 acres of proposed conservation contains the structural topography and vegetative cover to facilitate regional wildlife movement. It aligns with the wildlife linkage/corridor conservation goals of the MSHCP.

The Modified Project includes the construction of a wildlife fence between the proposed MSHCP conservation areas and the of the Project. The fencing will be constructed along the western and southern edges of the Project site to direct wildlife to the west along the rerelocated PCL-1 Route in B Canyon. The fence will start at the eastern property boundary, extending west along the limits of the proposed MSHCP Conservation until the fence reaches the western boundary shared with the existing MSHCP Additional Reserve Lands. Then the fence will turn north along the property boundary to the terminus of Fresno Road, then northwest where the fence will terminate at the limits of Caltrans’ easement for SR-91. The fence is proposed to be chain link (at least 8 feet tall) and will include one-way swing gates to allow for wildlife escape access to the open space to the south and west.

Temporary disturbances to wildlife movement may occur during construction; however, these disturbances would primarily occur during day-time hours during construction activities and would not interfere significantly with wildlife movement on a landscape level. The Project’s consistency with the MSHCP and adherence to mandatory MSHCP requirements would reduce impacts to wildlife movement to a level of less than significant under CEQA.

Additionally, no native wildlife nursery sites were observed within the Project area and therefore, no impacts to wildlife nursery sites would occur.

The Project’s construction activities have the potential to impact active bird nests if vegetation is removed during the nesting season (February 1 to September 15). To avoid impacts to nesting birds, as identified within the 2001 EIR Mitigation Measure 4.7.3.A and Mitigation Measure 4.7.3.B (alternative) remain applicable to the Modified Project to reduce impacts to Migratory Birds to a less than significant level.

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Impact BIO-5: Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The 2001 EIR identified 3.90 acres of coast live oak that would be impacted as a result of the Approved Project. Mitigation Measures 4.7.4.A through 4.7.4.E was included to mitigate for the impacts associated with coast live oak woodlands to a less than significant level.

The Modified Project would also implement Mitigation Measures 4.7.4.A through 4.7.4.E to reduce impacts to coast live oak. However, the Modified Project would impact 1.13 acres of coast live oak woodland, which is significantly less impacts than the Approved Project.

Furthermore, the Modified Project would avoid and conserve 3.50 acres of coast live oak woodland. Therefore, the Modified Project reduces impacts to coast live oak woodland in comparison to the Approved Project.

While the City has no direct tree preservation ordinance, the City’s 2020–2040 General Plan includes several goals and policies relating to biological resources. The goals and policies of the General Plan are intended to support consistency with the MSHCP and to protect and preserve biological resources including plants and wildlife, vegetation communities, and wetlands and drainages.

The Project will not conflict with any local policies or ordinances protecting biological resources. The Project proponent is proposing permanent conservation of 80.77 acres of land within the southern half of the Study Area, and all development associated with the Modified Project will comply with the requirements of the MSHCP. The conservation of native land and compliance with the MSCHP in conjunction with avoidance, minimization, and mitigation will render the Project compliant with and not conflict with the biological resource policies of the City of Corona 2020–2040 General Plan. With implementation of Mitigation Measures

4.7.4.A through 4.7.4.E, impacts are considered less than significant.

Impact BIO-6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

The Modified Project occurs within the MSHCP Temescal Area Plan, specifically in Subunit 1 (Santa Ana River to Santa Ana Mountains), Criteria Cells 1702, 1704, 1811, and 1812 [Exhibit 5A – MSHCP Overlay Map]. Lands described for conservation within these Criteria Cells are intended support the assembly of Proposed Constrained Linkage 1 (“PCL-1”) and

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Proposed Constrained Linkage 2 (“PCL-2”) further to the east. The City is currently pursuing a Criteria Refinement through the RCA and Wildlife Agencies to formally relocate PCL-1 west to coincide with the B Canyon area. Additional information and environmental analysis of the Alternative Alignment of PCL-1 can be found in Section 5.0. The processing of the Criteria Refinement coincides with the RCA’s recent acquisition of approximately 740 acres of lands located south and west of the Specific Plan Project that contain B Canyon. The RCA issued Criteria Refinement Review Findings (CR# 24-01-10-01, dated February 20, 2024) in support of the Criteria Refinement stating approval of the realignment of PCL-1. The findings letter is included as Appendix D-4.

The formal relocation of PCL-1 removes the Modified Project site from the Linkage and thereby greatly reduces the relative importance of the Project site to facilitate wildlife movement and to connect Core A and Core B. Even with the approval of the Criteria Refinement, i.e., the relocation of PCL-1, the Modified Project is still subject to JPR for the RCA to determine the Project’s overall consistency with the MSHCP; however, the Modified Project would no longer be required to conserve lands in support of the original PCL-1 alignment. Regardless, the Modified Project would conserve approximately 80.77 acres of land within the southern half of the site to contribute to the MSHCP Reserve. The conserved lands would be dedicated to the RCA and managed and protected in perpetuity.

The Modified Project would impact approximately 3.66 acres of MSHCP riparian/riverine areas, including 1.15 acres of riparian vegetation and 2.51 acres of unvegetated riverine areas.

The functions of impacted MSHCP riparian areas must be replaced such that the resulting project is “biologically equivalent or superior” to the existing site conditions. A DBESP must be approved by the wildlife agencies (USFWS and CDFW) for the proposed Modified Project.

Per the submitted DBESP prepared by GLA on January 17, 2022 and revised August 29, 2024 included as Appendix E-2, the modified Project avoids a total of 80.77 acres in the southern portion of the site, and protect in perpetuity 6.36 acres which contain 2.57 acres of riparian/riverine areas and 3.80 acres of coast live oak woodland.

In comparison, of the 3.66 acres of impacts to riparian/riverine areas, more than half of the impacts (2.07 acres) include drainage features in the northern portion of the Project site that have been disturbed through past land uses, with 1.01 acres mapped as disturbed or developed;

0.96 acre as supporting vegetation associated with ruderal areas, including non-native grasses and forbs; and 0.10 acre in areas mapped as residential/urban/exotic. These drainage features do not contain habitats described for conservation, nor do they contain habitat that support Section 6.1.2 species. However, the Project will impact 1.59 acres of riverine areas supporting native vegetation communities, including 1.12 acres of coast like oak woodland, 0.03 acre of elderberry stands, and 0.44 acre of native upland scrub. The coast live oak woodland and elderberry stands are classified as riparian communities.

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With the implementation of Mitigation Measure 4.7.2.A, impacts would be less than significant. Furthermore, with the realignment and conservation of PCL-1, the Project would conserve 80.77 acres of lands, which increases habitat for sensitive and listed species. These lands would be protected in perpetuity via the MSHCP Reserve to support Covered Species.

Lastly, the Project will conserve and protect 2.57 acres of riparian/riverine areas, including

3.80 acres of coast live oak woodland and 0.64 acre of native upland scrub communities (chaparral and Riversidean sage scrub. The Project will conserve habitat functions at a 2.5:1 to nearly 3:1 ratio to the quantity impacted. In addition, the Project will further mitigate impacts to 3.66 acres of MSHCP riparian/riverine areas through the onsite restoration of 2.57 acres of oak woodland and the additional purchase of 4.62 acres of mitigation credits at the Riverpark Mitigation Bank.

4.4.8 CUMULATIVE IMPACTS ASSOCIATED WITH THE MODIFIED

PROJECT
Less than Significant Impact with Mitigation. Cumulative impacts are defined as the direct and indirect effects of a proposed project which, when considered alone, would not be deemed a substantial impact, but when considered in addition to the impacts of related projects in the area, would be considered potentially significant. “Related projects” refers to past, present, and reasonably foreseeable probable future projects, which would have similar impacts to the proposed Project.

Anticipated cumulative impacts are addressed by the MSHCP, which, as currently adopted, addresses 146 “Covered Species” that represent a broad range of habitats and geographical areas within western Riverside County, including threatened and endangered species and regionally- or locally-sensitive species that have specific habitat requirements and conservation and management needs. The MSHCP addresses biological impacts for take of Covered Species within the MSHCP area. Impacts to Covered Species and establishment and implementation of a regional conservation strategy and other measures included in the MSHCP are intended to address the federal, state, and local mitigation requirements for these species and their habitats.

Impacts to the special-status vegetation communities could be potentially cumulatively significant, prior to mitigation. These vegetation communities are Coast Live Oak Woodland, Coastal Sage Scrub, Elderberry Savannah, and Riparian/Riverine resources for the Modified Project. For those non-riparian/riverine vegetation communities, the MSHCP provides full mitigation for proposed impacts. For the proposed impacts to riparian/riverine resources, the MSHCP requires equivalent or superior preservation that is detailed in a DBESP. As presented above, the Modified Project would mitigate 3.04 acres of riparian/riverine resources (1.11 acres of riparian and 1.93 acres of unvegetated streambed). This would mitigate impacts to a level

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of less than significant under CEQA and would be consistent with MSHCP requirements in that equivalent or superior preservation is provided.

The proposed BPI Project would remove several Coulter’s matilija poppy, a non-listed special status plant species that is covered and adequately conserved by the MSHCP. The removal of Coulter’s matilija poppy by the Modified Project would not pose a cumulatively considerable contribution to the regional decline of this species.

Impacts to the following animal species would be potentially cumulatively significant, prior to mitigation, as a result of the loss of potential habitat for these species: Crotch’s bumble bee, least Bell’s vireo, Cooper’s hawk, yellow warbler, southern California rufous-crowned sparrow, western mastiff bat, western yellow bat, coast horned lizard, coast patch-nosed snake, coastal whiptail, orange throat whiptail, red-diamond rattlesnake, and southern California legless lizard.

Some of these species are fully covered species under the MSHCP and as such any proposed impacts would be fully mitigated under the MSHCP. For others such as the bat species, impacts would be potentially cumulatively significant, however the Project is proposing permanent natural land conservation in the southern portion of the Project site. With implementation of Project mitigation in combination with the Project’s proposed design feature of open space conservation, the potential for the Project to make a cumulatively considerable contribution to the regional decline of any of these species would not occur.

With implementation of the Modified Project’s open space and in combination with Mitigation Measure 4.7.1.A for impacts to California gnatcatchers, Additional information and environmental analysis of the Alternative Alignment of PCL-1 can be found in Section

5.0. for Crotch bumble bee, Mitigation Measure 4.7.2.A for mitigation for impacts to jurisdictional features, Mitigation Measure 4.7.3.A for nesting birds, Mitigation Measure BIO-1 for least Bell’s vireo, Mitigation Measure BIO-2 for Crotch’s bumble bee, Mitigation Measure 4.7.4 through 4.7.4.E for oak woodlands mitigation, the Modified Project would have a less than significant with mitigation cumulative impact regarding biological resources.

4.4.9 MITIGATION MEASURES IDENTIFIED IN PRIOR EIR APPLICABLE TO

MODIFIED PROJECT
With minor modifications in some instances, all mitigation as identified within the 2001 EIR are applicable to the Modified Project as follows.

4.7.1A: Prior to issuance of grading permits for each increment of development, applicable pre-construction California gnatcatcher surveys shall be conducted and a survey report approved by the City. The report shall identify mitigation for impacts to the California gnatcatcher consisting of acquiring and preserving California gnatcatcher habitat of equal or greater quality at a minimum

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

Project impacts to the California gnatcatcher and its designated critical habitat may require consultation or other permitting for compliance with the federal ESA that may result in requirements for additional mitigation measures beyond those described above.

4.7.2A: Prior to issuance of grading permits for each increment of development, applicable pre-construction riparian area surveys shall be conducted and a survey report approved by the City. The report shall identify all riparian habitat impacted (i.e., removed) by the proposed project and such impacted areas shall be replaced through creation of new riparian habitat of equal or greater quality.

Impacts to 3.66 acres of CDFW jurisdiction (including 2.10 acres of potential RWQCB jurisdiction) shall be mitigated at a 3:1 ratio (10.98 acres) through the combination of onsite restoration and preservation, and offsite mitigation (Riverpark Mitigation Bank). The onsite mitigation will consist of the restoration of 2.57 acres of riparian oak woodland and the preservation of 6.36 acres of oak woodlands and streams. The balance of mitigation would consist of 4.62 acres would be purchased at a Mitigation bank.

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

4.7.3A: Prior to the commencement of tree removal or grading on the proposed project site during the nesting season (March-July), all suitable habitat shall be thoroughly surveyed for the presence of nesting birds by a qualified biologist.

If any active nests are detected, the area shall be flagged and avoided until the nesting cycle is complete. In addition, a biologist shall be present on site to monitor the tree removal and grading to ensure that any nests detected during the initial survey are not disturbed.

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

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

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

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

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

4.7.4E: Prior to certification of occupancy, the applicant shall replant 15-gallon size oaks at a ratio of 10 to 1 for all oaks lost but not transplanted. The location and methods for these plantings would be specified by a qualified native plant biologist/horticulturist.

4.4.10 NEW MITIGATION MEASURES APPLICABLE TO MODIFIED PROJECT MM BIO-1: If construction will occur within 300 feet of potential vireo habitat between March 15 and September 30, a biologist shall determine whether vireo individuals are present within the adjacent habitat. If work will start prior to March 15 and continue into the vireo season, or will start between March 15 and April 30, the biologist shall survey the adjacent habitat weekly for eight weeks[1] starting on or around March 15 until vireo are detected, or until eight visits are completed and the vireo is confirmed absent. If construction work

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will start after April 30, then surveys will start on or around April 10 (the formal start of the vireo survey period), and surveys will follow the survey intervals as stated above.

If vireo individuals are detected, the biologist will determine necessity and applicability of measures to address edge effects for construction activities occurring within 300 feet of occupied vireo habitat to protect the vireo. At minimum the following are recommended.
1) Noise: Given the proximity of the vireo habitat to the existing Green River Road and the adjacent SR-91, there is already an existing noise baseline from heavy traffic use, and it is possible that construction noise would not exceed that baseline. The Project proponent will retain a qualified biologist to perform noise monitoring to determine the ambient noise level at the habitat edge without construction activities occurring within 300 feet of the habitat edge, and then determine noise levels while construction activities are occurring. If it is determined that with construction, the noise levels exceed the ambient levels, then noise attenuation measures may be implemented, including the construction of a temporary noise attenuation barrier (sound wall) along the disturbance limits north of Green River Road.

If it is determined that noise levels cannot be attenuated, then the specific construction activities resulting in the noise will need to be temporarily ceased until August 31, or prior if it is determined through surveys that the vireo are no longer present.
2) Lighting: Any night lighting needed during construction within 300 feet of occupied vireo habitat will be down shielded or directed away from the vireo habitat to prevent the illumination of the adjacent habitat. 3) Dust Emissions: The Project, as a part of standard best management practices (BMPs) pursuant to South Coast Air Quality Management District Rule 403, will introduce dust control measures for the duration of construction activities to minimize any dust-related effect on adjacent vireos.
4) Trespassing: Prior to the start of construction activities along the northern side of Green River Road, the edge of the disturbance limits adjacent to the vireo habitat will be demarcated with orange construction fencing to prevent trespassing into the adjacent habitat. In addition, the Project proponent will implement an Environmental Awareness Training program prior to the start of construction to advise workers of sensitive biological areas adjacent to