DATE: 11/25/2024
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2024-164
APPLICATION REQUEST:
SPA2020-0006: Amendment to the Green River Ranch Specific Plan (SP00-001) to change and reorganize the zoning designations within the Green River Ranch Specific Plan, and make corresponding revisions to the maps, tables, illustrations and text throughout the specific plan document. (Applicant: PSIP WR Green River LLC, 500 Newport Center Drive, Suite 630, Newport Beach, CA 92660)
RECOMMENDED ACTION:
That the Planning and Housing Commission recommend APPROVAL of SPA2020-0006 to the City Council, based on the findings contained in the staff report and conditions of approval.
BACKGROUND
Specific Plan Amendment (SPA) 2020-0004 is a request by PSIP WR Green River, LLC to change and reorganize the zoning designations within the Green River Ranch Specific Plan and make corresponding changes to various tables, maps, and illustrations within the specific plan document. The purpose of the amendment is to facilitate the development of five warehouse/light industrial buildings totaling 746,167 square feet on 49.31 acres within the specific plan.
Site History
The Green River Ranch Specific Plan area is comprised of five parcels. Four parcels are located on the south side of Green River Ranch, between Fresno Road and Dominguez Ranch Road. These are parcels are owned by the applicant. The fifth parcel (5.50 acres) is located on the north side of Green River Road and is under a different ownership.
The applicant is in the process of acquiring 3.4 acres of city-owned land to be added to the Green River Ranch Specific Plan so that it can be developed with the business park development (Exhibit 7). The 3.4 acres currently lie outside of the specific plan’s east boundary and consist of 1.46 acres of a portion of the city’s Landscape Maintenance District (LMD) property (APN 101-190-034) and 1.94 acres of a portion of excess street right-of-way on Green River Road and a portion of the LMD property.
On August 16, 2023, the City Council adopted Resolution No. 2023-090 which declared the
3.4 acres as surplus land and that the land is no longer necessary for the city’s use. On July 8, 2024, the city received a written determination from the California Department of Housing and Community Development (HCD) confirming that the city’s disposition of the surplus land complies with the requirements of the Surplus Land Act. The applicant is required to execute a Purchase and Sale Agreement with the City prior to the recordation of the project’s associated tentative tract map (TTM 37963).
Green River Ranch Specific Plan Background
The Green River Ranch Specific Plan was originally approved by the city on February 7, 2001 and encompasses approximately 165.33 acres of undeveloped land located on the north and south sides of Green River Road, between Fresno Road and Dominguez Ranch Road (Exhibit 1). The established zoning designations within the specific plan are described below.
• Mixed Use (MU): Four planning areas totaling 59.01 acres are zoned MU. These areas are located on the north and south sides of Green River Road and west of Dominguez Ranch Road. The MU zoning permits a mix of retail, commercial service, and light industrial uses.
• General Commercial (GC): Two planning areas totaling 8.12 acres are zoned GC.
These areas are located on the south side of Green River Road and east side of Fresno Road. The GC zoning allows a mix of commercial services, retail, restaurant and freeway-oriented service uses.
• Estate Residential (ER): The largest planning area within the specific plan, totaling
98.2 acres, is zoned ER. This planning area covers the southern portion of the specific plan and allows for the development of single family homes on three-acre minimum lots.
Table 1 summarizes the existing zoning designations, acreages, allowable uses, and planning areas established for the Green River Ranch Specific Plan.
Table 1
Existing Green River Ranch Specific Plan Land Use Summary Existing
General Plan
Existing
Zoning
Existing
Planning
Area
Existing
Acreage
Existing Allowable Uses Per
the Zoning
Mixed Use II
(Commercial
and Industrial)
Mixed Use
(MU)
1, 2, 5, 7 59.01 Mix of retail, commercial
service, office, hotel, and light
industrial uses.
General
Commercial
General
Commercial
(GC)
3, 4 8.12 Mix of retail, commercial
service, restaurant, and freewayoriented service uses.
Estate
Residential
Estate
Residential
(ER)
6 98.2 Up to 32 single family residential
dwellings on 3-acre lots.
Total Acreage 165.331
1. Includes 27.3 acres of manufactured slopes and streets.
Land Use Entitlements
SPA2020-0006 is being reviewed in conjunction with three other land use entitlements which include General Plan Amendment 2020-0002, Tentative Tract map 37963, and Precise Plan 2020-0004. The purpose of each entitlement is summarized below. • General Plan Amendment (GPA) 2020-0002 – GPA2020-0002 aligns with the redistribution and new zoning designations of the specific plan, establishing consistency among the General Plan land uses and zoning. • Tentative Tract Map (TTM) 37963 – TTM 37963 proposes to create the lots associated with the business park development. The subdivision also proposes to create one lot for the Estate Residential designation and one lot for the Open Space designation on the south side of Green River Road.
• Precise Plan (PP) 2020-0004 – PP2020-0004 is for the review of the site plan, architecture, landscaping and other features associated with the five warehouse/industrial buildings totaling 746,167 square feet on 49.31 acres in the proposed Business Park Industrial designation.
CODE REQUIREMENTS
The authority for amending the Green River Ranch Specific Plan is embodied in Section 65453 of the California Government Code, Chapter 17.53 of the Corona Municipal Code, and Section 5.5.3 of the Green River Ranch Specific Plan itself.
An amendment to the Green River Ranch Specific Plan may be accomplished by ordinance of the City Council, based upon the criteria outlined in Chapter 17.53 of the Corona Municipal Code. The Planning and Housing Commission is required by law to review the specific plan amendment, and to make a recommendation to the City Council.
PROPOSED SPECIFIC PLAN AMENDMENT
SPA2020-0004 will amend the Green River Ranch Specific Plan land use plan to create 49.31 acres of Business Park Industrial (BPI) zoning, 5.50 acres of General Commercial (GC) zoning, 20.39 acres of Estate Residential (ER) zoning, and 83.34 acres of Open Space General (OS) zoning. The BPI and OS zoning designations are new to the specific plan. The existing Mixed Use (MU) designation will be deleted from the specific plan and replaced by the BPI designation. The tables, illustrations and maps in the specific plan document are also being amended to correspond with the proposed land use, acreage, and boundary changes. Updates are also proposed to the plant palette and signage for the specific plan.
Exhibit 2 contains the proposed amendments for the entire specific plan document. Text to be removed is shown in a strikethrough format. New text to be added is shown in a red and underlined format. Exhibit 4 contains the existing and proposed land use plan for the specific plan. The following discusses the amendments in detail.
Land Use Changes
Approximately 49.31 acres located on the south side of Green River Road will be rezoned from GC and MU to BPI and become Planning Areas 1, 2 and 3. Approximately 5.50 acres located on the north side of Green River Ranch Road will be rezoned from MU to GC and become Planning Area 4. The existing ER designation within the southern portion of the specific plan will be reduced from 98.2 to 20.39 acres and become Planning Area 5.
Approximately 83.34 acres of existing ER zoning will be rezoned to OS and become Planning Area 6. Table 2 summarizes the proposed land use changes.
Table 2
Proposed Green River Ranch Specific Plan Land Use Summary Proposed
General Plan
per
GPA2020-0002
Proposed
Zoning per
SPA2020-0006
Proposed
Planning
Area
Proposed
Acreage
Proposed
Allowable Uses
Mixed Use II Business Park
Industrial (BPI)
1, 2, 3 49.31 Business park and light
industrial uses.
General
Commercial
General
Commercial
(GC)
4 5.50 Mix of retail, commercial
service, restaurant, and
freeway-oriented service
uses.
Estate
Residential
Estate
Residential
(ER)
5 20.39 Up to 32 single family
residential dwellings.
(same number of dwelling
units as the original
specific plan)
Open Space
General
Open Space
General (OS)
6 83.34 Open space.
Circulation (Streets) N/A 1.46 ---
Total Acreage 160.00 ---
Table 3 provides a side-by-side comparison of the existing and proposed zoning designations and acreages for the specific plan.
Table 3
Existing and Proposed Green River Ranch Specific Plan Land Use Summary Existing
Zoning Designations and Acreages
Proposed
Zoning Designations and Acreages
Mixed Use
59.01 acres
Business Park Industrial
49.31 acres
General Commercial
8.12 acres
General Commercial
5.50 acres
Estate Residential
98.2 acres
Estate Residential
20.39 acres
N/A Open Space General
83.34 acres
Tables, Maps, Illustrations and Other Revisions
• Table 2 – Permitted Uses: Table 2 lists the permitted, conditionally permitted uses, and nonpermitted uses for the specific plan. Table 2 is being amended to include the BPI and OS designations. The amendments to Table 2 are included in the specific plan document in Exhibit 2 and are also attached separately as Exhibit 5.
The BPI designation will retain the existing light industrial uses, warehousing, and supporting uses that are currently listed as permitted in the MU designation.
Examples of these uses include packaging facilities, food processing uses, cosmetic manufacturing, machine shops and similar uses. Examples of supporting uses include general offices, coffee houses, and bike rental shops. Some uses will continue to require approval of a conditional use permit, such as automotive repair, churches, metal plating, and education institutions.
Commercial retail and service uses will not be permitted in the BPI designation since the applicant’s warehouse/industrial development is not designed to support these types of uses. Hotels and motor inns, which currently require approval of a conditional use permit in the MU and GC designations, will no longer be permitted in the specific plan. No uses will be permitted in the OS designation, and no changes are proposed for the ER designation. The density of the ER designation is limited to 32 units, which is the current limit in the original specific plan. • Table 3 (Development Standards): Table 3 contains the development standards (i.e., setbacks, building height limit, etc.) for the zoning designations. Minimal changes are proposed to Table 3. The BPI and OS designations are being added to Table 3. The BPI designation will retain the existing MU standards, with the exception that the existing building height limit of 80 feet and 6 stories is being reduced to 55 feet and three stories. This is because hotels and motor inns are no longer permitted uses in the specific plan. The OS designation will have no development standards since no development will occur in the OS designation.
The minimum lot size requirement for newly created lots within the ER designation is being reduced from three-acres to 25,000 square feet.
The existing 25% maximum lot coverage standard for a residential dwelling in the ER designation is being revised to be more in line with the maximum lot coverage requirement in the Corona Municipal Code for the citywide R-1 single family residential zone, which is 35% for a one-story home and 30% for a two-story home. • Maps and Illustrations: All of the maps (drainage, water, sewer, landscaping, etc.) throughout the document are being updated with new drawings that depict the new land use boundaries and planning areas proposed by SPA2020-0006. Additionally, the conceptual illustrations that depict certain features within the specific plan such as the project entrance, streetscapes, project entry signage, and typical parking lot designs are being updated. The revised specific plan document also includes an updated artist’s rendering of the applicant’s development. • Plant Palette: The plant palette for the specific plan is being updated to include only drought resistant plant materials. The plant palette has been reviewed by the Fire Department for consistency with the types of plant materials that are allowed by the Fire Department’s Vegetation Management Guidelines and the project’s fuel modification plan.
• Signage: Project identification signage within the specific plan is being revised to allow for various types of signs placed according to the locations identified in Exhibit
6. The revised sign program reduces the total number of project identification signs currently allowed for the specific plan by nine. Tables 4 and 5 show the existing and proposed sign program, respectively.
Table 4
Existing Green River Ranch Specific Plan Sign Program
Quantity Type of Sign Location Maximum
Height
Maximum
Sign Area
Allowable
Advertisement
3 Freeway
Pylon Sign
PA 4, 5 and 7 45 ft – 80
ft.
250 sq. ft.
to 300 sq.
ft.
Name of center
and up to 3
tenants
2 Pylon Tenant
Identification
Sign
PA 1 and 3 45 ft – 80
ft.
150 sq. ft. Name of center
only
9 Tenant
Identification
Monument
Sign
PA 1, 2, 3, 4,
and 7
6 ft. 50 sq. ft. Name of center
only and up to
3 tenants
2 Major Entry
Monument
Sign
PA 2 and 3 5 ft. 80 sq. ft. Name of center
only
2 Minor Entry
Monument
Sign
PA 3 and 4 3 ft. 50 sq. ft. Name of center
only
Total = 18
Table 5
Proposed Green River Ranch Specific Plan Sign Program
Quantity Type of Sign Location Maximum
Height
Maximum
Sign Area
Allowable
Advertisement
1 Freeway
Pylon Sign
PA 4 (GC) 45 ft. 250 sq. ft. Name of center
and up to 3
tenants
2 Major Project
Entry Sign
At the entrance
of Private A
Street, within PA
1 & 2 (BPI)
6 ft. 80 sq. ft. Name of center
only
1 Minor Project
Entry
Corner of Green
River/Dominguez
Ranch Rd, within
PA 2 (BPI)
6 ft. 50 sq. ft. Name of center
only
5 Tenant
Monument
Sign
PA 1 & 2 (BPI)
PA 4 (GC)
6 ft. 50 sq. ft. Name of center
and up to 3
tenants
Total = 9
California Housing Accountability Act
The state’s Housing Accountability Act (Government Code Section 65589.5) was amended in 2019 to include the Housing Crisis Act of 2019 (Government Code Section 66300). The Housing Crisis Act of 2019 requires cities to maintain the residential capacity that existed at the time of adoption of the legislation to ensure a no net loss in the zoning for residential units. Cities are allowed to rezone residential properties to a non-residential zone or less intense residential use only if the city concurrently rezones another parcel to make up for the shortfall in housing units lost under the previous zoning.
However, Section 66300(e)(4) provides that the Housing Crisis Act does not apply to a housing development project located within a very high fire hazard severity zone. Because the proposed project involves a housing development project on a site that is located entirely within a Very High Fire Hazard Severity Zone, the Housing Crisis Act does not apply. Additionally, even if the Housing Crise Act applied to the proposed project, there is no net loss in residential capacity because while the proposed project would rezone the existing 98.2 acres in Planning Area 6 (Estate Residential/allows up to 32 dwelling units) to a less intensive use (Open Space/no residential), the project also proposes to concurrently establish 20.39 acres in newly designated Planning Area 5 to allow for higher-density Estate Residential (providing a total capacity of 32 dwelling units) — thus ensuring that there is no net loss in residential capacity. Therefore, SPA2020-0006 satisfies the requirement under the Housing Crisis Act of 2019 because the rezoning of the Estate Residential site within the Green River Ranch Specific Plan will result in no net loss in residential units.
ENVIRONMENTAL ANALYSIS:
Proposed Constrained Linkage 1
The Green River Ranch Specific Plan contains a wildlife linkage identified by the Western Riverside County’s Multiple Specific Habitat Conservation Plan (MSHCP) as Proposed Constrained Linkage 1 (PCL-1). The current alignment of PCL-1 extends through the specific plan from the Cleveland National Forest south of the specific plan to the Prado Dam and Santa Ana River areas north of the 91 Freeway. An exhibit for PCL-1 is attached as Exhibit 8.
In December 2023, the city submitted a Criteria Refinement Analysis (prepared by the applicant’s biology consultant, Glen Lukos Associates) on behalf of the applicant to the RCA, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife to have PCL-1 relocated off-site. Development of the land within the specific plan would require the applicant to also design a wildlife linkage that meets the requirements of the MSCHP. Having PCL-1 relocated off-site would help to alleviate site constraints brought on by the wildlife linkage requirements.
On February 20, 2024 and March 25, 2024 the city and applicant received general agreements from the RCA, U.S. Fish and Wildlife Service, and California Department of Fish and Wildlife to have PCL-1 relocated onto land recently acquired by the RCA. The new alignment is located southwest of the Green River Ranch Specific Plan and outside of Corona’s city limits, within the jurisdiction of Riverside County. The new alignment was considered to be less constrained and superior compared to the current alignment to support wildlife movement.
Green River Ranch Specific Plan Subsequent EIR
The Green River Ranch Specific Plan Final Environmental Impact Report (EIR) was prepared for the original Green River Ranch Specific Plan and certified by the city on February 7, 2021.
In accordance with Section 15162 of the CEQA Guidelines, the city prepared a draft Subsequent EIR to the certified Green River Ranch Specific Plan Final EIR to address the potential environmental impacts associated with the Green River Ranch Specific Plan project. The Subsequent EIR also addresses the proposed 49.31-acre business park development and the relocation of PCL-1.
The project’s Subsequent EIR identifies environmental impacts that are capable of being mitigated to a less than significant level through the implementation of mitigation measures.
In the areas of biological resources and noise, the revised project would result in a reduction of impacts compared to the 2001 approved specific plan. In the areas of air quality and transportation, the revised project would continue to have significant and unavoidable impacts, even with the implementation of mitigation measures.
The project’s air quality analysis indicated that the project would exceed the allowable threshold for certain pollutant emissions associated with the project’s operations. The source of the emissions includes stationary sources (chemicals from regular maintenance of landscaped areas, buildings, etc.) and mobile sources (vehicles and trucks accessing the site). This impact does not change from the 2001 EIR which disclosed that the original project would exceed the allowable threshold for certain pollutants associated with the original project’s operations.
As it pertains to transportation, the project’s traffic impact analysis indicated that the project would exceed the city’s daily Vehicle Miles Threshold (VMT) threshold. VMT measures the number of miles that would be traveled by vehicles associated with the project. Although the Subsequent EIR proposes mitigation measures (ride share programs, carpooling, etc.) to help reduce the project’s VMT, there is no amount of feasible mitigation that can fully reduce the project’s VMT below the threshold, and therefore, the project’s transportation impact is considered to be significant. However, the number of daily vehicle trips generated by the project would decrease by 61% compared to the original project (original project showed 11,207 daily trips to and from the project site and the current project shows 4,370 daily trips).
Overall, most of the project’s environmental impacts remain similar to the impacts that were previously identified in the 2001 EIR for the original approved specific plan. Table 4 provides a comparison of the environmental impacts between the approved and proposed specific plan.
Table 4
Environmental Impact Comparison
of the Approved GRR Specific Plan vs. Proposed GRR Specific Plan Environmental Area of
Concern
Level of Significance
(Environmental Impact) for
Approved GRR Specific Plan
Proposed GRR Specific
Plan Comparison
Aesthetics Less than Significant with
Mitigation
Similar
Agricultural & Forestry
Resources
Less than Significant Similar
Air Quality Significant and Unavoidable Similar
Biological Resources Significant and Unavoidable Reduced Cultural Resources Less than Significant Similar
Energy No Impact Similar
Geology/Soils/Paleontology Less than Significant with
Mitigation
Similar
Greenhous Gas Emissions Was not required by CEQA to
be addressed in 2001
Less than Significant with
Mitigation
Hazards & Hazardous
Materials
Less than Significant Similar
Hydrology/Water Quality Less than Significant with
Mitigation
Similar
Land Use & Planning Less than Significant Similar
Minerals Less than Significant Similar
Noise Less than Significant with
Mitigation
Reduced
Population & Housing Less than Significant Similar
Public Services Less than Significant with
Mitigation
Similar
Recreation Less than Significant Similar
Transportation Significant and Unavoidable,
(in terms of the number of
vehicle trips to be generated
by the original project)
Similar (in terms of the
project’s daily VMT)
Reduced (in terms of the
number of vehicle trips to
be generated by the
proposed project)
Tribal Cultural Resources Was not required by CEQA to
be addressed in 2001
Less than Significant with
Mitigation
Utilities/Service Systems Less than Significant Similar Wildfire Less than Significant with
Mitigation
Similar
The Subsequent EIR is proposed to be certified with associated General Plan Amendment application GPA2020-0002.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
In accordance with CEQA procedures, the Planning and Development Department mailed a Notice of Availability (NOA) regarding the release of the draft Subsequent EIR to all property owners within a 500-foot radius of the project site, regulatory agencies, and interested parties on October 11, 2024 for public comment for a period of 45 days. The NOA was also posted on the project site, submitted to the State Clearinghouse (SCH No. 2022080640), and mailed to the residential properties within the adjacent Montenero Community where most of the residential properties were beyond the 500-foot noticing radius.
A separate 20-day public hearing notice for the November 25, 2024 Planning and Housing Commission meeting was mailed to all property owners within a 500-foot radius of the project site, regulatory agencies, and interested parties. The public hearing notice was also advertised on the Sentinel Weekly newspaper, posted onsite, and mailed to the residential properties within the adjacent Montenero Community.
As of the preparation of this staff report, the Planning and Development Department has received comments in response to the draft Subsequent EIR from the following:
• City of Chino Community Development Department
• Montenero Community Association Board Members
• Mr. Paul Ramlo, president of the Montenero Community’s Association • Advocates For The Environment
• Riverside County Flood Control & Water Conservation District • Riverside Transportation Authority
• Northwest Mosquito and Vector Control District
• Residents (multiple)
The comments are attached as an exhibit to the staff report for GPA2020-0002.
STAFF ANALYSIS:
SPA2020-0006 will amend the Green River Ranch Specific Plan to establish 49.31 acres of Business Park Industrial to facilitate the development of a warehouse and light industrial development on the site. The development is currently a permitted use within the specific plan and is appropriate for the site. The amendment ensures orderly development of the project and all future development within the specific plan, and that all necessary public infrastructure will be installed according to city standards. The inclusion of the Open Space zoning designation helps to balance the existing and future commercial, light industrial and residential land uses in the area, creating an aesthetically pleasing western gateway for the city.
The project’s Subsequent EIR ensures that all applicable mitigation measures are carried through with the development of the specific plan. The amendment is consistent with the objectives and goals of the specific plan and implements the General Plan policies as identified in the Findings of Approval section of this report.
Therefore, the Planning and Development Department recommend approval of SPA2020- 0006, based on the recommended conditions of approval in Exhibit 3 and the findings of approval below.
FINDINGS OF APPROVAL FOR SPA2020-0004
1. In accordance with Section 15162 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA), the City of Corona, as the lead agency under CEQA, prepared a draft Subsequent Environmental Impact Report (EIR) to the Green River Ranch Specific Plan Final Environmental Impact Report certified by the City of Corona on February 7, 2001. The Subsequent EIR was prepared to address the potential environmental impacts of the proposed changes to the Green River Ranch Specific Plan land uses and the development of an industrial park proposed within the Green River Ranch Specific Plan. The Subsequent EIR also addresses the relocation of Proposed Constrained Linkage 1 (PCL-1) of the Riverside County Multiple Species Habitat Conservation Plan as a separate but related project. The Subsequent EIR was submitted to the State Clearinghouse (SCH No. 2022080640). The Subsequent EIR identified most environmental impacts from the previous EIR remain unchanged, with impacts to air quality and transportation being significant and unavoidable.
2. The Plan systematically implements and is consistent with the General Plan for the following reasons:
a. SPA2020-0004 proposes zoning designations (Business Park Industrial, General Commercial, Estate Residential and Open Space General) for the Green River Ranch Specific Plan that are consistent with the General Plan land use designations proposed by associated General Plan Amendment GPA2020- 0002.
b. SPA2020-0004 proposes land uses that fit with the current market and facilitates the development of property that is accessible from the freeway and in proximity to other urban land uses, which is consistent with General Plan Land Use Policy LU-3.3, which is to allow flexibility in the defined land use types, densities and intensities to account for changes in housing needs and characteristics, industrial and employment markets, and retail commercial enterprises that will occur during implementation of the General Plan that such deviations be consistent with the Plan’s vision, goals and overall policy intentions. c. SPA2020-0004 is consistent with General Plan Goal LU-13 by providing a balanced mix of general commercial, estate residential, business park industrial, and open space uses. The non-residential uses will house a variety of businesses, enhance the local economy and is appropriately situated on Green River Road, a major arterial roadway, near the 91 and 71 freeways. The residential and open space uses preserve the existing low density and rural character of the neighborhood.
d. SPA2020-0004 is consistent with General Plan Goal LU-16 by preserving approximately 80 acres of permanent open space land that provides Corona’s residents with opportunities to enjoy the natural environment, provide visual “relief” from urban development, protect significant plant and animal habitats, and protect development from natural environmental hazards.
3. The Plan provides for the development of a comprehensively planned project that is superior to development otherwise allowed under the conventional zoning classifications for the following reason:
a. The revised plan promotes water efficiency and public safety by establishing a drought tolerant plant palette for the specific plan that is also consistent with the Fire Department’s Vegetation Management Guidelines and specific plan’s fuel modification plan.
b. The revised plan establishes a sign program that is appropriate for future nonresidential development within the specific plan.
4. The Plan provides for the construction, improvement, or extension of transportation facilities, public utilities and public services required by the long-term needs of the project and/or other area residents, and complements the orderly development of the City beyond the project's boundaries for the following reasons:
a. The revised plan continues to maintain all the necessary components and infrastructure necessary for the Green River Ranch Specific Plan including water, sewer, circulation, and drainage facilities.
5. The Plan provides for the appropriate orientation and relationship between land use within and adjacent to the project for the following reasons:
a. The revised plan appropriately provides for commercial and light industrial business park land use that are located adjacent to a major city entry point and freeway corridor maximizing access and visibility.
b. The revised plan provides over 80 acres of permanent open space to enhance the business park project within the specific plan from the freeway and to maintain the existing natural aesthetics of the neighborhood. c. The revised plan continues to ensure that the non-residential land uses are separated from the existing sensitive surrounding land uses by streets and natural topography and distance.
6. Pursuant to California Government Code Section 66300 (Housing Crisis Act of 2019), the rezoning of the Estate Residential land use designation within the Green River Ranch Specific Plan would not individually or cumulatively reduce the site’s residential development capacity for the following reason:
a. The Housing Crisis Act of 2019 (Government Code Section 66300; enacted by Senate Bill 330) prevents a city from changing the general plan land use designation, specific plan land use designation, or zoning of a parcel to a less intensive use below what was in effect on January 1, 2018, unless the city concurrently changes the regulations applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity. (Subds. (b)(1)(A), (h)(1).) However, Section 66300(e)(4) provides that the Housing Crisis Act does not apply to a housing development project located within a very high fire hazard severity zone. Because the proposed Project involves a housing development project on a site that is located entirely within a Very High Fire Hazard Severity Zone, the Housing Crisis Act does not apply. Additionally, even if the Housing Crise Act applied to the proposed Project, there is no net loss in residential capacity because while the proposed Project asks the City to change the existing land use designation applicable to some or all of the 98.2 acres in Planning Area 6 from Estate Residential (with a total capacity of 32 Dwelling Units) to a less intensive use (Open Space/no residential), the Project also proposed to concurrently change the land use regulations applicable to the
20.39 acres in newly designated Planning Area 5 to allow for higher-density Estate Residential (providing a total capacity of 32 Dwelling Units) — thus ensuring that there is no net loss in residential capacity. Because any approval actions by the City would concurrently replace any lost residential capacity with an equal amount of increased residential capacity, there is no net loss in residential capacity.
PREPARED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:
1. Locational and Zoning Map
2. Specific Plan Amendment
3. Conditions of Approval
4. Existing & Proposed Green River Ranch Land Use Plan
5. Table 2, Permitted Uses
6. Existing & Proposed Green River Ranch Sign Program
7. Land Acquisition
8. Proposed Constrained Linkage 1 Realignment Exhibit
9. Environmental Documentation available at:
https://www.coronaca.gov/government/departments/communitydevelopment/planning-division Case Planner: Sandra Vanian (951) 736-2262
LOCATIONAL MAP
General Plan Legend:
ER – Estate Residential
GC – General Commercial
LI – Light Industrial
LMDR – Low Medium Density Residential
MDR – Medium Density Residential
OSR – Open Space Residential
OSG – Open Space General
Zoning Legend:
A – Agricultural
C-3 – General Commercial
FS – Fire Station
LDR – Low Density Residential
LMDR – Low Medium Density Residential
M-1 – Light Manufacturing
MH – Mobile Home Park
OS – Open Space
GREEN RIVER RANCH
SPECIFIC PLAN
SP00-001
AMENDMENT NO. 1
Prepared for:
CITY OF CORONA
Applicant:
PSIP WR GREEN RIVER, LLC
DRAFT
November 2024
GREEN RIVER RANCH
GREEN RIVER RANCH
SPECIFIC PLAN
SP00-001 AMENDMENT NO. 1
Prepared for:
City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, CA 92882
(951) 736-2262
Contact: Sandra Vanian Yang, Planning Manager
Applicant:
PSIP WR Green River LLC
500 Newport Center Drive #360
Newport Beach, CA 92660
(949) 720-3787
Contacts:
Gary Edwards and Jeremy Mape
Original Specific Plan Prepared by:
pbr
Adopted: February 21, 2001
Specific Plan Amendment No. 1 Prepared by:
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 96202
(714) 5050-6360
Amended: DATE TO BE DETERMINED
GREEN RIVER RANCH
TABLE OF CONTENTS
1.0 Executive summary ......................................................................................................................... 1-1
1.1 Introduction ............................................................................................................................................ 1-1 Authority and Scope ......................................................................................................................... 1-1 Specific Plan Organization .............................................................................................................. 1-1 Project Location .............................................................................................................................. 1-2 Background ...................................................................................................................................... 1-2
1.2 Project Summary .................................................................................................................................... 1-5
2.0 Plan Elements .................................................................................................................................. 2-1
2.1 Land Use Plan ......................................................................................................................................... 2-1 Land Use Plan Designations ........................................................................................................... 2-1
2.2 Conceptual Grading Plan ........................................................................................................................ 2-4
2.3 Conceptual Infrastructure Plan ............................................................................................................... 2-7 Circulation ....................................................................................................................................... 2-7 Water ............................................................................................................................................. 2-14 Sewer ............................................................................................................................................. 2-14 Solid Waste Disposal ..................................................................................................................... 2-15 Drainage ........................................................................................................................................ 2-18 Energy ............................................................................................................................................ 2-18
3.0 Development Regulations ................................................................................................................ 3-1
3.1 General Provisions .................................................................................................................................. 3-1 Introduction ..................................................................................................................................... 3-1 Relationship between the City of Corona Zoning Ordinance and the Green River Ranch Specific Plan Development Regulations ................................................................................................................ 3-1 Definitions ....................................................................................................................................... 3-1
3.2 Permitted Uses in Each Land Use Designation ...................................................................................... 3-1
3.3 Development standards ........................................................................................................................ 3-12 Supplemental Standards ................................................................................................................ 3-15 Specific Land Uses ......................................................................................................................... 3-24
3.4 Nonconformities ................................................................................................................................... 3-25 Purpose and Intent ......................................................................................................................... 3-25 Definitions ..................................................................................................................................... 3-25 Continuation, Maintenance and Discontinuation .......................................................................... 3-26
GREEN RIVER RANCH
Alterations and Additions to Nonconforming Uses and Structures ............................................... 3-26 Restoration of Damaged Structures ............................................................................................... 3-26
4.0 Design Guidelines ............................................................................................................................ 4-1
4.1 Overview ................................................................................................................................................ 4-1
4.2 Site Planning ........................................................................................................................................... 4-1 Orientation ....................................................................................................................................... 4-1 Pedestrian Amenities ....................................................................................................................... 4-7
4.3 Landscape Architecture .......................................................................................................................... 4-7 Landscape Concept .......................................................................................................................... 4-8 Streetscape Improvements ............................................................................................................... 4-8 Entries ............................................................................................................................................ 4-13 Conceptual Parking ....................................................................................................................... 4-17 Wildland/ Urban Interface Zone ................................................................................................... 4-23 Plant Palette .................................................................................................................................. 4-26 Walls and Fences ........................................................................................................................... 4-35 Lighting .......................................................................................................................................... 4-35
4.4 Architectural Character......................................................................................................................... 4-36 Nonresidential ............................................................................................................................... 4-36 Residential ..................................................................................................................................... 4-40
5.0 Implementation ................................................................................................................................ 5-1
5.1 Introduction ............................................................................................................................................ 5-1
5.2 Phasing ................................................................................................................................................... 5-1
5.3 Financing ................................................................................................................................................ 5-9
5.4 Maintenance ........................................................................................................................................... 5-9
5.5 Specific Plan Administration ................................................................................................................ 5-10 Entitlements ................................................................................................................................... 5-10 Substantial Conformance .............................................................................................................. 5-11 Specific Plan Amendments ............................................................................................................. 5-11
6.0 Plan Consistency .............................................................................................................................. 6-1
GREEN RIVER RANCH
LIST OF EXHIBITS
Exhibit 1 Regional Context 1-3
Exhibit 2 Vicinity Map 1-4
Exhibit 3 Conceptual Development Plan 2-2
Exhibit 4 Conceptual Grading Plan 2-6
Exhibit 5 Conceptual Circulation Plan 2-9
Exhibit 6 Roadway Cross Sections Green River Road 2-10
Exhibit 6 Roadway Plan View – Street A 2-11
Exhibit 6 Roadway Cross Sections Street A 2-12
Exhibit 7 Conceptual Water Plan 2-16
Exhibit 8 Conceptual Sewer Plan 2-17
Exhibit 9 Conceptual Drainage Plan 2-19
Exhibit 10 Land Use Plan 3-2
Exhibit 11 Sign Program,. 3-19
Exhibit 12-A Artist Rendering 4-2
Exhibit 12-B Artist Rendering 4-3
Exhibit 13-A Project Cross Sections 4-4
Exhibit 13-B Project Cross Sections 4-5
Exhibit 13-C Project Cross Sections 4-6
Exhibit 14-A Conceptual Landscape Plan 4-9
Exhibit 14-B Conceptual Streetscape Street A” 4-10
Exhibit 15-A Conceptual Street scape Green River Road 4-11 Exhibit 15-B Conceptual Streetscape Private Interior Drive Aisles 4-12 Exhibit 16 Major Project Entry Landscape Treatment 4-15 Exhibit 17 Minor Project Entry Landscape Treatment 4-16 Exhibit 18 Typical Planning Area 4-20
Exhibit 19 Typical Residential Area Entry 4-21
Exhibit 20 Typical Parking Lot 4-22
Exhibit 21 Typical Fuel Modification Zone Section 4-25
Exhibit 22 Non-residential Architectural Guidelines 4-38 Exhibit 23 Conceptual Phasing Plan 5-2
LIST OF TABLES
Table 1 Land Use Summary ......................................................................................................................... 2-3 Table 2 Permitted Uses ................................................................................................................................. 3-3 Table 3 Devlopment Standards ................................................................................................................... 3-13
APPENDICES
GREEN RIVER RANCH
1-1
1.0 EXECUTIVE SUMMARY
1.1 IntroductionNTRODUCTION
Authority and Scope
The Green River Ranch Specific Plan document is
intended to provide for the orderly and efficient
development of the Green River Ranch property in
accordance with the provisions of the City of Corona
General Plan. This Specific Plan contains design
guidelines and development standards which apply
only to properties within the Specific Plan area.
These guidelines and standards are intended to
implement the goals, objectives, and policies of the
City’s General Plan.
This Specific Plan has been prepared and established
under the authority granted to the City of Corona by
the California Government Code, Title 7, Division 3,
Articles 8 and 9, Section 65450. The State of
California, under the authority of the above code
section, encourages cities to adopt Specific Plans
either by resolution to establish a policy document, or by ordinance to establish a regulatory document. The
Green River Ranch Specific Plan is intended to be a
regulatory document and is subject to Planning
Commission review and City Council adoption by
ordinance. When adopted by City legislative action,
this Specific Plan document will serve both planning
and regulatory functions. The Green River Ranch
Specific Plan contains the standards, procedures, and
guidelines necessary to accomplish this purpose.
All future development plans, tentative parcel and/or
tract map(s), and/or other similar entitlement for
properties located within the boundaries of this
Specific Plan area shall be consistent with the
regulations set forth in this Specific Plan and with all other applicable City of Corona regulations.
Furthermore, all regulations, conditions, and
programs contained herein shall be deemed separate,
distinct, and independent provisions of the Green
River Ranch Specific Plan. In the event that any such
provision is held invalid or unconstitutional by a state or federal court of competent jurisdiction, the validity of all remaining provisions of this Specific Plan shall not be affected.
An Environmental Impact Report (EIR) was prepared
concurrently with adoption of the Green River Ranch
Specific Plan in 2001 in accordance with the
provisions of the California Environmental Quality
Act (CEQA). A Subsequent EIR was prepared for
Amendment No. 1 to the Green River Ranch Specific
Plan in 2024. The Subsequent Environmental Impact
Report identifieds potential impacts resulting from
project implementation along with appropriate
mitigation measures to reduce those impacts.
Specific Plan Organization
The Green River Ranch Specific Plan defines a vision
and establishes guidelines for the short- and longterm development of the site. The basic approach for preparing this Specific Plan has been to recognize the
interrelationship between land use, design,
regulation, and sound economic, market and financial
considerations. The Specific Plan is arranged into
seven chapters as follows:
• Chapter 1.0 - Executive Summary: This chapter
includes a discussion of the intent and purpose of
the Specific Plan, the authority and scope, project
background, a description of location of the site
and a summary of the project.
• Chapter 2.0 – Plan Elements: Forming the core of
the Specific Plan document, this chapter presents
the Land Use Plan, Conceptual Grading Plan and
Conceptual Infrastructure Plans, which include
Conceptual Circulation, Water, Sewer, and
Drainage Plans for the project.
• Chapter 3.0 - Development Regulations: This
chapter specifies the permitted and conditionally
permitted uses for each Land Use designation
proposed, and specifies standards for
development within those areas.
• Chapter 4.0 - Design Guidelines: A creative yet
flexible set of guidelines and design criteria for
siting, landscaping and architecture is presented
in this chapter to provide direction for gateway
concepts, streetscape improvements, landmark
elements, hardscape elements and architectural
guidelines.
GREEN RIVER RANCH
1-2
• Chapter 5.0 – Implementation: This chapter
contains the phasing plan, financing strategies
and other implementation measures, as well as a
process for development/design review and
procedures for amending this Specific Plan.
• Chapter 6.0 - Plan Consistency: Chapter 6
discusses how the Specific Plan (as amended in
2024) conforms to the City of Corona General
Plan Update (2020) objectives and policies.
Appendix A – Mitigation Monitoring Plan: •
Planning Context: This chapter provides a
summary of the existing conditions affecting the
property, including existing and surrounding land
uses, jurisdictions, and a summary of the existing
infrastructure and other opportunities and
constraints within the project area.
Project Location
The project site is located within the City of Corona,
Riverside County at its western end. It abuts the City
of Corona, is situated approximately 45 miles
southeast of Los Angeles, and is located immediately
south of the 91 freeway (SR-91) and west of the 71
freeway (SR-71) interchange (see Exhibit 1, Regional
Context). Regional access to the Specific Plan area is
readily available from SR-91 and Green River Road.
The Specific Plan area is bordered to the east by
Corona’s City Limit boundary, and is within the
City’s Sphere of Influence. This Specific Plan
proposes proposed the annexation of the Green River
Ranch property into the City of Corona in 2001,
establishing its development as a strong visual
gateway into the City for travelers from the west (see
Exhibit 2, Vicinity Map). The site is bordered to the
north by Riverside Freeway (SR-91), to the west by a
vacant property, and to the east by Dominguez Ranch
Road and undeveloped land with an existing
residential community beyond. The southern portion
of the site consists of steep slopes and mountainous
terrain, which continue south of the site.
Background
Corona, which celebrated its 100th year as a city in
1996, has grown from an agricultural community into
a modern city with a diverse economy. For several
years,Leading up to and following the turn of the 21st
Century, Corona has had the highest percentage
growth rate for cities over 80,000 people, leading all
other inland area communities. This iswas, in part,
because young families have beenwere migrating
inland to find affordable housing in an uncongested
environment. Corona has steadily becaome an upper
middle-class community with an estimated median
annual income of $53,000 in 2001, substantially
higher than that of Riverside County. By 2021,
median household annual income had grown to
approximately $95,000, still substantially higher than
the Riverside County average of $76,000. This
economic flourish has been attributed to strong new
home sales that have been attracting attracted
working families, the City’s production of good
quality jobs and the relatively short commute to
Orange and Los Angeles Counties.
GREEN RIVER RANCH
1-5
With direct visual exposure to SR-91, Green River
Ranch offers a regionally desirable site for
commercial and business park/light industrial
ventures. The Specific Plan area will provide a
mixture of uses capitalizing on this prime location,
including commercial, business park/industrial,
office, and estate residential lots, and substantial
acreage dedicated to open space. The Specific Plan
document is intended to provide guidance and
direction for the future development of this prominent
gateway property into the City of Corona.
1.2 Project Ssummary
The objectives of the Green River Ranch Specific
Plan are to:
• provide for the orderly and efficient development
of the Green River Ranch property.
• implement the goals, objectives, and policies of
the City of Corona General Plan.
• develop land uses which reflect sound economic,
market and financial consideration.
• develop uses which will generate additional
revenue for the City of Corona, and establish a
strong tax base for the City.
• provide convenient commercial and industrial
services for the community, in addition to similar
services for freeway oriented and generated
visitors.
• promote organized and well-planned
development within the Specific Plan area.
• provide guidance and direction for the future
development of this property.
• create an aesthetically pleasing western gateway
into the City of Corona.
The Green River Ranch Specific Plan consists of
approximately 160.0± acres abutting the at the
western boundary of the City of Corona. The
comprehensive Land Use Plan prepared for the
Specific Plan area accommodates a mix of
Ccommercial-General, Business Park Iindustrial,
mixed use, Estate Residential and Open Space
General elements in an attractive setting. A total of
fourthree distinct land use categories have been
identified for the project area. These categories are:
Mixed Use (MU),Business Park Industrial (BPI), ,
Commercial-General (C-G), Estate Residential (RE)
and Open Space General (OS). Exhibit 10, Land Use
Plan, in Chapter 3.0 of this Specific Plan depicts the
locations of the proposed land uses on-site and the
relationship of each category to one another. A brief
description of each land use category follows:
• Business Park Industrial (BPI) ) Mixed Use (MU)-
Three planning areas comprised of 49.31 59.01
acres (37.823 acres in usable area) are designated
for Business Park Industrial Mixed Use
development,, intended primarily for These will
include a mix of retail, service and support
commercial, light industrial uses with
supporting, hotel/motel, and/or office uses.
• Commercial-General (C-G) -This 8.12- acre land
use category consists of two separate planning
areas, 5.0 acres of usable space areas, along the
south side of Green River Road. It is anticipated
that these areas will develop with a mix of service
station, retail, restaurant, and freeway- oriented
service uses. This 5.50-acre land use category
consists of one planning area along the north side
of Green River Road. It is anticipated that this
area will be developed with a mix of general
commercial uses such as a service station,
restaurants, and other freeway-oriented service
uses.
• Estate Residential (RE) - The Estate Residential
land use category encompasses the largest area of
land within the project site, totaling approximately
totals 20.39 acres. Development within this area
will consist of up to 32 single-family, detached
residences located on individual lots.. on estatescale lots with a minimum 3.0- acre lot size. • Open Space General (OS) -: The Open Space
General land use category encompasses the largest
area of land within the project site, totaling 83.34
acres. The Open Space General land use will
accommodate land permanently committed or
protected for open space due to value as habitat,
wildlife movement, topography, scenic quality, or
comparable purpose.
GREEN RIVER RANCH
2-1
2.0 PLAN ELEMENTS
2.1 Land Use Plan
The Land Use Plan is designed to accommodate a mix
of flexible planned uses in an attractive setting that
not only functions to enhance the project area, but
also serves as the primary gateway from the 91
Freeway eastbound into the City of Corona.
This section describes the various land use
designations within the Green River Ranch Specific
Plan area. The four land use categories, as depicted
on Exhibit 3, Conceptual Development Plan
(Planning Area Land Use Plan), are as follows:
• Mixed Use (MU) Business Park Industrial
(BPI)
Commercial-General (C-G)
Estate Residential (RE)
Open Space General (OS)
The proposed land uses allowed by the Green River
Ranch Specific Plan are intended to stimulate urban
growth within the project area, while providing an
aesthetically pleasing environment for both
residential and nonresidential uses. These land use
designations are described in the following section,
and are summarized in Table 1, Land Use Summary.
It is the intent of the Specific Plan to be flexible in terms of the actual product type, location and specific arrangement of uses, so long as the overall mixture
does not affect the acceptable traffic level of service generate substantially more traffic than projected by
identified in the Subsequent Environmental Impact
Report (EIR).
Land Use Plan Designations
A. Mixed Use Business Park Industrial: The
Green River Ranch project includes 49.31
59.01 acres of land (37.82 37.3 acres of
usable area) designated as Business Park
IndustrialMixed Use. The Business Park
Industrial Mixed-Use category is intended to
provide accommodate single- and multitenant light industrial, warehouse, and incubator uses with supporting offices.
Limited sales and services for industrial,
construction and or similar types of uses are
also allowed. for a variety of nonresidential
uses including, but not limited to, freeway
service commercial uses, retail/neighborhood
commercial development, food and drinking
establishments, office buildings and multitenant office/business park uses, as well as limited light industrial uses such as research
and development, manufacturing, fabrication
and warehouse. The office uses are intended
to compliment or support the commercial and
industrial uses in the Specific Plan area
including, but not limited to, property
management and leasing agencies, real estate
sales, and professional offices. Lodging
(hotels/motels) and accessory support
facilities would also be permitted in this
category. These uses offer special
opportunities for development within the
Specific Plan area and have been identified as
appropriate given their proximity to the 91
Freeway. This type of development will
provide significant economic and
employment base opportunities within the
City of Corona and Riverside County,
allowing Green River Ranch to take
advantage of the explosive growth of
industrial, incubator, and small
entrepreneurial businesses expected to
continue through the 21st Century. It is
expected that the Mixed-Use areas will
attract garden office and “incubator-type”
businesses.
B. Commercial-General: Two areas adjacent to
One area north of Green River Road,
Planning Area 4 includes s 3 and have been
5.5 acres of land (5.0 acres of usable area)
designated for general commercial uses.
When combined, these areas total 8.12 acres
(5.0 acres of usable area). Both of these This
planning area s are is easily accessible from
the 91 Freeway and are is intended to provide
services for travelers and local residents.
Proposed uses include, but are not limited to,
a service stations, restaurants (fast food,
Source(s}: ESRI, RCTLMA /2022)
Composite: KWC Engineers (05•2022)
500
Feet
GREEN RIVER RANCH
2-2
Exhibit 3
Conceptual Development Plan
(Planning Area Land Use Plan)
GREEN RIVER RANCH
2-3
TABLE 1 LAND USE SUMMARY
LAND USE
DESCRIPTION PLANNING AREA
APPROXIMATE
USABLE PAD
AREA
ACREAGE
TOTAL
PLANNING
AREA
ACREAGE
DWELLING
UNITS/BUILDING
SQ. FT. 1
Business Park Industrial 1 15.05 17.16 296,737 SQ. FT.
Business Park Industrial 2 12.90 17.73 262,675 SQ. FT.
Business Park Industrial 3 9.87 14.42 186,755 SQ. FT.
TOTAL BUSINESS PARK INDUSTRIAL 37.82 49.31 746,167 SQ. FT Commercial-General 4 5.00 5.50 19,600 SQ. FT.
TOTAL COMMERCIAL GENERAL 5.00 5.50 19,600 SQ. FT.
Estate Residential 2 5 20.39 32 DU
TOTAL RESIDENTIAL 20.39 32 DU
(Min. 25,000 sq. ft. lot)
Open Space General 6 N/A 83.34
TOTAL OPEN SPACE GENERAL 83.34
Circulation (Street A) 1.23
Circulation (Green River
Road Dedication)3 0.23
TOTAL
CIRCULATION
1.46 --
TOTAL 160.0
1 Total building square footage may vary within each Planning Area, so long as the total building square footage does not affect the acceptable traffic level of servicegenerate substantially more daily vehicle trips than identified in the Green River Ranch Project Subsequent Environmental Impact Report (SEIR).
2 The Estate rResidential planning area iss are evaluated per its their natural condition, with the exception of manufactured slopes in the northern portion necessary to create non-residential development pads to the north. . These The residential lots will be custom graded at the time of their development.
3 Approximately 0.23 acres was dedicated to Green River Road with Tract 37963.
GREEN RIVER RANCH
2-4
turnover, and high quality), and
neighborhood retail.
Estate Residential: Approximately 20.39 98.2
acres of land south of Planning Areas 1 and 3
are designated at Estate Residential. in the
valleys of the foothills of the central and
southern portions of the site are designated as
Estate Residential. This land use is intended
to provide property for single-family
detached residences on individual lotsestate
properties. A total of 32 lots are proposed.
each with a minimumsize of .3.0 acres. This
designation offers landowners opportunities
for high-end, quality custom homes, a market
niche which has not been readily provided in
the City of CoronaIt is envisioned that
portions of the residential lots would remain
as natural open space to allow the
preservation of natural drainage features and
partial use of the area by wildlife.
C. Open Space General: Approximately 83.34
acres of land is designated as Open Space
General to accommodate land permanently
committed to protecting the natural
vegetation communities and habitat south of
Planning Area 5. The Open Space General
designation will protect habitat, topography,
scenic quality, and other natural resources
and allow for wildlife movement in and
through the area.
The types of uses permitted in each land use
designation are listed in Section 3.2, Permitted Uses
in Each Land Use Designation. Standards have been
developed to assure compatibility among uses in each
category (see Section 3.3, Development Standards).
2.2 CONCEPTUAL GRADING PLAN
Exhibit 4, Conceptual Grading Plan, reflects how the
property will be graded to accommodate new
development proposed by the Specific Plan. The
overall approach is to provide site grading to provide
flat usable areas for nonresidential uses, and balance
grading on the site by partially filling valleys leading into the foothills. The property will be terraced up
from Green River Road to the foothills with slopes of
2:1, ranging from 30’ to 50’ in height. The total
maximum area of ground disturbance (grading)
expected to be needed to accomplish buildout of the
Business Park Industrial and Commercial-General
land uses in Planning Areas 1 through 4 is
approximately 67.92 acres inside the Specific Plan
boundary, some of which extends into the northern
portion of Planning Area 5 for drainage/water quality
basins, manufactured slopes, and to accommodate
roadway entry access into Planning Area 5. Custom
grading in Planning Area 5 will be determined based
on future locations of residential lots.
usable area of nonresidential uses is approximately
43± acres, or 26% of the total project area of 167.8±
acres. Approximately 70.7 acres will be comprised of
nonresidential uses, manufactured slopes and public
streets.
The remaining aApproximately 97.1 92.08± acres of
the Specific Plan area reserved for Estate Residential
Development and Open Space General will largely
will not be graded and will remain in its natural state, although grading to establish circulation access
driveways and homesite pads for 32 custom homes is
anticipated in Planning Area 5. Custom grading in
Planning Area 5 will be determined based on future
location of residential lots.
Planning Area 6 (Open Space – General) will not be
graded other than in the area between Planning Area
1 and off-site Fresno Road, which would be graded
but then planted with native plant material after
grading to re-establish a natural condition. The
balance of Planning Area 6 will remain undisturbed.
Grading of all public and private streets and
nonresidential areas will be provided by a master
developer. TAlthough grading in the Estate
Residential planning area is part of the overall
earthwork balance, as shown on Exhibit 4,
Conceptual Grading Plan, not every lot will have a
flat pad and final grading will be performed by future
property owners.
Tenants anticipated in Planning Area 1 of the Mixed
Use designation require pads having a minimum
GREEN RIVER RANCH
2-5
depth of 450’ to accommodate a row of parking in the
front of the building, a landscape zone between the
parking and the building, a 250’-wide building, and a
minimum of 130’ maneuvering space for semi-trailer
loading and unloading. These loading areas are
located to the rear of the buildings, against the slope bank to best screen them from public view.
The grading concept for areas abutting slopes not
planned for grading features “shaving” off the
existing terrain and rounding the manufactured slopes
in a “convex” form to more closely resemble the
natural terrain. These manufactured slopes will be
planted in an informal, more natural- looking
arrangement per the City’s Parks and Recreation CFD
landscape design standards to ensure sufficient plant
coverage on the slopes, and to provide a transition
between manufactured pads and natural hillsides.
GREEN RIVER RANCH
PA� �j�
I -•,
.• -:=:.,� -, c, -- --::::... ' \ -
*PA
*Note: Final grading of PA 5 will be determined
b the developer of PA 5
PA6
Grading Limits
Contour Line (10' Interval)
Source(s): ESRI, NearMap Aerial (2021), KWC Engineering {07-19-2021) 500
Feet
2-6
PA2
PA3
Exhibit 4
Conceptual Grading Plan
GREEN RIVER RANCH
2-7
2.3 Conceptual Infrastructure Plan
Circulation
The Conceptual Circulation Plan proposed by
the Green River Ranch Specific Plan reflects
a roadway network intended to provide
effective access through the project, as well
as between the residential and nonresidential
uses. The general concept of the Circulation
Plan, as depicted in Exhibit 5, Conceptual
Circulation Plan and Exhibits 6A, 6B, and
6C and 6D Roadway Cross Sections and
Roadway Plan View, features private on-site
roads, drive aisles and driveways accessed
from the existing public street system, to
form a hierarchy of roadways and
development standards as described
below.Four public streets (Streets “A”, “B”,
“C” and “D”) will provide access to Planning
Areas 1 through 5. Street “A” will provide
access from Dominguez Ranch Road. Streets
“B” and “C” will provide access from Green
River Road, while Street “D” will provide a
connection between Streets “B” and “C”.
Private Street “E” will serve the future Estate
Residential lots from these public roadways.
Maintenance of the public streets will be the
responsibility of the City of Corona, while
maintenance of the private streets will
become the residential component’s
homeowners or tenant’s association’s
responsibility.
Access to the Green River Ranch Specific
Plan area will be provided via private Street
“A” located off Green River Road. Street
“A” will provide access to Business Park
Industrial Planning Areas 1, 2, and 3 from a
signalized intersection at Green River Road.
Forming a 4-way intersection will be a
driveway connection into the GeneralCommercial Planning Area 4 on the north side of Green River Road.
At its southern terminus in the nonresidential
area between Planning Areas 1 and 3, Street
“A” is designed to be extended to serve as an
entrance drive into the Estate Residential lots.
The Project proposes an Emergency Vehicle
Access (EVA) roadway connection on
Dominguez Ranch Road approximately 450
feet southerly from the Green River Road
intersection. Within the Project, the EVA
roadway is proposed at 36’ wide with an
asphalt surface and constructed to meet City
of Corona fire department standards for
width, height, and structural section
requirements. The EVA extends from
between Building 3 and Building 5 along the
eastern site of the Project connecting to
Dominguez Ranch Road. The EVA entrance
is proposed to be gated with a Knox Box
device for fire department emergency access.
A. Fresno/Prado Road, frontage road
immediately to the northwest of the
project, provides gated access to the
adjoining property to the west.It does not
lie within the project boundary, and does
not provide access to the Green River
Ranch project, and no improvements are
proposed to that roadway. Nevertheless,
Ssince Fresno/Prado Road is located
approximately 50 feet south of the SR-91
eastbound off-ramp, the project traffic
engineer recommended that the operation
of this roadway be restricted to right-turn
in/right-turn out only
A. Green River Road / Major Arterial
Green River Road will serve as the main
entry access road into the project area and as
the western gateway into the City of Corona.
The right of way width will vary along the
Specific Plan’s frontage, ranging up to as
wide as possibly 200 feet. Width will be
determined at the time of Precise Plan
implementation for abutting Planning Areas.
At minimum, Green River Road will meet the
City’s Major Arterial roadway standards
having a minimum The Caltrans
Improvement Plan and the County Assessor’s
GREEN RIVER RANCH
2-8
Parcels Map show Green River Road with a
right-of-way width ranging from 100’ at the
east end and narrowest point, to 200’ at the
western edge of the project area. The
Specific Plan proposes a uniform right-ofway width abutting and approaching the Specific Plan area of 106’ in the public ROW
118’ through the entire frontage of the project
area Abutting the Specific Plan boundary,
Green River Road is designed to
accommodate 6 lanes of traffic (3 lanes in
each direction), acceleration/ deceleration
lanes, class II bike lanes, a 12 10’ minimum
parkway on each side including a 5’ sidewalk
and 75’ landscaped area, and a raised,
landscaped median with left-turn pocket. The
minimum 94’ curb-to-curb width will allows
for the eastbound and westbound left- turn
lanes within the median at the proposed fullservice, signalized intersection with Street “A” that will provide entrance to Planning
Areas 1 through 5. This intersection will
serve as the major project entry into the
Specific Plan Area from Green River Road.
signalized intersection with Street “B” and
the entrance to Planning Area 7. There will
be no left-turn storage lanes at Street “C”,
which will be a non-signalized, right-in/right
out only intersection. Together, these two
intersections will serve as major entries into
the Specific Plan area from Green River
Road, with a minor right-turn-only driveway
entry to and exit from Planning Area 2. In
addition to the 12 minimum 10’ parkway, a
10’ landscape buffer will be established
within the adjoining properties of the Green
River Ranch Specific Plan area to provide for
ample landscaping along this major corridor
and entry to the City. The landscape buffer is
to be maintained by the individual property
owner or tenant association.
GREEN RIVER RANCH
Green River Road - Existing Public Street (Major Arterial) State Route 91 Mainline and Ramps
¢ Private Driveway Access Point - (Street A)
• Emergency-Only Access (Dominguez Ranch Road)
¢ Acess to PA 5 Estate Residential (Street A)
Source(s): ESRI, NeorMop Aerial /2021), City of Corona G/5 /08-2021), KWC Engineering /07-2021) 500
Feet
PA2
Emergency-Access Only
PA3
Exhibit 5
Conceptual Circulation Plan
2-9
Source(s): KWC Engineers {02-14-2023}
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GREEN RIVER RANCH
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GREEN RIVER ROAD (137'-180')
MAJOR ARTERIAL
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GREEN RIVER ROAD (106')
MAJOR ARTERIAL
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GREEN RIVER ROAD (200')
MAJOR ARTERIAL
Exhibit 6-A
Roadway Cross Sections - Green River Road
2-10
Source(s): KWC Engineers (08-11-2021)
Em! 11m Wffltw
GREEN RIVER RANCH
I
I
2-11
1 o' 22'
B
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tn I
64'
22' 10'
Exhibit 6-B
Roadway Plan View - Street A
2:1 TO MEET'
PROP. GRADE
WLY
R/11'
H 2 OR
5' MAX.
2·! TO M££T
EXIST/PROP.
GRAD£
EASEMENT
10·
5' SIDEWALK--�
6" PCC CURB
Source(s): KWC Engineers (10-30-2020)
ED Wttf/W 1£11
GREEN RIVER RANCH
PROP. P.C.Q
PAVEMENT
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ELY
R/11'
PROP.
SIDEWALK
H. '2 OR 5 MAX.
2:1 TO MEET'
PROP. GRADE
STREET A (SECTION A-A 89')
LOCAL STREET
"-.__6,, PCC CURB
,------, & GUTTER
32'
PROPOSED PRIVATE ROADWAY
22·
TRAVEL
LANE
54'
32'
22·
TRAVEL
LANE
STREET A (SECTION B-B 64')
LOCAL STREET
EASEMENT
10·
H 2 OR
5' MAX.
2·/ TO M££T
£XIST./PROP.
GRAD£
5' SIDEWALK
WHERE APPL/£S
Exhibit 6-C
Roadway Cross Sections - Street A
2-12
GREEN RIVER RANCH
2-13
B. Private Street “A”
One private local collector street, “Street “A”
will provide primary access to the interior of
Green River Ranch.
At the intersection of Street “A” and Green
River Road will be a new signalized
intersection. The north leg will serve as a
driveway ingress and egress point for the
commercial uses in Planning Area 4. The
south leg of Street “A” will include one lane
entering Green River Ranch and two lanes
exiting Green River Ranch. The inbound and
outbound lanes will be separated by a raised
center median at the entry and Street “A” will
have a minimum 89’ right-of-way with a 65’
curb-to curb width and a 12’ parkway,
including a minimum 5’ wide sidewalk in a
minimum 12-foot-wide parkway on each side
of the street.
Street “A” will narrow to have a minimum
64’ right-of-way with a 44’ curb-to-curb
width (with no center median) and a 10’ wide
parkway, including a minimum 5’ wide
sidewalk on each side of the Street. Exhibits
6B and 6C, Roadway Plan View, Street A and
Roadway Cross Sections, Street A, depict
these configurations.
Four public collector streets, Streets “A”
through “D”, are proposed in the project area
Streets “A”, “C” and “D” will have a 68‟
right-of-way with a 44” curb-to-curb width
and a 12‟ parkway, including a 5‟ sidewalk
and 7‟ landscaped area, on each side of the
street. Portions of Street “B” will have a
wider right-of-way width, and include more
travel lanes as described below. Exhibits 6
B-D, Roadway Plan View and Cross
Sections, depict this configuration. These
public streets are described as follows:
1.Street “A”: Street “A” will provide
vehicular access from Dominguez Ranch
Road into the project area. It will also
provide connection to Street “E”, a private
street, as well as to a driveway access into
Planning Area 1 of the Mixed-Use
designation.
2.Street “B”: Street “B” will serve as the
primary entry from Green River Road. A
traffic signal will be constructed at the fourway intersection of Street “B”, the entrance to Planning Area 7 and Green River Road,
where a major entry landscape treatment is
proposed to serve as a visual project gateway
element. Street “B” will provide primary
access to Planning Area 1, along with access
to the Mixed Use and Commercial-General
areas (Planning Areas 2, 3 and 7). Street “B”
will also connect to Street “D”, which leads
to Street “C”, providing an internal loop
circulation system connecting all other streets
and Planning Areas within the Specific Plan
area.
Street “B” roadway improvements will be
divided into two segments. The northern
portion from Green River Road for a distance
of approximately 150‟ south will be
improved with a right-of- way width of 88‟,
with two 12‟ wide travel lanes heading south
into the project, and three travel lanes
heading north out of the project. Northbound
lanes will include one right-out only lane, one
through or left turn lane, and one left-out only
lane. Inbound and out-bound travel lanes
will be separated by a 4‟ landscaped median.
A 12‟ parkway with 5‟ sidewalks within the
parkway is proposed along either side of the
roadway. In addition, a 10‟ landscaped
buffer will adjoin the street right-of-way.
The second segment of Street “B”, from
approximately 150‟ south of its intersection
with Green River Road to its terminus at
Planning Area 1, will be improved with a
right- of-way width of 76‟, with two 12‟
travel lanes in each direction, separated by a
4‟ striped median. Exhibit 6B, Plan View –
Collector Street B, and Exhibit 6C, Roadway
GREEN RIVER RANCH
2-14
Cross Sections – Collector Street B
graphically depict these roadway geometrics.
3.Street “C”: Street “C” will serve as a
secondary entry into the Specific Plan area
and will run somewhat parallel to and west of
Street “B”. It will intersect with Green River
Road as a right-turn only in/out street. This
non-signalized intersection will have similar
landscape treatment, as the proposed Street
“B” entry, only on a smaller scale. Street “C”
will provide access from Green River Road
to Planning Areas 3 and 4, terminating at the
intersection with Street “D”.
4. Street “D”: Street “D” will serve as a
connection between Streets “B”, “C” and “E”
to provide internal connection among various
land uses within the Specific Plan area,
helping keep project traffic within the
Specific Plan area rather than forcing use on
Green River Road, as well as improving
traffic flows within the project area.
Private Project Streets
Private streets in the Specific Plan area will
serve the residential lots from the public
streets. The private streets will have a 56”
right-of-way, with a 36” curb-to-curb width,
curbs and 10’ parkways comprised of a 6‟
landscape strip with 4” sidewalks on both
sides of the street. A more detailed roadway
alignment and lotting plan for the residential
components of the Specific Plan will be
submitted at a later date.
Street “E”: Street “E” will serve as the
primary access roadway to the Estate
Residential area through its connection with
Streets “A” and “D”.
Private Access Easement
A 28”-wide private access easement is
provided in Planning Area 1 to provide a
looped vehicular connection between Street
“A” and Street “D”. This easement may be
loaded on both sides with parking stalls.
Water
Proposed water and sewer facilities are based
on development demands which are lower
than the anticipated demand used in
establishing the existing approved master
plans. Therefore, all water and sewer
facilities described are to be considered
conceptual. The actual infrastructure
required shall be based on the approved
amendments to the water and sewer master
plans. Each phase of development is required
to provide a looped water system with two
points of connection and two independent
water sources.
Water service within the Specific Plan area
will be provided by the City of Corona Water
Utilities Department, which derives its water
supply from several sources, including local
wells, Lake Matthews, and the Metropolitan
Water District of Southern California. An
existing 10” waterline extends along
Dominguez Ranch Road from the adjacent
Sierra Del Oro community. The existing 16”
water transmission line along Green River
Road, which currently terminates at near the
eastern edge of the project, will be extended
to service the Specific Plan area to Fresno
Road, and then extend south to the limits of
Fresno Road. 12” lines will be extended onsite to service all of the nonresidential areas., except for with Street “C” where it will be
16” to accommodate connection to the City’s
master planned future water reservoir. 812”
lines will be constructed to service the
residential areas (refer to Exhibit 7,
Conceptual Water Plan).
Sewer
Sewer service within the Specific Plan area
also will be provided by the City of Corona
Water Utilities Department (refer to Exhibit
8, Conceptual Sewer Plan). An 8-inch sewer
line also will be extended in Green River
GREEN RIVER RANCH
2-15
Road easterly to the project. The existing lift
station, located at Green River Road and
Palisades Drive, which connects the
development to the main sewer plant near the
airport, will need to be upgraded and the
associated sump enlarged to accommodate
the project. A new on-site lift will also be
needed at the southwestern corner of Green
River Road and Dominguez Ranch Road.
A network of 8-inch sewer lines will be
installed in the project to connect to an
existing 8-inch sewer line located to the east
of Dominguez Ranch Road within an existing
commercial property. An offsite easement
within the existing commercial property has
been obtained for the construction and
maintenance of the sewer pipeline and its
associated construction
A new on-site lift station is expected to be
needed at the southeast corner of Planning
Area 4 with a proposed sewer force main
connecting to the proposed 8-inch sewer line
within Planning Area 2.
Solid Waste Disposal
Solid waste will be handled by the City’s
solid waste management company, USA
Waste of CA, Inc. It is anticipated that some
industrial users may contract with private
waste disposal companies. It is also
• • Existing Water Line (Zone 1B)
• • Existing Water Line (Zone 2)
-Proposed Water Line (Zone 2) via Dominguez Ranch Road -Future Water Line (Zone 2) via Dominguez Ranch Road I) Existing Pressure Reducing Station
(I Proposed Pressure Reducing Station (PA I)
Q Point ofCotmection � Water Boundary (Zone 1B and Zone 2) Source(s): Nearmap /2021), KWC Engineers /08-2021)
500
Feet
GREEN RIVER RANCH
PA2
<(
PA l
PA3
Zone 2
Zone 18
PAS
Exhibit 7
Conceptual Water Plan
2-16
Point of Connection
[I] Proposed Lift Station (PA 4)
• Existing Gravity Sewer
• Existing Sewer Forcemain
Source(s): Nearmap /2021), KWC Engineers /08-2021)
500
Feet
GREEN RIVER RANCH
L
�·•·1
. 811
/ ►--►
<
PA 2
1 8
11 PA l A j A
8" Gravity Sewer Line (PA 1-2-3) �8
11, i Y\ ih
(Public) PAj �'---► t .. G�-Oo,
(Developer of PA 5)
*PAS
*Final sewer fine alignment to be determined
by developer of PA 5
PA6
811
Exhibit 8
Conceptual Sewer Plan
2-17
GREEN RIVER RANCH
2-18
anticipated that individual tenants and
residents of the project will participate in
recycling programs as offered by the City and
other private organizations.
Drainage
A gravity flow, storm drainage system will be
developed to handle on-site drainage flows,
as depicted on Exhibit 9, Conceptual
Drainage Plan. The existing general
drainage pattern on-site will be maintained
throughout the southern portion of the
Specific Plan area, with drainage naturally
being directed from the ridges and slopes to
the north/south oriented valleys within the
project. Drainage will continue on a
northerly course, will be directed to flow
within the project private drives once it
reaches the proposed Estate Residential area,
and will connect to the public local streets a
storm drain system installed within the
nonresidential portions of the project.
Throughout the northern portion of the
Specific Plan area, pads will be graded to
provide adequate runoff drainage to a system
of culverts running within the project’s
public roadwayswater quality management
facilities installed as part of the drainage
infrastructure system. Then the entire
drainage system will continue to follow the
existing drainage pattern, and will be directed
towards two existing culverts located to the
northeast of the Specific Plan area, passing
under Green River Road and the railroad
tracks, directing drainage under SR-91 to the
Santa Ana River.
Three (3) One (1) on-site combination
detention and debris basin and three (3)
flowby and debris basinss may be needed to
perform water quality functions, to
accommodate additional runoff anticipated
from the project, and to reduce flows off-site
to a level which can be accommodated
through the existing drainage culverts
running under Green River Road, the railroad
tracks, and SR-91. No changes or
improvements are proposed to those existing
culverts.
Energy
Southern California Edison Company is the
electric utility provider for the project. is
currently developing a 10-year growth plan
to extend its facilities as the City of Corona
develops. The Edison Company has
indicated that power supply for the total
build-out of the Specific Plan area is adequate
within the parameters of the projected
planned growth and will be available as
necessary.
Legend
••• -
Existing lnlcl
Underground WQMP Basin
Water Qualil)' Management Plan
Basin Facility
Existing Storm Drain
Pro1)oscd Storm Drain
Combination Detention and Debris Basin
Combination Flow by and Debris Basin
Source(s}: ESRI, Nearmap (2021), KWC Engineers {08·2021) 500
Feet
GREEN RIVER RANCH
PA6
Exhibit 9
Conceptual Drainage Plan
2-19
GREEN RIVER RANCH
3-1
3.0 DEVELOPMENT
REGULATIONS
3.1 General Provisions
Introduction
The Green River Ranch Specific Plan is
intended to promote organized and wellplanned development in the Specific Plan area. The intent of these regulations is to
control and guide development within the
Specific Plan area, help establish a strong tax
base for the City, and create a strong,
aesthetically pleasing, western gateway into
the City of Corona. To accomplish these
goals, this Chapter sets forth permitted uses
and development standards for the various
land use designations within the Green River
Ranch Specific Plan area. Table 1, provided
in Chapter 2, shows a summary of the four
land use designations within the Specific
Plan area.
Relationship between the City of
Corona Zoning Ordinance and the
Green River Ranch Specific Plan
Development Regulations
In accordance with California Government
Code Section 65860, each city within
California must adopt a zoning ordinance that
is consistent with the city’s General Plan.
The City of Corona has adopted a zoning
ordinance (Title 17 in the Corona Municipal
Code) that is consistent with and serves to
implement the City’s adopted General Plan.
The Development Regulations for this
Specific Plan area also are designed to be
consistent with the Corona General Plan. The
standards do not apply outside of the Specific
Plan area boundaries. The Development
Regulations for Green River Ranch
supersede all provisions, standards, and
requirements of the City of Corona Zoning
Ordinance (Title 17 of the City’s Municipal
Code), except in those instances where the
Green River Ranch Development
Regulations remains silent. Iin instances
where these Development Regulations do not
address specific issues or other relevant
considerations, the Corona Zoning Ordinance
shall apply. If a conflict arises between Title
17 of the Corona Municipal Code and the
Green River Ranch Development
Regulations, the standards contained in this
Chapter shall take precedence.
Definitions
The individual words and groups of words
used in this Chapter are defined in Chapter
17.04 of Title 17 of the Corona Municipal
Code.
3.2 Permitted Uses in Each Land Use
DesingationDesignation
Exhibit 10, Land Use Plan, shows location of
the four general Land Use designations
proposed within the Specific Plan area.
The following Table 2, Permitted Uses, sets
forth the uses permitted in each land use
category within the Green River Ranch
Specific Plan area:
Land Use Plan
3-2
Exhibit 10 Source(s): ESRI, Nearmap (2022), RCTLMA (2022) Composite: KWC Engineers (04-2022)
o
GREEN RIVER RANCH
D
O
MIN
GU
EZ
RAN CH RD
Street A
·|}þ91
FRESNO RD
!
PA 4
General Commercial
5.50 AC.
PA 6
Open Space General
83.34 AC.
PA 1
Business Park Industrial
17.16 AC. PA 3
Business Park Industrial
14.42 AC.
PA 2
Business Park Industrial
17.73 AC.
PA 5
Estate Residential
20.39 AC.
GREEN RIVER RD
0 125 250 500
Feet
GREEN RIVER RANCH
3-3
TABLE 2 PERMITTED USES
LAND USE MU
BPI C-G RE OS
P = Permitted Use
C = Conditional Use
MCUP = Minor Conditional Use Permit
SRUP = Second Residential Unit Permit
BZA = Board of Zoning Adjustment
X = Not Permitted
Accessory Dwelling Unit, per City of Corona Municipal Code Chapter 17.85 X X P X Amusement centers and water/theme parks X X X X
Animals:
• Cats – Three weaned cat
• Dogs – Three weaned dogs
X X P
X
Animals:
• Horses – Two adult horses plus any foals in one acre; one additional adult horse/foal for each additional acre, up to 5 horses/foalstotal X X X
Animal hospitals, with no outdoor kennels PX P X X
Antique restoration P P X X
Antique shop/specialty furniture boutique PX P X X
Appliance store, radio and television PX P X X
Arcade, game or video (as an ancillary use) BZA
X BZA X X
Art, crafts and curio shops PX P X X
Art gallery PX P X X
Asphalt manufacturing or refining X X X X
Automobile body, fender repair, and painting C X X X
Automobile car wash when included with service station, full service, detailing X1 C X
X
Automobile parts and supply store PX P X X
Automobile sales, new and used – dealer used only XC2 X X X Automobile service stations PX C X X
Automobile upholstery X X X X
Automobile wrecking yard X X X X
Bakery goods (retail) and bagel shops P X P X X
Bakery goods and grain products, manufacturing and wholesale P X X X P
GREEN RIVER RANCH
3-4
LAND USE MU
BPI C-G RE OS
Bank and financial institutions XP P X X
Barber and beauty shops PX P X X
Bars, cocktail lounges and taverns (with on-site consumption only) CX C X X Bed & Breakfast Inns X X X X
Beverage manufacturers and distributors, including breweries, distillery or winery P X X X
Billiard parlor CX MCUP X X
Bicycle shop, assembly and rental P P X X
Blueprinting and reprographic services P P X X
Boat and marine equipment, sales/rental and repair (no manufacturing) P X X X Bookstore PX P X X
Bottling and Bottle washing PX X X X
Bowling alleys PX P X X
Building material sales yard C X X X
Building movers storage yard X X X X
Cabinet and carpenter shop P X X X
Caretaker’s unit X X X X
Catering establishment P P X X
Churches and similar religious uses, greater than 10,000 square feet in combined floor area C C X X
Churches and similar religious uses, less than 10,000 square feet in combined floor area MCUP X X X
Cinemas and theaters, excluding adult entertainment CX C X X Clothes and wearing apparel shops PX P X X
Coffee and tea shops and boutiques PX P X X
Coffee houses and sales, including roasting and packaging, provided that the retail floor area meets the parking ratio for restaurant in CMC 17.76.030. P P X X Coins and stamps, purchase and sales PX P X X
Computer hardware/software sales and service (wholesale or retail) PX P X X Confectionary or candy store PX P X X
Convenience store PX P X X
Cosmetics, manufacturing and processing P X X X
Costume rental PX P X X
GREEN RIVER RANCH
3-5
LAND USE MU
BPI C-G RE OS
Data processing equipment sales and service P P X X
Day care PX P X X
Decorating or drapery shop PX P X X
Delicatessen (including outdoor dining) PX P X X
Department store PX P X X
Discos and dance, night or teen clubs CX C X X
Discount retail store PX P X X
Distribution facility, as an accessory use to a primary business P X X X Drugstores and pharmacies with drive-through CX P X X
Drugstores and pharmacies without drive-through PX P X X Dry cleaners and tailor shops PX P X X
Electronics and electrical equipment – sale and rental P P X X Equipment rental services of construction or heavy equipment X X X X Exhibit halls and meeting halls XP X X X
Fabric and sewing supply stores PX P X X
Fertilizer production X X X X
Film and camera sales, exchange, and film processing P P X X Film studios – outdoor X X X X
Fire Station C C X X
Fix-it and repair shop P X X X
Florists or flower shops PX P X X
Food processing, packaging, and distribution (excludes slaughtering of animals) P X X X
Freestanding carnival rides X X X X
Fuel storage – aboveground bulk X X X X
Furniture store (new furniture only) PX P X X
Furniture transfer and storage P X X X
Golf, miniature PX X X X
Golf, tennis, polo or country clubs CX C X X
Gift shops or card shops PX P X X
Glass blowing and novelty (retail only). PX XP X X
GREEN RIVER RANCH
3-6
LAND USE MU
BPI C-G RE OS
Grocery stores or supermarkets CX P X X
Guest ranches 36 X X X X
Hardware or home improvement store PX P X X
Health and fitness centers PX P X X
Health Care Facility – subject to City of Corona Municipal Code Chapter
17.73 PX P P X
Health food store PX P X X
Hobby shop PX P X X
Home furnishings P P X X
Hotels and Motor Inns (may include restaurants and bars, entertainment, convention facilities, and other similar uses) C C X
House trailer, used as a construction project office during time of construction while a valid building permit is in force P P P X Ice cream/yogurt shop and parlor PX P X X
Ice manufacturing P X X X
Indoor sports centers and arcades for recreational use including, but not limited to, batting cages; basketball courts; racquetball courts; laser tag, etc. MCUP MCUP X X Institute, sports and recreation PX P X X
Interior decorating shop PX P X X
Iron works, ornamental X X X X
Jewelry store PX P X X
Laboratories, including experimental, research, and physical & chemical testing P X X X
Laboratory: medical, dental, film, research P X X X
Laundry, industrial and commercial P X X X
Library PX P X X
Liquor store, sale for off-site use only PX P X X
Locksmith P P X X
Lumber production, milling products X X X X
Machine shops and tool repair. All work done indoors. No outside storage permitted. No stamping. P X X X
Mail order businesses P P X X
Manufactured housing on a permanent foundation (excluding temporary site office during construction) subject to the provisions of the City of Corona Municipal Code Chapter 17.81
X X P
X
Manufacturing, assembly, and fabrication of goods from the following C X X X X
GREEN RIVER RANCH
3-7
LAND USE MU
BPI C-G RE OS
materials:
Acids; Fiberglass
Manufacturing, assembly, and fabrication of goods from the following materials:
Canvas; Felt; Metals; Wood;
Cellophane; Fiber; Paper; Yarn.
Clay; Glass; Plastic;
Cloth; Hair; Precious or semi-precious stones Feathers; Leather; Textiles;
P X X
X
Manufacturing, assembly, and fabrication of goods from the following materials:
Oil Plaster;
Petroleum base Rubber;
products; Stone;
Paint; Styrofoam.
C X X
X
Market, open air XC XC X X
Market, produce, fish, meat and butcher shops (retail only) PX P X X Mattresses, manufacturing, and renovating P X X X
Medical/dental equipment sales and rental P X X X
Messenger service P P X X
Metal galvanizing, painting, plating, and powder coating C X X X Metal stamping X X X X
Microbreweries PX P X X
Microfilm service PX P X X
Mini-storage and mini-warehouse XC X X X
Mobile home parks X X X X
Motorcycle sales, service and repair X X X X
Museum PX P X X
Musical instrument manufacturing P X X X
Music and video stores PX P X X
Novelties manufacturing P X X X
Nurseries and garden supply stores PX P X X
Office equipment – supply and service P P X X
Offices – general P P X X
Optical goods, manufacturing and processing P X X X
GREEN RIVER RANCH
3-8
LAND USE MU
BPI C-G RE OS
Outdoor storage of recreational vehicles and boats, storage lot X X X31 X Packaging business P X X X
Paint and wallpaper store PX P X X
Park-and-Ride lot C C X X
Parking lots and structures, as an accessory to an on-site business P P X X Performing arts centers PX X X X
Perfumes, blending and bottling P X X X
Pest control operators and services P X X X
Pet shops and pet grooming PX P X X
Pharmaceutical processing P X X X
Photocopying services PX P X X
Photographer/photography studios P P X X
Plastic extrusion lamination molding P X X X
Police substation C C X X
Postal distribution center P X X X
Post office (U.S.) or private postal annex P P X X
Pottery sales, indoor PX P X X
Printing shop P P X X
Public scales, associated with an industrial user P X X X Publishing books, periodicals and newspaper P X X X
Race tracks (auto, horse, go-cart, motorcycle) X X X X
Radio or broadcasting stations C C X X
Recreation vehicle park X X X X
Recycling collection facilities; indoor operations only P P X X Recycling processing facilities XP X X X
Refrigeration plants and repairs XC X X X
Residential, Multi-Family9,10 6,7 P P X X
Residential, single family X X P X
Restaurant or café with drive-through (no dancing, theatrical performances permitted) C5
X P X X
Restaurant or café without drive-through (no dancing, theatrical performances permitted) PX P X X
GREEN RIVER RANCH
3-9
LAND USE MU
BPI C-G RE OS
Restaurant or café without drive-through that includes (dancing and theatrical performances as an ancillary use. Nightclubs as defined under CX P C X X
Section 17.04.454 and adult entertainment as per CMC Chapter 17.41 are prohibited.
permitted), no adult entertainment as per City of Corona Municipal Code Chapter 17.41. Live performances are subject to an entertainment permit issued by the Police Department.
X X X X
Retail sale of products manufactured, assembled, fabricated or processed on premises, provided that off-street parking requirements for commercial uses per CMC Section 17.74.030 can be provided for the retail portion.
P X X
X
Retail sales of general merchandise – new only PX P X X Rifle, pistol, skeet or trapshooting ranges X X X X
Scientific equipment assembly P X X X
Schools and educational institutes C C X X
Second dwelling unit, per City of Corona Municipal Code Chapter 17.85 X X SRUP Senior citizen housing X X X X
Shoe sales and repair PX P X X
Showroom Design Centers - with limited retail sale of products associated with home improvement and decorating. P P X X
Sign manufacturing and painting P X X X
Silk screens, manufacturing and processing P X X X
Similar uses permitted by Planning Commission determination. 42 P P P X Skating rinks/roller blading MCUPX MCUP X X
Smoking lounge47 MCUPX MCUP X X
Specialty and gourmet store PX P X X
Sporting goods store PX P X X
Stables and riding academies X X X X
Stationary store PX P X X
Studio or academy (dance, design, karate, etc.) PX P X X Tanning salon PX P X X
Television or telecommunication broadcasting stations, antennas, cable and microwave relay stations C X X X
Tire sales and service C X X X
Tobacco shop58 X MCUP MCUP X X
Toiletries processing P X X X
GREEN RIVER RANCH
3-10
LAND USE MU
BPI C-G RE OS
Tourist information centers P P X X
Toy manufacturing P X X X
Toy store PX P X X
Trailers and recreational vehicles and boat sales, service, and rental, new, used in conjunction with new C C X X
Travel agency P P X X
Upholstery shop, no automobiles P X X X
Utility substations and structures C C C X
Vitamin processing P X X X
Warehouse, furniture P X X X
Warehousing and distribution
(chilled, cooled, and freezer warehouse space is limited to a maximum of 111,925 square feet in the BPI area)
P X X
X
Wholesale, brokers, jobbers and distribution P X X X
Table 3 Notes:
1 Automobile car wash when included with a service station, full service, detailing, shall be permitted through a Conditional Use Permit within the Mixed-Use Zone, Planning Area 47 only 2 Automobile dealers allowed per a CUP in Planning Area 2 only. 31 Within the Estate Residential Estate land use designation, recreational vehicle parking shall comply with Section
3.3.1.D.3.b 3.3.D.3.b of this Specific Plan.
4 2 Similar uses permitted by Planning Commission determination: The Commission may, by resolution of record, permit any other uses which it may determine to be similar to those listed above; provided such uses are not or will not be dangerous or offensive by reason of the emission of dust, gas, noise, fumes, odors, vibrations, or otherwise in conformity with the intent and purpose of the Zone, and not more obnoxious or detrimental to the public health, safety and welfare, or to other uses permitted in the Zone. See Chapter 17.88 of the City of Corona Municipal Code for the procedure.
5 Restaurant or café with drive-through (no dancing, theatrical performances permitted) is right in Planning Area 47 only, Mixed Use Zone.
63 Guest ranches refer to accommodation provided to overnight residents for recreational uses associated with horse riding, hiking, and natural resources enjoyment. 7 4 A smoking lounge is defined as a business establishment that is dedicated, in whole or part, to the smoking of tobacco or other substances, including but not limited to establishments known variously as cigar lounges, hookah cafes, tobacco clubs or tobacco bars. Smoking lounges may include the sale of tobacco in compliance with Corona Municipal Code Chapter 5.19. Refer to Section 17.33.160 of the Corona Municipal Code for supplemental development standards.
85 A tobacco store means a retail store utilized primarily for the sale of tobacco products and accessories; and in which at least 80% of the square footage of the available retail floor and shelf space is devoted to the sale of tobaccorelated products and accessories. Tobacco stores shall adhere to the following: 1) The sale of drug paraphernalia, as defined in Corona Municipal Code Chapter 9.10, is prohibited; and 2) The provisions of Corona Municipal Code Chapter 5.19 (Tobacco Sales Restrictions).
9. 6. Residential permitted for a housing development project proposed pursuant to Cal Gov’t Code section 6582.24 subject to the requirements of Corona Municipal Code Chapter 17.31
10. 7. Residential Permitted for a housing development project proposed pursuant to Cal Gov’t Code section 65912.100 et seq.
GREEN RIVER RANCH
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GREEN RIVER RANCH
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3.3 Development standards
Table 3, Development Standards, on the
following pages sets forth the building
setback, height, lot coverage and other
requirements for development of property
within the various land uses of the Green
River Ranch Specific Plan. Supplemental
development standards within the Specific
Plan area follow in Subsection 3.3.1. Where
there is a conflict between the development
standards set forth herein and the City of
Corona Zoning Ordinance, the standards of
the Green River Ranch Specific Plan shall
apply. Where silent, the development
standards of the City of Corona Zoning
Ordinance shall apply.
GREEN RIVER RANCH
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TABLE 3 DEVELOPMENT STANDARDS
Standards Land Use Designation
MUBPI C-G RE OS
Lot Size Minimum No minimum No minimum 3.00 acres
25,000 s.f.
N/A
Average Lot Width Minimum
(ft.)
No minimum No minimum 120 N/A
Lot Depth Minimum (ft.) No minimum No minimum 120 N/A
Maximum Residential Unit
Density1
-- -- 1 residential unit
per lot
Height2 (ft./stories) 55/3 80/6 45/3 30/2 N/A
Building Setback3&4 N/A
Front Structure Setback5
Green River Road
Other Public Interior
Streets
Private Street
306
20 10
306
20 10
--
25 25
N/A
Rear (ft.) Structure Setback No minimum No minimum 10 N/A Interior Side (ft.) Structure
Setback
No minimum No minimum 10 N/A
Interior Street CornerSide (ft.)
Structure Setback
15 10 15 N/A
Between Buildings & Accessory
Structures
Fire Code Min. Fire Code Min. 10 N/A
Lot Coverage Maximum (%)7 N/A N/A 25
1 story: 35%
2 story: 30%
N/A
Parking Spaces Required Per Chapter 17.76 of the City of Corona Municipal Code N/A l An accessory dwelling unit that conforms to the requirements of Corona Municipal Code Chapter 17.85 shall not be considered to exceed the allowable density for the lot upon which the accessory dwelling unit is located.A Second Residential Use Permit may be obtained from the Planning Department subject to the provisions outlined in the City of Corona Municipal Code chapter 17.85. 2 Towers, spires, cupolas, chimneys, skylights, stairwells, elevator shafts, ventilating fans, wire masts, flagpoles, monuments, and similar structures may be erected to a height not more than 10 feet above the height limit. TV antennas are prohibited; satellite dish antennas 12” or less in diameter are permitted provided that they blend with the architectural style of the building. Accessory structures shall observe maximum building heights.
3 A minimum building setback of 10’ shall apply to non-residential structures where the setback requirement ends near or at the toe of any slope exceeding 5’ in height
GREEN RIVER RANCH
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4 Architectural features including sills, chimneys, cornices and eaves may extend into a side yard or space between structure not more than 30’’ and may extend into a front or rear yard not more than 4 feet. Open, unenclosed and uncovered balconies, porches, platforms, stairways, and landing places may extend into a side yard not more than 3 feet, unless it is more than 4 feet above ground. If it is greater than 4 feet above ground, if it is covered or is used for occupancy, such as a window seat or green house window projection, the minimum setback requirements must be observed. Porte Cocheres shall meet all setback requirements of a residence. Fences, walls, walks, driveways and retaining walls may occupy setbacks subject to the limitations described in Chapter 4, Design Guidelines. Utility poles and utility towers installed by public utility shall not be subject to height limits. Accessory structures shall observe minimum setback requirements.
5 Setbacks within the non-residential areas may be reduced by 10’ for corner lot encroachments on one street side property boundary.
6 Parking may be located in the front yard setback provided that the first 15’ is landscaped. 7 Lot coverage is based on building footprint for primary and enclosed accessory structures.
GREEN RIVER RANCH
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Supplemental Standards
A. For Commercial and Business Park
Industrial Uses
1. Decorative block walls shall be required
for all fencing of outdoor storage yards
located within view of a public street,
freeway right-of-way, or railroad rightof-way.
2. The Planning Director, in his or her
discretion, shall determine whether the
proposed outdoor storage yards are within
view from a public street, freeway rightof-way, or railroad right- of-way.
3. Chain link fencing with tubular slats is
prohibited as an enclosure for outside
storage areas.
4. Wrought iron with a metal screen may be
used to screen storage areas that are not
highly visible to the public that cannot be
seen from the front of the building, except
for the rolling gate, or are adjacent to a
street.
5. All business operations shall be conducted
within an enclosed building, except for
businesses that require outdoor display of
merchandise that cannot be housed within
an enclosed structure such as boat and
marine sales, nurseries, car dealerships,
equipment rental yard and other
businesses similar in nature.
6. Outside storage shall not occupy required
parking spaces and drive aisles.
7. Open burning, blasting or discharge of
explosives in any form is prohibited on
site.
8. No noxious or offensive activity shall be
conducted upon any lot within the
Specific Plan area. Mixed-Use. Examples
of noxious or offensive activities shall
include excessive vibrations, sounds,
electro-mechanical disturbances,
radiation, air or water pollution, dust or
emission of odorous toxic or noxious
matters above Corona Municipal Code or
other applicable regulatory authority
limits..
9. No exterior speakers, horns, whistles,
bells or other sound devices shall be
permitted.
10. Trash receptacles shall be screened from
view from adjacent roads and
development and shall be stored in a trash
enclosure in accordance with the City of
Corona Municipal Code Cchapter 17.79.
B. Walls and Fences
1. Fencing Materials within Non- Residential
Land Uses:
a. Chain link fencing is prohibited in the
Commercial-General land use
designation.
b. Chain link fencing, except for outside
storage areas, may be used in the
Mixed Use Business Park Industrial
land use designation if it is not located
adjacent to a street, visible from the
front of a building or highly visible
from a public street, freeway right-ofway, or railroad right-of-way. c. Other than the materials specified in this
section, fencing in the Business Park
Industrial Mixed Use and CommercialGeneral land use designations shall comply with Section 3.3.1.B.3 (Perimeter
Walls, of this Specific Plan), and with the
City of Corona Municipal Code Chapter
17.70. Fencing shall be established and
maintained as deemed necessary by the
Riverside Conservation Authority (RCA)
on the western boundary of Planning Area
1. Fencing at this location is anticipated
to deter wildlife from entering into the
Business Park Industrial land uses from
the Open Space General land use between
Fresno Road and Planning Area 1.
GREEN RIVER RANCH
3-16
2. Security Fencing:
a. Fences and walls within the Business
Park Industrial Mixed Use and
Commercial-General land use districts
shall not exceed a maximum height of
seven 6 feet (7’).
b. An additional two feet (2’) of security
fencing may be added beyond the
height permitted for an overall
maximum height of eight nine feet
(98’).
c. No barbed or razor wire is permitted.
3. Perimeter Walls: Perimeter fencing on
street side yards shall be of decorative
materials, such as wrought iron,
decorative block or a combination thereof.
4. Front Yard Fencing: Fences and walls
located in the front yard setback area and
side yard adjacent to the street from the
front property line shall comply with the
City of Corona Municipal Code Section
17.70.060(F), F and with the design
standards and guidelines enumerated in
this Specific Plan. The design guidelines
of this Sspecific Pplan, in terms of wall
type, shall supersede the City’s Municipal
Code.
5. Residential Tract Fencing:a. Perimeter
and interior tract fencing are not required
at the time development of properties in
the Estate Residential land use
designation. bFencing installed by the
homeowner shall be in accordance with
the City of Corona Municipal Code
Section 17.70.060.
C. Signage
Signs within the Specific Plan area are
intended to help create an identity and
desirable destination for the project as a
whole, to provide clear and simple directions
for ingress and egress, and to add an element
of consistency to the project:
1. General Signage Standards:
a. Signs shall be constructed of materials
and colors that are consistent with the
architecture of buildings located within
the project or business center.
b. Signs shall emphasize the identity of
the project or business center rather
than their advertising functions.
c. Signs shall be located for safety so as
not to block driveway or street views of
on-coming traffic.
d. Signs that may cause a distraction and
hazard to drivers shall not be permitted.
e. Street and traffic control signs shall be
consistent with the standards adopted by
the City of Corona.
f. Banner signs shall be permitted on a
temporary basis, in conformance with
the provisions of the City of Corona
Municipal Code Section 17.74.110
17.74.080.
g. Accent and lettering colors shall suggest
natural materials. Typefaces shall be
chosen for simplicity and clarity,
andclarity and shall be consistent for
each hierarchy of sign type.
h. No sign shall be constructed of highly
reflective material, except for
directional signs.
i. Rooftop and roof-mounted signs are not
permitted.
j. No building-mounted signs shall be
located above the eve or parapet of the
that building.
k. Billboards are prohibited within the
Specific Plan area with the exception of
billboards existing at the time of the
adoption of the Specific Plan (preexisting billboards). As to say preexisting billboards, Chapter 17.74 of the
GREEN RIVER RANCH
3-17
City of Corona Municipal Code shall be
inapplicable as long as compliance with
Section 3.4 herein is hadl.
1. Painted signboards of any type are
prohibited.
2. Enterprise Signs:
Enterprise signs shall be permitted on the
tenant building face in accordance with
the standards and requirements set forth in
Section 17.74.150190 of the City of
Corona Municipal Code, except as
allowed by a sign program, which must be
submitted for review and approved as part
of a Precise Plan.
3. Tenant Sign Identification Monument
a. A minimum of one (1) tenant
identification monument shall be
permitted within each non-residential
planning area. The number of
monument signs proposed for each
planning area is as follows:
-PA1: 13 monument signs
-PA2: 2 monument signs
-PA4: 2 monument signs
b. The overall height of a monument sign
shall not exceed 6 feet and shall be
located outside corner cut-off areas set
forth in Corona Municipal Code
Section 17.70.050.
c. The sign copy face area shall not
exceed 50 square feet.
d. The monument shall contain the name
of the project or business center, and up
to three (3) tenants located within the
planning area in which it serves.
e. The sign face can be internally or
externally illuminated.
f. The monument shall be architecturally
compatible with the buildings
constructed within the project area.
g. The tenant monument signs shall be
reviewed with the Precise Plan
application for the respective planning
areas.
4. Freeway-Oriented Pylon Signs:
a. Pylon signs shall be permitted within
the Specific Plan area, as specified by
this section.
b. One pylon sign is permitted in
Planning Area 4. Exhibit 11, Sign
Program, shows the approximate
location of the proposed pylon sign.
c. The maximum size for sign copy face
area of pylon signs shall not exceed
250 square feet.
d. The maximum height for freewayoriented pylon signs shall not exceed the height limitation permitted in the
applicable zone.
e. The freeway-oriented pylon sign shall
identify the name of the project and
may contain up to three (3) tenants
residing within Planning Area 4 of the
Specific Plan area. The property
manager for Planning Area 4 shall
determine which tenants can be placed
on the freeway pylon sign.
f. The freeway pylon sign shall be
architecturally compatible with the
buildings constructed within the Green
River Ranch area.
g. The design of the freeway pylon sign
shall be reviewed as part of the Precise
Plan application for Planning Area 4.
5. Major Project Entry Monument
a. One (1) ground-mounted monument
shall be permitted at each corner of
the intersection of Green River Road
and Street “A” (Exhibit 11):
GREEN RIVER RANCH
3-18
b. The overall size of the monument
shall be proportional and to scale with
the property frontage on which it is to
be located and with the adjacent street
intersection.
c. The sign copy face area shall not
exceed 80 square feet.
d. The major entry monument shall not
exceed a maximum height of 6 feet.
e. Major entry monument shall identify
the name of the project or business
center only; individual tenants shall
not be featured on the monument.
� FREEWAY-ORIENTED PYLON SIGN
■ MAJOR PROJECT ENTRY
� MINOR PROJECT ENTRY
• TENANT MONUMENT SIGN
� DIRECTIONAL SIGN
GREEN RIVER RANCH
1 ... 1
Source(s): ESRI, Nearmap (2021), Sign Industries Incorporated {07-29-2021) 500
Feet
3-19
Exhibit 11
Sign Program
GREEN RIVER RANCH
3-20
b. The overall height of a monument sign
shall not exceed 6 feet and shall be located
outside corner cut-off areas set forth in
Corona Municipal Code Section
17.70.050.
c. The sign copy face area shall not exceed
50 square feet.
d. The monument shall contain the name of
the project or business center, and up to
three (3) tenants located within the
planning area in which it serves.
e. The sign face can be internally or
externally illuminated.
f. The monument shall be architecturally
compatible with the buildings constructed
within the project area.
g. The tenant monument signs shall be
reviewed with the Precise Plan
application for the respective planning
areas.
4. Pylon Signs:
a. Pylon signs shall be permitted within the
Specific Plan area, as specified by this
section.
b. One pylon sign is permitted in PA1 and
PA3.. Exhibit 11, Sign Program, shows
the approximate location of the proposed
pylon sign.
c. The area of the pylon sign shall be
calculated as follows: one square foot of
sign per lineal foot of planning area
frontage, but in no case shall exceed 150
square feet.
d. Pylon signs shall contain the name of the
project or business center and up to three
(3) tenant spaces for the businesses within
that planning area.
5. Freeway-Oriented Pole Sign
a. One (1) freeway-oriented pylon sign shall
be permitted along the freeway frontage
of each planning area located within 300
feet of the freeway right-of- way. Exhibit
11, Sign Program, shows the locations of
freeway-oriented pole signs in Planning
Areas 4, 5 and 7.
bc. The maximum size for freeway-oriented
pylon signs shall be determined as
follows:
- PA4, PA5 and PA7: The sign copy face
area shall not exceed 250 square feet.
- PA5: The sign copy face area shall not
exceed 300 square feet.
cd. The maximum height for freewayoriented pylon signs shall not exceed the height limitation permitted in the application
zone.
de. The freeway-oriented pylon signs in
shall identify the name of the project or
business center, and may contain up to three
(3) tenants residing within the Specific Plan
area. The property manager for the
centershall determine which tenants can be
placed on the freeway pylon signs.
f. e. The freeway pylon signs shall be
architecturally compatible with the
buildings constructed within the Green
River Ranch area.
g. f. The design of the freeway pylon signs
shall be reviewed as part of the Precise
Plan application for the project
5. 6. Major Project Entry Monument
a. One (1) ground-mounted monument shall
be permitted at each corner of the
intersection of Green River Road and
Street “B” (Exhibit 14):
b. The overall size of the monument shall be
proportional and to scale with the property
frontage on which it is to be located and
with the adjacent street intersection.
GREEN RIVER RANCH
3-21
c. The sign copy face area shall not exceed
80 square feet.
d. The major entry monument shall not
exceed a maximum height of 5 feet.6 feet.
e. Major entry monument shall identify the
name of the project or business center
only; individual tenants shall not be
featured on the monument.
f. The sign shall be externally
illuminated.
g. All major entry monument signs shall
carry the same design and shall be
consistent with one another. The final
design and exterior treatments of the
major entry monuments shall be
submitted with the first Precise Plan
application associated with the project
area. The landscape concepts surround
the monument is shown in Exhibit 16.
6. Minor Project Entry Monument
a. One (1) ground-mounted monument
shall be permitted on the following
locations (Exhibit 11):
On the southwest corner of Green
River Road and Dominguez Ranch
Road, adjacent to Planning Area 2.
b. The overall size of the monument shall
be proportional and to scale with the
property frontage on which it is to be
located and with the adjacent street
intersection.
c. The sign copy face area shall not
exceed 50 square feet.
d. The minor entry monument shall not
exceed a maximum height of 6 feet.
e. Minor entry monument shall identify
the name of the project or business
center only; individual tenants shall not
be featured on the monument.
f. The sign shall be externally
illuminated.
g. All minor entry monument signs shall
carry the same design and shall be
consistent with one another. The final
design and exterior treatments of the
minor entry monuments shall be
submitted with the first Precise Plan
application associated with the project
area. The landscape concept
surrounding the monument is shown in
Exhibit 17.
7. Directional Signs
Non-residential developments may have
directional signs if reviewed as part of a sign
program and approved as part of a precise
plan review process.
8. Directional Signs
Non-residential developments may have
directional signs if reviewed as part of a sign
program and approved as part of a precise
plan review process.
GREEN RIVER RANCH
3-22
GREEN RIVER RANCH
3-23
major entry monuments shall be
submitted with the first Precise Plan
application associated with the project area.
The landscape concepts surround the
monument is shown in Exhibit 16.
7. Minor Project Entry Monument
a. One (1) ground-mounted monument
shall be permitted on the following locations
(Exhibit 1114):
-On each corner at the south side of the
intersection of Green River Road and Street
“C”;
-On the northwest corner of the intersection
of Green River Road and Dominguez Ranch
Road;
-On each corner at the entrance into Planning
Area 2 on Green River Road; and
-On each corner of the intersection of
Dominguez Ranch Road and Street “A”.
b. The overall size of the monument shall be
proportional and to scale with the property
frontage on which it is to be located and with
the adjacent street intersection.
c. The sign copy face area shall not exceed
50 square feet.
d. The minor entry monument shall not
exceed a maximum height of 3 feet.
e. Minor entry monument shall identify the
name of the project or business center only;
individual tenants shall not be featured on the
monument.
Df. The sign shall be externally illuminated.
g. All minor entry monument signs shall
carry the same design and shall be
consistent with one another. The final
design and exterior treatments of the
minor entry monuments shall be
submitted with the first Precise Plan
application associated with the project
area. The landscape concept surrounding
the monument is shown in Exhibit 17.
D. Parking (General Provisions)
1. The off-street parking requirements of
Chapter 17.76 of the City of Corona
Municipal Code shall apply to all
properties within the Specific Plan area.
2. A reduction in off-street parking may be
granted by the Zoning Administrator for
industrial land uses if the findings in City
of Corona Municipal Code Section
17.99.070 exist.
3. Off-Street Parking (Residential):
a. Aside from guest parking, vehicles
shall not be left on the streets during
evening hours.
b. Within the residential land use
designations, accessory vehicles, such
as motorcycles, motor homes, boats,
personal water craftwatercraft, allterrain vehicles, etc., shall be parked within an enclosed garage or side yard
area, behind an opaque return
fence/gate outside of the front yard
setback.
4. Off-Street Parking (Nonresidential):
a. At least one entrance to a parking
structure shall have a minimum vertical
clearance of ten feet (10’).
b. Loading and unloading docks,
platforms, and vehicle or other service
openings shall be screened from view
from adjacent streets. Such openings
must be at the rear or along the side of
a building.
c. No on-street parking is permitted.
d. Industrial uses in the Business Park
IndustrialMixed-Use land use
designation may use compact parking
to meet the minimum parking
requirements. Parking lots with
GREEN RIVER RANCH
3-24
tTwenty-five (25) or more off-street
parking spaces may have up to forty
percent (40%) of such spaces
designated for compact vehicles;
parking lots with less than twenty-five
(25) off-street parking spaces may have
up to twenty five percent (25%) of such
spaces designated for compact
vehicles. All compact spaces shall be
clearly marked. The design of the
parking spaces shall comply with the
City of Corona Municipal Code
Section 17.76.080.
e. A six-foot (6’) high wall shall not be
required between nonresidential
parking areas abutting a residential
land use designation district if
separated by a slope or street. Slope
planting shall serve to screen said
parking areas from adjacent residential
vistas.
E. Off-Street Loading
1. The provisions of Chapter 17.78 of the
City of Corona Municipal Code shall
apply to all land uses in the Green River
Ranch Specific Plan area.
2. No one-street loading or unloading is
permitted within the Green River Ranch
Specific Plan area.
F. Performance Standards
All uses established or placed into operation
after the effective date of this Specific Plan as
adopted by the City of Corona City Council
shall comply at all times hereafter with the
performance standards set forth in Chapter
17.84 of the City of Corona Municipal Code.
All performance measurements, unless
otherwise specified, shall be taken at the
property line of the operation in question.
G. G. Special Landscape Requirements
(Applies to All Zones)
1. The required front and side yards for all
lots or building sites within the Green
River Ranch Specific Plan area shall be
fully landscaped.
2. All required front and side yards shall
include the installation and continuous
maintenance of an operable irrigation
system. If the rear yard is included in the
required Fuel Modification area, it also
shall include the installation and
continuous maintenance of an operable
irrigation system.
3. Natural slopes untouched by grading in
the residential land use designations may
remain in their current condition.
Specific Land Uses
A. Home Occupations / Business
Standards of Chapter 17.80 of the City of
Corona Municipal Code shall apply to all
Home Occupations/Businesses proposed
within residential zones of the Green River
Ranch Specific Plan.
B. Outdoor Retail Sales
Outdoor retail sales (aside from a permitted
nursery) shall only be permitted on a
temporary, special event basis as allowed by
the City of Corona Municipal Code Sections
17.98.030 and 17.99.030.
C. Service Stations
The following development standards shall
apply to service stations within the Green
River Ranch Specific Plan area in addition to
the development standards and conditions of
Chapter 17.72 of the City of Corona
Municipal Code:
1. Service station bays used for repair and
maintenance of vehicles shall be oriented
away from arterial streets , and screened
from freeways and railroads to the
satisfaction of the Planning Director.
2. Associated repair structures, convenience
stores and accessory car wash facilities
GREEN RIVER RANCH
3-25
shall be located to the rear of the lot, or on
the side not facing a street when the rear
abuts or faces a street.
3. Car washing with steam equipment shall
be ermitted.
Da. Special Events
Temporary outdoor special events such as a
car wash fund raiser, weekly farmers
markets, Christmas Trees sales, Halloween
pumpkin sales, etc. shall be allowed in all
nonresidential zones, provided that the event
does not interfere with vehicular or
pedestrian circulation, orcirculation or
occupy needed parking spaces. Temporary
special events are subject to the approval with
the City of Corona Municipal Code Section
17.98.030.
3.4 Nonconformities
Purpose and Intent
This section is intended to limit the number
and extent of nonconforming uses by
prohibiting or limiting their enlargement,
their re-establishment after abandonment,
and the alteration or restoration after
destruction of the structures they occupy.
While permitting the use and maintenance of
existing nonconforming structures, this
section is intended to limit the number and
extent of nonconforming structures by
prohibiting their being moved, altered, or
enlarged in a manner that would increase the
inconsistency between the standards
prescribed in this Chapter 3.0 of this Specific
Plan and the City of Corona Zoning Code,
and future changes to either regulation.
Provisions of this section shall supersede the
standards established in Chapter 17.98 of the
City of Corona Municipal Code unless noted
otherwise.
Definitions
The following terms as used in this section
shall have the follow meanings, unless the
context clearly indicates otherwise, and shall
supersede definitions relating to
nonconformities as provided in Sections
17.04.456, 17.04.459 and 17.04.462
17/04.462 of the City of Corona Municipal
Coede:
Nonconformities” means any nonconforming
property, building, structure, or use.
Nonconforming property” means any
subdivision of land that was lawfully
established and in compliance with all
applicable ordinances and laws at the time
the property was subdivided, but which,
due to a subsequently enacted ordinance or
law, no longer complies with all of the
applicable regulations and standards of the
zone in which the structure building, or
improvement is located.
“Nonconforming structure” means any
building, structure, or improvement upon
land, other than the land itself; including
any sign or parking, that was lawfully
established and in compliance with all
applicable ordinances and laws at the time
the structure, building, or improvement
was established, but which, due to a
subsequently enacted ordinance or law, no
longer complies with all of the applicable
regulations and standards of the zone in
which the structure building, or
improvement is located.
“Nonconforming use” means any use of land
that was lawfully established and in
compliance with all applicable ordinances
and laws at the time the use was
established, but which, due to a
subsequently enacted ordinance or law, no
longer complies with all of the applicable
regulations and standards of the zone in
which the use is located.
E. “Illegal structure and use” mean
structures and uses which did not acquire
the proper authorizations and permits
prior to establishment and/or
construction.
GREEN RIVER RANCH
3-26
Continuation, Maintenance and
Discontinuation
A. A lawful nonconformity may be
continued, except as otherwise provided
in this Chapter.
B. Routine maintenance and repairs may be
performed on a nonconforming
structure.
C. Whenever a nonconforming use has
been discontinued for a continuous
period of 180 days or more, regardless
of the intent to resume said
nonconforming use, the nonconforming
use shall not be reestablished, and the
use thereafter shall be in full conformity
with the development standards for the
zone in which it is located.
D. When a nonconforming use is
discontinued for a continuous period of
use less than 180 days, the
nonconforming use may be
reestablished, provided that it is a
similar use type, i.e. a restaurant being
replaced by another restaurant.
E. No nonconforming use may be
converted to another dissimilar
nonconforming use type, i.e. a beauty
shop being replaced by a restaurant.
Alterations and Additions to
Nonconforming Uses and Structures
A. A nonconforming use shall not be moved,
altered, or increased in intensity and area
unless the moving, alteration, or increase
will result on the elimination of the
nonconformity, except as otherwise
provided in this section.
B. A nonconforming structure shall not be
moved, altered, enlarged or reconstructed,
unless the new location eliminates the
nonconformity, or the alteration,
enlargement or reconstruction conforms
to the development regulations for the
zone in which the structure is located.
Restoration of Damaged Structures
A. Whenever a nonconforming structure is
damaged or destroyed by fire, natural
disaster, flood, wind, earthquake or other
natural disaster, calamity or act of God, to
the extent that the cost of repairing,
reconstructing or restoring the structure is
less than fifty percent (50%) of the
replacement cost of the entire structure, it
may be repaired, reconstructed or restored
to the extent as existed prior to such
damage or partial destruction, and any
conforming or nonconforming prior use
thereof may be reestablished, provided
that such repair, reconstruction or
restoration commences no later than one
(1) year from the date of such damage
and/or partial destruction.
B. Whenever a nonconforming structure is
damaged or destroyed by fire, natural
disaster, flood, wind, earthquake or other
natural disaster, calamity or act of God, to
the extent that the cost of repairing,
reconstructing or restoring the structure
exceeds fifty percent (50%) of the
replacement cost of the entire structure, or
if the structure is voluntarily razed or is
required by law to be razed, the structure
may not be repaired, reconstructed or
restored unless it is in full conformity with
the development regulations for the zone
in which it is located, and provided that
such repair reconstruction or restoration
shall commence no later than one (1) year
from the date such damage and/or partial
destruction. Any nonconforming use
previously established therein shall not
thereafter be resumed, and any new use
shall conform to the standards of the zone
in which it is located.
C. The term “cost of repairing, replacing or
reconstructing” shall mean the cost to
repair, replace, or reconstruct the
damaged area or entire structure with the
same materials as existed prior to damage
GREEN RIVER RANCH
3-27
or destruction. This figure shall be
compared against the cost to replace the
entire structure in today’s dollars, rather
than being compared against the
depreciated estimated value of the
structure at time of damage or destruction.
Estimates for this purpose shall be made
by a licensed contractor in the State of
California, andCalifornia and shall be
reviewed and approved by the Building
Official, or designated staff, of the City of
Corona.
GREEN RIVER RANCH
4-1
4.0 DESIGN GUIDELINES
4.1 Overview
The Green River Ranch Specific Plan area is
envisioned to be a blend of mixed
commercial and industrial uses nestled at the
foothills of the Santa Ana mountainSanta
Ana Mountain range, rural residential lots
extending up into several of the foothill
valleys. Set in a prominent and commanding
location at the western entrance to the City of
Corona, the Design Guidelines have been
developed to appreciate the site’s
topographical assets and location, and to
retain this site’s aesthetic strengths, while
revitalizing the property and stimulating
economic growth within the City. The intent
of the overall plan design, as well as specific
site planning, is to retain the striking
mountain backdrop of the property by
restricting density in the mountainous areas,
and generally limiting development to the
foothills and plain below. Exhibits 12A and
12B, Artist Renderings, show this vision,
while Exhibits 13A, 13B and 13C, Project
Cross Sections, show the proposed
development in relation to the nearby
residential community, the foothills and
mountain backdrop. Being the western
gateway to the City of Corona, the project’s
initial visual image will present an important
statement for the City.
This section of the Specific Plan contains a
series of general Design Guidelines for the
Green River Ranch Specific Plan project.
The Design Guidelines have been prepared to
articulate the intended character of the
Specific Plan area. The purpose of these
guidelines is to:
A. Establish a flexible design framework
and design review criteria which
developers/designers of individual
projects will use as a guide for new
development and which the City will use
to evaluate the proposed development.
These guidelines will assure that
individual improvements within the
Specific Plan area will conform to a high
standard of design.
B. Address the issues of Site Planning,
Architecture, Landscape Architecture,
and Community Elements (lighting,
walls, and fences). These guidelines
apply to all uses within the Specific Plan
area.
C. Foster a compact development pattern,
which will accommodate human-scale
projects, facilitate pedestrian movement
between uses, and create a friendly street
scene.
D. Provide the City’s Planning Director
with the authority to review, interpret and
approve minor adjustments to the design
guidelines and criteria in order to achieve
superior design solutions.
4.2 Site Planning
Any building site within the Specific Plan
area can accommodate a variety of site plans,
all of which should express the original
design intent of the Specific Plan. Final
grading shall be reflective of the project site’s
topographic conditions as described in
Section 2.2, Conceptual Grading Plan.
Orientation
A. Residential units shall be sited and
designed to fit onto the building pad or
hillside.
B. Buildings shall be located and oriented so
that their main entrances are visible from
the street on which they front.
C. When buildings side or back onto a
street, the elevation should be articulated
with details, windows, projections, and
other architectural features.
D. Pedestrian entries shall be connected to
the street, sidewalk and/or parking areas
by a paved pedestrian path.
GREEN RIVER RANCH
4-7
C. When buildings side or back onto a street,
the elevation should be articulated with
details, windows, projections, and other
architectural features.
D. Entries shall be connected to the street,
sidewalk and/or parking areas by a paved
pedestrian path.
E. Loading and service areas shall be located
to the rear or interior side of the lot, with
openings oriented or screened so as to not
face streets.
F. No more than two (2) driveway accesses
shall be permitted per residential lot.
Pedestrian Amenities
Shared site pedestrian amenities such as
plazas, visitor entries and pedestrian walks,
as well as other features such as public art in
commercial areas, are encouraged in the
Specific Plan area. Separation of vehicular,
pedestrianvisitor and service functions
should be incorporated.
4.3 Landscape Architecture
The landscape architectural guidelines for
Green River Ranch will help to create a
unique community with attractive
commercial, business park/industrial and
residential development while providing a
transition from an urbanized area to the Santa
Ana Mountain wild land, and remaining
sensitive to the existing rural character of the
site and neighboring properties. The
guidelines provide for a transition zone from
the urbanized area to the Santa Ana Mountain
wild land. Because of the close proximity to
this wild land area, the project must also
incorporate an adequate separation or special
buffer between the development area and the
wild land area. A Wildland Transition/Fuel
Modification Zone buffer edge transition/fuel
modification area is proposed to address this
concern, andconcern and is discussed in more
detail in Section 4.3.5 of this Chapter. A
strong landscape entry statement is also
proposed for this prominent western gateway
to the City of Corona
The following project-wide, general
landscape guidelines are proposed within the
Specific Plan area:
A. Landscape design should emphasize the
planting of long-lived species that are
native to the region or well adapted to the
climatic and soils conditions of the site.
B. Landscape treatment of all areas should
emphasize the planting of tree-shaded
corridors.
C. Landscape treatments should when
possible incorporate colorful plant
materials and evergreen trees in areas
where such accents are appropriate.
D. Landscape improvements should require
minimal maintenance and irrigation. The
use of native and/or drought-tolerant plant
material should be emphasized to the
extent possible.
E. All public areas, rights-of-way and nonresidential project landscaping should have an automatic irrigation system. Lowvolume spray heads and drip irrigation systems should be utilized where
appropriate.
F. Landscape plans should consider service
lines, traffic safety sightline requirements,
and structures on adjacent properties to
avoid conflicts as the trees and shrubs
mature.
G. Street trees and trees planted in privately
owned landscaped areas near public
walkways or street curbs should be
selected and installed to prevent
unreasonable damage to sidewalks, curbs,
gutters, and other public improvements.
H. Trees should be orientated away from
water lines and sewer lines. Tree species
with invasive root systems should be
avoided. oriented away from water lines,
sewer lines or public rights-of-way Plant
and tree information can be found in (see
Section 4.3.6, Plant Palette.
I. All landscaped areas shall comply with
Corona Municipal Code Chapter 17.70
and the City of Corona Landscape Design
Guidelines.
GREEN RIVER RANCH
4-8
The following sections describe the design
guidelines for street scene streetscape
development, Wildland Transition / Fuel
Modification Zone buffer edge transitions
and special entry treatment.
Landscape Concept
The general landscape concept, as depicted
on Exhibit 14-A, Conceptual Landscape
Plan, is to create a distinctive environment
that will lend identity and character to the
Specific Plan area. Where transition
treatments are necessary, they are expected to
reflect the natural character through the use
of a plant palette which complements the
existing vegetation. In addition, plant
selection shall recognize the importance of
water conservation, fire resistance and
erosion control. A list of recommended trees
and plant materials is provided herein. (See
Section 4.3.6.2, Recommended Plant
Palette).
Streetscape Improvements
As the primary western access from the 91
Freeway, the Specific Plan area will present
the first impression of the City to visitors.
This visual gateway is emphasized as an
experience and not a single statement. The
streetscape must be designed to a vehicular
scale, and careful blending of landscape and
architecture shall insure visibility while
softening mass. Slopes adjacent to roadways
are to will be used to create a palette of
colorful verdant and dramatic flowing
landscape to further reinforce the drama of
this the experience.
The following streetscape guidelines have
been developed for the existing and planned
streets in the Specific Plan area. All street
scene landscape zones will have generous,
tree-lined parkways. One important
objective of the guidelines is to foster a
pedestrian-friendly atmosphere within the
project’s nonresidential area. All
landscaping within the public right of way
shall be designed and installed in accordance
with the City’s LMD/CFD design guidelines.
A. Private Street “A”
Street “A” will continue the theme of a treelined avenue with regularly spaced trees along either side of the street. Street tree
species will be selected for this Private
Collector Street from the Recommended
Street Tree List provided in Section 4.3.6.1.
Adjoining slopes will be informally planted
in ornamental shrubs and ground cover. A
minimum 5’ wide sidewalk will be provided
along both sides of the street (see Exhibit
14B, Conceptual Streetscape — Street “A”).
A.B. Green River Road
Green River Road is the primary western
entry to the City of Corona, and will be
planted to present an informal landscape.
The street will be lined with irregularly
regularly spaced , pyramid shaped evergreen
and/or deciduous street trees. selected of
continuity will Trees and shrubs on the
slopes along the road will be planted in
informal groupings. Continuity will be
provided through repetition of the same street
tree species along the roadway. In the center
median of the roadway, flowering roadway
complementary street trees , or street trees,
which produce fall color, also selected from
the Green River Road Street Trees Plant
Palette provided in Section 4.3.6, will be
provided. One particular median street tree
species will be planted at the nose of the
medians (see Plant Palette). Mass will appear
together. Organic shrub planting of colorful
shrubs will carpet the roadway’s landscaped
median floor, as will slopes adjoining the
roadway. Slope cover the medians. All
planting will be in accordance with
Community Facilities District (CFD)
standards. 5” and the Corona Fire
Department Vegetation Management
Guidelines. Minimum 5’ wide sidewalks will
be provided on both sides of the roadway.,
separated from traffic by a 7” landscaped
strip within the parkway. Only turf
groundcover and street trees shall be
permitted within this parkway landscape
strip. A landscape buffer will be established
Major Entry Enhancement
Minor Entry Enhancement -Informal Roadside Hedge Planting � Debris Basin
l=::::_;:j Wildland/Urban Interface Planting (Irrigated) 1:-,":":.:·.] Ornamental Planting (Irrigated)
[3J Hydroseed
Source(s): ESRI, Nearmap (2021) Emerald Design (2020)
500
Feet
GREEN RIVER RANCH
*PAS
*Final landscape design to be determined
by developer of PA 5
PA 6
4-9
Exhibit 14-A
Conceptual Landscape Plan
Source(s): Emerald Design (11-2020)
IWD 11m wmuw
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0 GREEN RIVER RANCH
STREET "A"
STREET TREES
INFORMAL BACKGROUND TREE PLANTING
ORNAMENTAL PLANTING, SHRUBS AND GROUND COVER
5' SIDEWALK
Exhibit 14-B
Conceptual Streetscape - Street A
4-10
" ----,..___ .. • �r v:,� 5
GREEN RIVER RANCH
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Source(s): Emerald Design (11-2020)
IWD wmuw
GREEN RIVER ROAD
CD MEDIAN TREES AND SHRUBS (EXISTING)
G) MEDIAN SHRUB PLANTING (EXISTING)
G) GREEN RIVER STREET TREE
@ ORNAMENTAL PLANTING, SHRUBS AND GROUND COVER
G) INFORMAL BACKGROUND TREE PLANTING
@ 5' SIDEWALK
Exhibit 15-A
11m Conceptual Streetscape - Green River Road
4-11
Source(s): Emerald Design (11-2020)
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GREEN RIVER RANCH
Private Interior Drive Aisles
STREET TREES
INFORMAL BACKGROUND TREE PLANTING
ORNAMENTAL PLANTING, SHRUBS AND GROUND COVER
4' SIDEWALK
Exhibit 15-B
Conceptual Streetscape - Private Interior Drive Aisles
4-12
GREEN RIVER RANCH
4-13
within all abutting properties to provide for
additional landscaping along this roadway
(see Exhibit 15-A, Conceptual Streetscape –
Green River Road).Exhibit 14A Exhibit 14
Public Collector Streets
Public Streets will continue the theme of a
tree-lined venue, however, with more
regularly spaced street trees along either
side of the street. Individual street tree
species will be selected for streets from the
Collector Street Trees Plant Palette provided
in Section 4.3.6. Again, adjoining slopes will
be informally planted in flowering shrubs in
accordance with Community Facilities
District (CFD) standards and 5‟ sidewalks
will be provided along both sides of the
street, separated from traffic by an additional
Additional 7” landscape strip within the
parkway. Only turf groundcover and street
trees shall be permitted within this landscape
strip. As with properties abutting Green
River Road, a landscape buffer will be
established within all properties abutting
Public Streets to provide additional
landscaping along these streets. (see Exhibit
15B, Conceptual Streetscape — Collector
Streets).
B.C. Interior Private StreetsDrive
Aisles
Private StreetsLandscaping along interior
private drive aisles will return to a more
informal setting, in keeping with the
envisioned rural residential character.
Canopy deciduous trees, or trees similar in
character shape to those on the adjoining
Public Streets and Private Street “A”, will
continue into pPrivate Streetsdrive aisles;
however, they will be planted in an informal
arrangement to appear as masses or clumps
of trees drifting down from the adjoining
slopes. Slope planting also will remain
informal (see Exhibit 15-B15C, Conceptual
Streetscape — Interior Private StreetsDrive
Aisles).
Entries
Careful consideration has been given to the
location and treatment of project entries.
Entries are intended to establish a highquality image for the City: from a City gateway feature, to landscaped streets street
scenes, to primary project entry, to secondary
project entries. The design intent is to create
a visual gateway as visitors arrive into the
City, and to create distinctive points of arrival
at the primary and secondary entry points to
the Specific Plan area. They The entries also
serve to reinforce the distinctive character of
the community at significant intersections.
Each entry setting is comprised of a
harmonious blend of construction features,
tenant signage and landscape treatment
which are compatible with the architectural
elements of the surrounding buildings.
Accent planting is featured at each entry,
highlighting the significance of the location.
A. City Gateway
One of the primary gateways to the City of
Corona will be at the project’s western
boundary. The landscape treatment along
Green River Road will create an attractive
and inviting entrance to the community.
Should the City decide to proceed with a City
Gateway entry feature or architectural
element. The use of materials that
complement the design intent of the Green
River Specific Plan should be considered.
Such features could include monuments,
pylons, walls, water, ledger stone, fountains,
arches, and a suggestion of arches and/or
special light treatment. The specific Gateway
design should be coordinated with the Green
River Ranch landscape program to ensure
compatibility. Additionally, the concept
should be developed in concert with the
City’s Public Works DepartmentParks and
Recreation Department, and be reviewed
through the Precise Plan review process of
the City of Corona Municipal Code.
GREEN RIVER RANCH
4-14
B. Major Entry Enhancement Project
Entries
The major primary project entry entries will
be located on both sides of Green River Road
at the signalized intersection with Street “B”.
The the central entrance at Street “A”.. Here
the major entry monumentation will
establishes the overall community identity.
The main entry monument will be reinforced
with a structured landscape of tree and shrubs
that is mirrored on both sides of the entry
drive. To further emphasize this entry the
main entry drive “Street A” will be lined at
regular intervals with a street used only for
this purpose. The major entry treatment can
be seen in Exhibit 16, Major Project Entry
Landscape Treatment., depicts the major
entry treatment.
C. Minor Entry Enhancement Project
Entries
Three minor project entries are planned
Project signage will also appear along Green
River Road: one will be located on at the
roadway’s intersections with Street “C”; one
at the entrance to Planning Area 2 (Mixed
Use designation); and one at the western
corner of the intersection with Fresno Road
and Dominguez Ranch Road. In addition,
another minor entry will be located along
Dominguez Ranch Road at Street “A”. These
entries will receive a landscape treatment
similar to like the major project entry,
however, on a in composition and structure
but smaller in scale. Exhibit 17, Minor
Project Entry Landscape Treatment, shows
this concept.
Source(s): Emerald Design (11-2020)
lml 11m Wffltw
GREEN RIVER RANCH
Exhibit 16
Major Project Entry Landscape Treatment
4-15
GREEN RIVER RANCH
V�
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CD MINOR ENTRY MONUMENT SIGN
@ SPECIMEN TREE
G) ACCENT TREE
@ MINOR ENTRY LANDSCAPE ENHANCEMENT
G) 5' SIDEWALK
Source(s): Emerald Design (11-2020)
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4-16
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Exhibit 17
Minor Project Entry Landscape Treatment
GREEN RIVER RANCH
4-17
D. Planning Area Entries
Entries into individual Business Industrial
Planning Areas are envisioned to include
enhanced landscaping at the entrance from
Street A the public collector roadway. Entry
into the Commercial-General Planning Area
is envisioned to also include enhanced
landscaping at Green River Road Exhibit 18,
Typical Planning Area Entry,, shows this
conceptual treatment.
E. Residential Area Entries
It is anticipated that the entrance into the
residential district of the Specific Plan will be
gated at the entrance to the residential private
streets from the public collector roadways the
extension of Street “A”. however, gating is
optional. Design features will include
decorative gateposts and side walls, accented
with flowering landscaping and shade trees.
See Exhibit 19, Typical Residential Area
Entry. reflects the vision for the entry into the
private community.
Conceptual Parking
Because of the hilly topography of the
Specific Plan and proposed terraced nature of
the project, parking will be visible not only
from the vehicular and pedestrian scale, but
also from an aerial perspective when viewed
from higher elevations and terraces. In order
to break up potentially large expanses of
parking lot to soften the visual impact of the
lot, to provide relief from heat buildup, and
to screen downward views of parking areas
from higher elevations, the following Design
Guidelines have been developed:
A. All parking lots and structures shall
comply with the standards enumerated in
Section 3.3, Development Standards, of
this Specific Plan.
B. Parking lots shall be screened from street
view by low planting (36” maximum), or
by a combination of planting and low
walls or earth berms.
C. The building mass of parking structures
(if any parking structures are provided)
shall be broken up by providing one tree
for every 15’ of parking structure building
length, excluding vehicular building
entrances.
D. Landscape islands at a minimum width of
6’, or tree planters at a minimum width of
3’, should be provided for double loaded
automobile parking aisles or stalls.
E. Landscape fingers, that are a minimum of
5’ in width (4’ plantable area with 6”
curbs at a minimum width of 4’, curb to
curb, shall be provided every 10 parking
spaces and at the ends of each parking
row. This requirement applies to
passenger vehicle parking areas.
Landscape fingers are not required in
truck and tractor trailer parking areas to
avoid interference with truck turning
movements, provided that the areas are
not visible from a street.. .
F. Parking lots shall include internal canopy
tree planting at a ratio of 1 tree for every
5 stalls, along with 1 tree for every
landscape finger. This requirement
applies to passenger vehicle parking
areas. Trees are not required internal to in
truck and tractor trailer parking areas to
avoid interference with truck turning
movements.
G. All trees planted within parking areas
shall be a minimum 15-gallon in size in
the interior of the parking area, and a
minimum of 24” box size along the
perimeter of parking area.
H. A minimum of 5’ setback from the
parking lot to the building face shall be
required. This area will be fully
landscaped unless used as a loading area.
I. Parking lots shall be lighted and designed
to ensure both vehicular and pedestrian
safety.
J. Shared access parking is encouraged
between different land uses.
GREEN RIVER RANCH
4-18
Exhibit 20, Typical Parking Lot, depicts
the typical parking lot landscape concept
as well as the shared access parking
concept.
GREEN RIVER RANCH
4-19
(Page intentionally blank)
GREEN RIVER RANCH
CD STREET TREE
0 ACCENTPAVING
G) SHRUBS AND GROUND COVER
Source(s): Emerald Design (11-2020)
E?!'II WrtM,_ Ell
4-20
Exhibit 18
Typical Planning Area Entry
GREEN RIVER RANCH
Q) THEME TREE
0 ACCENT TREE
G) OPTIONAL CONTROLLED ENTRY
8) SHRUBS AND GROUND COVER
G) DECORATIVE WALL
Source(s): Emerald Design (2020)
E?!'II WrtM,_ Ell
4-21
Exhibit 19
Typical Residential Area Entry
CD PARKING LOT TREE
0 TREE DIAMOND TYP.
G) TRASH ENCLOSURE TYP.
8) SHRUBS AND GROUND COVER
G) LANDSCAPE FINGERS
@ SECURITY FENCE
(j) SECURITY GATE
Source(s): Emerald Design (2020)
E?!'II WrtM,_ Ell
GREEN RIVER RANCH
5 Exhibit 20
Typical Parking Lot
4-22
GREEN RIVER RANCH
4-23
Wildland/ Urban Interface Zone
Buffer Edge Transition/Fuel Modification
The Green River Ranch Specific Plan
proposes a landscape transition along the
interface between concentrated urbanized the
built portion of the development and wild
land hillsides./slopes. A fuel modification
program has been incorporated into this
transition area to provide protection for onsite development occurring within hazardous fire areas. The fuel modification zone is
established along the alignment of Street “E”
the edge of the graded slope areas where they
interface with the wild land hillside. as shown
on See Exhibit 14, Conceptual Landscape
Plan. Existing flammable vegetation in the
fuel modification area, which is not
biologically sensitive, will be removed or
modified and replaced with drought-tolerant,
fire-retardant plants. (refer to Section 4.3.6,
Only plants from the Corona Fire
Department Fuel Modification Zone Plant
Palette, List can be used in this area. A select
plant pallet taken from this list is shown in
(Section 4.3.6.2, Recommended Plant List).
for the recommended plant palette). No
combustible construction or storage shall be
permitted within the fuel-modified area. An
easement will be established over the fuel
modification zone, and permanent markers
will be installed to clearly delineate the zone.
Continuous maintenance, including
irrigation, removal of flammable vegetation,
etc., shall be the responsibility of the future
Homeowners” Owners/ Manager or Tenant’s
Association and shall be performed twice a
year in accordance with the standards set
forth by the Corona Fire Department. Prior
to issuance of grading and building permits
within the non-residential Specific Plan area,
a more detailed Fuel Modification Plan and
Program will be submitted to the City for
review and approval by the Fire Marshal. The
Fuel Modification Plan must also be
approved by the Planning and Development
Department Community Development
Planning Department, Parks and Recreation
Department and Public Works Department.
A list of acceptable plant materials within the
fuel modification zones is provided at the end
of Section 4.3.6, Plant Palette. See Exhibit 21
which shows a Typical Fuel Modification
Zone hillside section. Exhibit 21, Typical
Fuel Mod Zone Section, depicts the following
fuel modification areas:
City of Corona Fire Zones:
The following section gives a basic
description of the guidelines for landscape
and vegetation maintenance around
structures for the purpose of fire protection.
For a full description of all design guidelines
in each zone contact the Corona Fire
Department for their Vegetation
Management Guidelines (951-736-2220).
A. Wet Zone: A minimum 50” wet zone, as
measured from the edge of the structure,
shall consist of irrigated landscaping.
Plant material selection, irrigation
system design, and landscape
maintenance shall address water
conservation practices and include
methods of erosion control to protect
against slope failure. Fire-retardant and
preferably drought-tolerant plant
materials are required in this zone to
reduce vegetation mass near the
development/wild land interface.
ZONE 1.
Setback Irrigated Zone: (0-50 Foot Distance)
- Level-ground, building foundation setback.
The purpose of the setback zone is to provide
a defensible space for fire suppression forces
and to protect structures from radiance heat
and convective heat. No combustible
construction shall be allowed within the 0-
50-foot setback zone (Zone 1). This zone is
to be located on a level grades area, at the top
or base of slope and immediately adjacent to
the protected development.
B. Dry Zone: A minimum 100” dry zone
shall be located adjacent to the wet zone,
GREEN RIVER RANCH
4-24
with thinning or removal of heavy
perennial brush required in this area.
Replanting may be required for erosion
and slope control, with spacing between
new planting, as well as remaining
plants, being limited to no closer than
18”-22” on center. Plants in this zone
shall be low fuel volume, fire-retardant
and drought-tolerant.
ZONE 2:
(50-100 Foot Distance)
This portion of fuel modification consists of
irrigated landscaping. The plans must
delineate that portion of the fuel modification
area that will be permanently irrigated. Plant
material selection, irrigation system design,
and the landscape maintenance management
plan shall sensitively address water
conservation practices and include methods
of erosion control to protect against slope
failure. All irrigation shall be kept a
minimum of 20 feet from the drip line of any
Quercus (Oak) species. These irrigated zones
are a minimum of 50 feet in width and may
be increased up to 100 feet as conditions
warrant. Zone 2 shall be cleared of all
combustible plant species, irrigated, and
planted with plants from the approved FireResistant Plant List. Exceptions to save desirable species may be submitted for
approval by the City on a site-specific basis.
As in Zone 1, combustible construction is not
allowed in Zone 2.:
Roadside Fuel Treatment:
All publicly accessible roads within the
Green River Ranch Specific Plan Area shall
be cleared of all combustible vegetation for a
minimum of 30-feet of each roadway and
landscaped per the criteria outlined in Zone
1. The purpose of this action is to enhance
evacuation safety due to a wildland fire
occurrence and for safe ingress by emergency
responders.
Manufactured Slopes Common Areas:
Any temporarily irrigated, irrigated, and
maintained slopes shall be planted with fire
resistant vegetation. Maintenance of these
manufactured slopes will be at the
responsibility of the Owner and/or Manager.
Long term maintenance of manufactured
slopes will meeting Fuel Modification Zone
2 criteria.
Zone Markers:
All exterior boundaries on the east side of
Planning Area 1 with Zone 2 abutting
wildland fuels shall be permanently marked
on the ground where it transitions to for the
purpose of guiding annual fuel treatment
maintenance and inspection operations.
ZONE 3/4:
(0-100 Foot Distance)
Zone 3 is 50 feet in depth and requires 50%
thinning and removal of all dead and dying
and undesirable species. Zone 4 is 50 feet in
depth and requires 30% thinning and removal
of all dead and dying growth and undesirable
species. Thinning zones are utilized to reduce
the fuel load of a wildland area adjacent to the
structure(s), thereby reducing the radiant and
convective heat of wildland fires. Thinning
zones are located adjacent to the irrigated
zone and can extend 100 feet or more into the
wildland areas. The percentage of vegetation
to be removed is determined by many factors,
including topography, exposure, and
vegetation type and density.
STRUCTU RE
Source(s): Emerald Design (11-2020)
E?!'II WrtM,_ Ell
GREEN RIVER RANCH
10· I MINI
CD
ZONE 1, LEVEL
IRRIGATED
(0'-50')
ZONE 2, IRRIGATED
(50' -100')
4-25
ZONE 3 - 50% THINNING
ZONE 4 - 30% THINNING
DEPENDING ON CONDITIONS
(0-l00 ' COMBINED ' )
Exhibit 21
Typical Fuel Modification Zone Section
GREEN RIVER RANCH
4-26
Plant Palette
A plant palette for Green River Ranch has been
developed based on the following criteria:
A. Appropriateness for Corona’s climate
B. Drought resistance
C. Fire resistance
D. Form considerations such as height, branching patterns, and density E. Maintenance
F. Aesthetic considerations such as flowering, fruiting and leaf color
4.3.6.1 Required Street Trees:
The following plant materials are required:
A. Green River Road Medians (Existing)
Botanical Name Common Name
Platanus acerifolia London Plane Tree
Botanical Name Common Name
Liquidambar stereocilia Festival - 36” box American Sweet Gum Jacaranda Jacaranda acutifoliate 36” box Cerci’s Canadensis 24” box - at nose of B. Green River Road Parkway
B. Green River Road
Botanical Name Common Name
Quercus agrifolia, 24” box Coast Live Oak
C. Street “A”
Botanical Name Common Name
Quercus engelmannii, 24” box Engelmann Oak
C. Green River Road – Behind Sidewalk
Botanical Name Common
Pinus canariensis 24” box Canary Island Pine
Pinus eldarica 24” box Afgan Pine
D. Street “A”
Botanical Name Common Name
Pistache chinensis 24” box Chinese Pistache
GREEN RIVER RANCH
4-27
E. Street “B”
Botanical Name Common Name
Gelditsia tricanthos “Shademaster” 24” box Honey Locust F. Street “C”
Botanical Name:
Gingko biloba (male) Autumn Gold 24
D. Additional Street Trees (Assign as needed)
Botanical Name Common Name
Lagerstroemia indica Crape Myrtle
Gleditsia tricanthos inermis, 24” box Thornless Honey Locust Pistache chinensis, 24” box Chinese Pistache
GREEN RIVER RANCH
4-28
4.3.6.2 Recommended Plant Materials:
The following landscape plant materials are a
selection taken from the Corona Fire
Department’s Vegetation Management
Guidelines and are recommended for this
project (including fuel modification areas).
Code Botanical Name Common Name Plant Form Water
Use
Grasses
o Leymus condensatus Giant Wild Rye Grass Low
? Muhlenbergia capillaris Hairy awn muhly Grass Low
Ground Covers
N Acacia redolens “Desert
Carpet”s 'Low Boy' Prostrate Acacia Ground Cover Low
X Achillea millefolium Common Yarrow Ground Cover Low
X Aeonium decorum Aeonium Ground Cover Low
N Aloe aristata Lace Aloe Ground Cover Low
N Aloe brevifolia Short-leaved Aloe Ground Cover Low
W Arctostaphylos ‘Pacific Mist Pacific Mist Manzanita Ground Cover Low W Arctostaphylos edmundsi Little Sur Manzanita Ground Cover Low Arctostaphylos edmundsi Big Sur Manzanita Ground Cover Low N Artemisia caucasica Caucasian Artesmisia Ground Cover Low X Baccharis pilularis var.
pilularis Twin Peaks #2’ Ground Cover Low
N Carissa macrocarpa Green Carpet Natal Plum Ground Cover/ Shrub Med
W Ceanothus griseus
horizontalis Yankee Point Ground Cover Med
N Correa pulchella Australian Fuscia Ground Cover Low
W Cotoneaster congestus
‘Likiang’ Likiang Cotoneaster Ground Cover/Vine Med
X Lampranthus spectabilis Rose Trailing Ice Plant Ground Cover Low X Malephora Lutea Rockey Point Ice Plant Ground Cover Low W Myoporum parvilfolium
'Putah Creek' Putah Creek Myoporum Ground Cover Low
X Lampranthus spectabilis
'Rose' Rose Trailing Ice Plant Ground Cover Low
W Salvia sonomensis Creeping Sage Ground Cover Low
?
GREEN RIVER RANCH
4-29
Code Botanical Name Common Name Plant Form Water
Use
X Sedum acre Goldmoss Sedum Ground Cover Low
X Sedum album Green Stonecrop Ground Cover Low
X Sedum confusum no common name Ground Cover Low
X Sedum lineare no common name Ground Cover Low
X Sedum x rubrotinctum Pork and Beans Ground Cover Low
X Senecio serpens Blue Chalksticks Ground Cover Low
Perennials
W Anigozanthus flavidus Kangaroo Paw Perennial/accent Low X Artemisia pycnocephala Beach Sagewort Perennial Low
W Hesperaloe parviflora Red Yucca Perennial Low
W Strelitzia nicolai Giant Bird of Paradise Perennial Med W Strelitzia reginae Bird of Paradise Perennial Med
Shrubs
W Abelia x grandiflora Glossy Abelia Shrub Med
N Aloe arborescens Tree Aloe Shrub Low
W Arbutus unedo 'Compacta" Dwarf Strawberry Tree Tree Low o Arctostaphylos glandulosa
ssp.
Eastwood Manzanita Shrub Low
N n Bougainvillea spectabilis Bougainvillea Shrub Low
? Callistemon 'Little John' Little John Bottlebrush Shrub Low W Cercis occidentalis Western Redbud Shrub/Tree Low
W Cistus hybridus White Rockrose Shrub Low
W Cistus x purpureus Orchid Rockrose Shrub Low
W Cotoneaster buxifolius no common name Shrub Med
W Cotoneaster aprneyi no common name Shrub Med
X Crassula ovata Jade Plant Shrub Low
o Dendromecon rigida Bush Poppy Shrub Very
Low
N Dodonaea viscosa Hopseed Bush Shrub Med
W Elaeagnus pungens Silverberry Shrub Low
o Eriodictyon crassifolium Thick Leaf Yerba Santa Shrub Very Low
N Feijoa sellowiana Pineapple Guava Shrub/Tree Med
GREEN RIVER RANCH
4-30
Code Botanical Name Common Name Plant Form Water
Use
W Galvezia speciosa Bush Snapdragon Shrub Low
W Garrya ellipta Silktassel Shrub Med
o n Heteromeles arbutifolia Toyon Shrub Low
W Lantana montevidensis Trailing Lantana Shrub Low
W Leucophyllum frutescens Texas Ranger Shrub Low
X Limonium perezii Sea Lavender Shrub Med
W Melaleuca nesophila Pink Melaleuca Shrub Low
N Nolina recurvata Bottle Palm Shrub Low
Nolina Species Mexican Grasstree Shrub Low
? Olea europaea 'Little Ollie' Dwarf Olive Shrub Low
X Portulacaria afra Elephant’s Food Shrub Low
N Punica granatum Pomegranate Shrub/Tree Low
X Prunus caroliniana Carolina Cherry Laurel Shrub/Tree Med o Prunus ilicifolia ssp. Ilicifolia Holly Leafed Cherry Shrub Low X Prunus lyonii Catalina Cherry Shrub/Tree Low
o n * Quercus berberdifolia California Scrub Oak
Shrub Shrub Low
o n * Quercus dumosa Coastal Scrub Oak Shrub Low
o Rhamnus californica California Coffee Berry Shrub Low N Rhaphiolepis species Indian Hawthorne Shrub Med
0 Rhus integrifolia Lemonade Berry Shrub Low
o n Rhus ovata Sugar bush Shrub Low
o Ribes speciosum Fuschia Flowering
Gooseberry Shrub Med
W Tecoma stans (Stenolobium
stans) Yellow Bells Shrub Low
N Trachelospermum
jasminoides Star Jasmine Shrub Med
o Trichosstems lanatum Woolly Blue Curls Shrub Low
W Westringia fruticosa no common name Shrub Low
W Xylosma congestum Shiny Xylosma Shrub Med
X Yucca Species Yucca Shrub Low
o Yucca whipplei Yucca Shrub Low
?
GREEN RIVER RANCH
4-31
Code Botanical Name Common Name Plant Form Water
Use
Succulents
W Agave americana Century Plant Succulent Low
W Agave attenuata Foxtail Agave Succulent Low
W Agave parryi Artichoke agave Succulent Low
W Agave shawii Shaw’s Agave Succulent Low
N Aloe arborescens Torch Aloe Succulent Low
W Aloe Vera Medicinal Aloe Succulent Low
o * Opuntia littoralis Prickly Pear Succulent Very
Low
o * Opuntia oricola Oracle Cactus Succulent Very
Low
o * Opuntia prolifera Coast Cholla Succulent Very
Low
Trees
W Arbutus unedo Strawberry Tree Tree Low
? Cercis canadensis 'Forest
Pansy' Forest Pansy Redbud Tree Med
W Cercis occidentalis Western Redbud Shrub/Tree Low
W Citrus species Citrus Tree Med
N Eriobotrya japonica Loquat Tree Med
N Feijoa sellowiana Pineapple Guava Shrub/Tree Med
W Ginkgo biloba Maidenhair Tree Tree Med
? Gleditsia tricanthos inermis Thornless Honey Locust Tree Med ? Jacaranda mimosifolia Jacaranda Tree Med
W Lagerstroemia indica Crape Myrtle Tree Med
X Parkinsonia aculeata 'Desert
Museum'
Desert Museum Palo
Verde Tree Low
? Plaranus acerifolia London Plane Tree Tree Low
W Pistacia chinesis Chinese Pistache Tree Med
W Plantanus racemosa California Sycamore Tree Med
o Quercus agrifolia Coast Live Oak Tree Low
X Quercus engelmannii Engelmann Oak Tree Low
X Quercus suber Cork Oak Tree Low
N Rhus lancea African Sumac Tree Low
GREEN RIVER RANCH
4-32
Code Botanical Name Common Name Plant Form Water
Use
o Umbellularia californica California Laurel Tree Med
Vines
N Distinctis buccinatoria Blood-Red Trumpet Vine Vine/Climbing vine Med
o Vitis girdiana Desert Wild Grape Vine Low
Code Legend
X= Plant species prohibited in wet and dry FMZs adjacent to reserve lands. Acceptable on all other fuel modification locations and zones.
W= Plant species appropriate for use in wet FMZs adjacent to reserve lands. Acceptable in all other wet and irrigated dry (manufactured slopes) fuel modification locations and zones. o= Plant species native to Riverside County. Acceptable in all fuel modification wet and dry zones in all locations.
N= Plant species acceptable on a limited basis (maximum 30% of the area) in wet FMZs adjacent to reserve lands.
Acceptable on all other FMZs.
*= If locally collected.
**= Not native but can be used in all zones.
n= Plant species acceptable on a limited use basis. Refer to qualification requirements following plant palette. ?= Plant is not on fire list, requesting use for ornamental purposes A. Trees:
Ceratonia siliqua Carob
Cercidium floridum Blue Palo Verde
Cercidium microphyllum Ltl. Leaf Palo Verde
Erythea edulis Guadalupe Palm
Myoporum laetum N.C.N.
B. Shrubs:
Acacia ongerup Acacia
Achillea millefolium Common Yarrow
Achillea tomentosa Woolly Yarrow
Aloe arborescens Tree Aloe
Arctostaphylos hookeri Monterey Carpet
Atriplex canescens Saltbush
Atriplex cuneata Saltbush
A triplex Gardner Gardner’s Saltbush
Atriplex glauca Saltbush
Atriplex lentiformis brew Brewer Saltbush
Atriplex rhagodiodes Silver Saltbush
Ceanothus gloriosus Pt. Reyes
Ceanothus prostrates Squaw Carpet
Cerastium tomentasum Snow in Summer
GREEN RIVER RANCH
4-33
Cistus „Descanso Hybrid‟ Hybrid Rockrose
Cistus corbariensis White Rockrose
Cistus corsicus Rockrose
Cistus cyprius Rockrose
Cistus incanus Rockrose
Cistus ladanifer Crimson Spot Rockrose
Cistus Purpureus Purple Rockrose
Hedera canariensis Algerian Ivy
Helianthemum Sunrose
Nummularium N.C.N.
Heteromeles arbutifolia Toyon
Hypericum calycinum Aaron‟s Beard
Limonium perezii Sea Lavender
Lonicera japonica Hall‟s Honeysuckle
Lotus scoparius Deerweed
Myoporum debile N.C.N.
Myoporum insulare N.C.N.
Myoporum parvifolium var. Prostrata
Nerium oleander Oleander
Rosemarinus officinalis Dwarf Rosmary
Santolina chamaecyparisus Lavender Cotton
Sontolina virens Green Lavender Cotton
C. Ground Covers:
Acacia ongerup Acacia
Ajuga reptans Carpet Bugle
Aloe aristata N.C.N.
Arctostaphylos edmunsii Ltl. Sur Manzanita
Arctostaphylos uva-ursi Bearberry
Arctotheca calendula Cape Weed
Atriplex glauca N.C.N.
Antriplex semibaccata Creeping Saltbush
Baccharis piluaris Dwarf Coyote Bush
Carpobrotus edulis Hottentot Fig
Cerastium tomentasum Snow in Summer
Drosanthemum N.C.N.
Drosanthemum hispidum Rosea Iceplant
Gazania hybribs South African Daisy
Gazania uniflora Trailing Gazania
Hedera helix English Ivy
Lampranthus filicaulis Bush Iceplant
Lampranthus spectabilis Tailing Iceplant
Lippia canescens N.C.N.
Malephora crocea Croceum Iceplant
Malephora luteola Trailing Iceplant
Myoporum parvifolium var. Prostrata
Savia sonomensis Creeping Sage
Sedum album Green Stonecrop
Sedum confusum N.C.N.
Sedum lineare N.C.N.
Sedum rubrotinctum Brown Bean
GREEN RIVER RANCH
4-34
Teucrium chamaedrys Germander
Thymus serpyllum Mother of Thyme
Verbena peruviana Peruvian Verbena
Vinca major Periwinkle
Vinca minor Dwarf Running Myrtle
GREEN RIVER RANCH
4-35
Walls and Fences
Walls and fences shall comply with the
provisions of Section 17.70.060 of the Corona
Municipal Code, except as otherwise provided
for in Section 3.3.1.B 3.3, Development
Standards, of this Specific Plan. Where there
is a conflict or potential conflict between the
development standards contained in Section
17.70.60 of the Corona Municipal Code and
the standards contained in this Specific Plan,
the provisions of this Specific Plan shall take
precedence.
Sufficient slope planting within the Specific
Plan area will help screen nonresidential
development from the residential areas.
However, solid walls shall be required along
the west side of Street “A” and Dominguez
Ranch Road, to aid in screening nonresidential
development in the Specific Plan area from
vehicular traffic approaching the project from
the adjacent Sierra del Oro community. Walls
and fences shall be constructed of materials,
colors and textures which are harmonious with
architecture of the buildings in the Specific
Plan area. The following wall and fence
materials and styles are prohibited:
A. Barbed wire
B. Razor wire
C. Unplastered, unfinished, unfaced
standard precision block
D. Plywood or other flat surfaces which do
not have relief
E. Chain link in the General Commercial
land use designation except where may
be required by the Regional
Conservation Authority as a wildlife
barrier.
F. Wood
Walls and fences shall be designed to avoid
causing any sight distance problem for
pedestrians or vehicles.
Lighting
Lighting throughout the Specific Plan area
should be designed to emphasize community
amenities, provide continuity along roadway
corridors, and ensure the safety of residents,
tenants and users. Lighting within the Specific
Plan area shall comply with City ordinances to
provide standard exterior lighting. General
lighting criteria include the following:
A. The use of decorative lighting, such as
tree up lights and down lights, retail
signage lighting or building lighting, is
permitted.
B. Lighting such as bollards or step lights
are encouraged to enhance pedestrianoriented spaces.
C. Limit the amount and intensity of
lighting to what is necessary for safety
and security.
D. Lighting that is visible from adjacent
properties or roads shall be indirect or
incorporate full shield cut-offs.
E. Light standards along roadways should
be located at regular intervals along the
sides of the roadway.
F. Light standards will be of a consistent
scale, character, and color along the
complete length of Green River Road.
G. Streetlights should be consistent within
each planning area.
H. Parking lot lighting should not be
visible from beyond the property line of
development where feasible.
I. Parking lot fixtures should be no taller
than necessary to provide efficient
lighting of the area and in no case should
exceed 28’ in height, including the base.
In addition, all parking lot light fixtures
shall be hooded.
J. Fixture styles and colors should be
compatible with the architectural
elements of the site.
GREEN RIVER RANCH
4-36
K. High-use pedestrian areas, entrances to
public facilities, bus or transit stops and
other public areas should be illuminated
with pedestrian scale lights.
L. Up lighting should not be visible from
building pads at a higher elevation,
andelevation and should be designed not
to detrimentally affect views from
higher elevations looking downward.
M. Special holiday lighting should be
temporary in nature, not to exceed 2
months in duration (e.g. Christmas
lighting).
M.N. Lighting adjacent to Open Space areas
should be directed away, downwards,
and, downhill from natural open space
areas to minimize lighting impacts in
natural open space areas.
4.3.8.1 Commercial and Business Park
Industrial Parking Area Lighting
A lighting plan, prepared by a registered
electrical engineer providing horizontal footcandle values on a 10-foot by 10-foot grid will be required at the time of building grading
plan check. This plan shall confirm a
minimum maintained illumination of 1 footcandle in all general parking areas and 2 footcandles at entrances, intersections, and pedestrian crosswalks. Supporting
photometric test data shall be submitted with
this plan, with the candle power distribution
array for each luminary’s type specified. Low
pressure light sources are unacceptable. The
lighting plan shall be subject to the review and
approval of the Building Division Director of
Public Works. The use of rectilinear cut-off,
“shoe box”, luminaries are recommended.
4.4 Architectural Character
The purpose and intent of the architectural
guidelines for the Green River Ranch Specific
Plan area is to encourage design that will have
a distinct identity, while expressing a
thoughtful integration of building structures in
a quality, master- planned community. These
guidelines will provide the City of Corona
with the necessary assurances that this
community will develop in accordance with
quality and character proposed. To that end,
these guidelines provide guidance for all
future development within the Specific Plan
area.
The primary goal of the architectural
guidelines is to achieve a high-quality
environment comprised of a variety of
architectural styles that fit well together. There
will be no specific architectural style or type
other than the requirement that development
within Specific Plan area be consistent with
the following design guidelines. The
architectural guidelines are intended to convey
a feeling, or impression, rather than have a
particular design that stands out.
Nonresidential
The overall riding objective in the design of
the nonresidential area is to avoid static
blandness that is the result of limited detail,
accent, and color. A multitude of user types
are possible within the nonresidential zones.
To encourage compatibility while allowing for
individuality, the following design guidelines
are offered:
A. Nonresidential Building Massing
1.Variations in massing should include
changes in the vertical and horizontal
plane.
2.Long, large, solid walls unbroken in
relief form or design facing roadways
are not permitted, and should be broken
up through varied architectural design
and landscaping.
3.Horizontal masses for building
elevations should not exceed a heightwidth ratio of 1:6 without a substantial architectural element (e.g. tower, lattice,
etc.). See Exhibit 22, Nonresidential
Architectural Guidelines.
GREEN RIVER RANCH
4-37
4.The massing breaks and/or building
projections should relate to the overall
scale of the building.
5.Variation in materials, texture, color,
patterns, control joints, etc. consistent
with the overall architectural concept
should be used to break up building
mass. Details or elements which appear
added-on or arbitrary should not be
allowed.
B. Nonresidential Façade Articulation
1.An Aattractive appearance to all facades
should be provided through detailing,
especially at the base of buildings, along
cornices, eaves, parapets or ridge tops,
and around entries and windows.
Specific detail drawings of these
conditions may be requested as part of
development review.
2.All building elevations visible from a
public street shall be consistent in the
quality of materials, detailing and
design.
3.Timelessness of design is encouraged
through the use of form, light, shadow,
texture and color.
4.Appearance may also be enhanced
through the use of materials; expansion
joints and reveals.
5.Windows should be differentiated from
spandrel panels, and the ratio of glass to
spandrel should be balanced.
6.RRecessed and/or articulated windows,
spandrels and columns are encouraged.
7.Roll-up industrial doors directly facing
the street frontage shall not be allowed,
unless it can be shown they will be
screened from public view by
landscaping.
8. Glass boxes or monotonous facades
without a sense of scale are
discouraged. Arbitrary, decorative,
stylized or token efforts of architectural
elements are not acceptable.
Source(s/: PBR (2000/
ED Mttltw 11m
1 GREEN RIVER RANCH
2 3
PRIMARY BUii.DiNG ENTRIES SHOULD BE
HIGHLIGHTED THROUGH MASSING AND
CHANGE IN PARAPET HEIGHT OR ROOF
FORM
HORIZONTAL BUILDING MASSES SHOULD
NOT EXCEED A HEIGHT/WIDTH RA TIO OF 1 :6
WITHOUT AN ARCHITECTURAL MASSING
VARIATION
4 6
Exhibit 22
Non-Residential Architectural Guidelines
4-38
GREEN RIVER RANCH
4-39
C. Nonresidential Entry Design
1. Each project should have a pedestrianscaled building base that clearly identifies building entrances.
2. Building entries and windows are
encouraged to face streets and pedestrian
walkways.
3. Major building entries should be
emphasized and accentuated through
creative use of special design, materials,
texture and color.
4. Primary building entries should be
emphasized through the massing of the
building. Greater height can be used to
highlight and accentuate entries in the form
of corner tower elements, tall voids, or a
central massing meeting an entry plaza.
5. Variation in materials, textures, colors,
openings and recesses are encouraged.
6. Architectural elements such as arcades,
colonnades and covered walkways that
define and organize space at the ground
plane are encouraged.
7. Utility doors, access panels, fire doors,
loading docks, and other openings shall be
treated as part of the architectural
composition of buildings.
8. Architectural accent features at entries are
encouraged.
D. Nonresidential Roofs
1. The primary or predominant roof form
shall be flat
2. Other roof forms may be used in
combination with flat roofs to provide
emphasis and interest at significant points
in the building, such as at building entries.
3. Particular consideration shall be given to
color, materials, detailing and design of the
roofs.
4. Lighter color flat roofs are encouraged.
5. Mansard roof forms are discouraged.
6. Roof venting and other appurtenant
equipment must blend with the building
profile and otherwise be finished or
screened from view, including aerial views.
7. Roof flashing, rain gutters, drains,
downspouts, vents, etc. should match the
roof color or contrasting trim.
8. Roofs should appear free of all
communication devices. Roof-mounted
satellite dishes and un-camouflaged
antennas shall be located and treated in a
manner that either screens the facility from
view, or incorporates it into the
architectural design of the building.
E. Nonresidential Exterior Materials
1. The use of high-quality building materials
is encouraged.
2. Recommended materials include
masonry, sandblasted concrete, pre-cast
concrete, textured block, brick, granite,
marble, glass, wood, stucco and similar
materials.
3. Concrete blocks should also be avoided
unless mitigated through careful and
decorative design, texture and reveals.
4. Highly reflective mirrored glass is
prohibited.
5. Buildings with a predominantly metal
exterior are prohibited.
6. Materials and detailing should have
substantial and long-lasting appearance.
F. Nonresidential Colors
The color scheme for existing neighboring
buildings shall be considered during color
selection.
G. Nonresidential Auxiliary Structures
Equipment and Utilities
1. All roof-mounted mechanical equipment
shall be screened on all sides, including
the top of the equipment.
2. Mechanical screens and penthouses shall
be integrated with the building design and
GREEN RIVER RANCH
4-40
facade, and shall be constructed of similar
or compatible materials and colors.
3. All ground-mounted mechanical
equipment, including heating and air
conditioning units and trash receptacle
areas, shall be completely screened by a
wall, landscaping or other appropriate
screening devices, or shall be wholly
enclosed within the building.
4. Sound attenuation of motor operations is
required.
5. Screening materials shall blend with the
building materials and design, and any
landscaping within the vicinity.
6. Exterior storage of equipment, supplies,
refuse, garbage, junk or their receptacles
shall be prohibited.
7. All exterior storage, trash receptacles and
dumpsters shall be screened by
landscaping, fencing or walls, in
accordance with the standards described
previously.
8. No mechanical equipment shall be
exposed on the wall surface of a building.
Vents, louvers, exposed flashing, tanks,
stacks, overhead doors, rolling and “man”
service doors shall be painted consistent
with the color scheme of the building.
8.9.All utilities and utility connections shall
be placed underground in accordance with
the City of Corona, Public Utilities
Commission, and local utility company
standards.
9.10. Transformer, terminal boxes and
pads, meter cabinets, pedestals, ducts, and
other facilities may be placed above
ground, provided that they are screened
with landscaping or other appropriate
screen devices.
10.11. All utility connections shall be
designed to coordinate with the
architectural elements of the site so as not
to be exposed except where necessary.
Residential
The hillside residential development shall be
rural in character with a strong relationship to
its natural setting. Incorporation of the
following elements into the design of new
buildings is recommended.
A. Residential Building Massing
1. One-and two-story buildings in muted
colors are permitted.
2. Where appropriate, building forms should
be “stepped” to conform to site
topography.
3. Strong shade and shadow patterns are
recommended to create variation of planes
in building elevations.
4. Exposed pole or column foundations on
the downhill side of a lot are prohibited.
Concrete foundations on the exposed,
downhill sides of lots must be constructed
with finished materials to match the upper
levels of the building.
5. Building massing should be articulated
and complex to the extent practical.
6. Building mass should be broken up when
viewed from streets though varied exterior
building wall alignment and landscaping.
7. Each residence shall have a minimum of
an enclosed two-car garage with garage
door.
B. Residential Roofs
1. The predominant roofline should not be in
opposition to the general slope of the land.
2. Rooftop terraces at low stories, verandas,
balconies, decks, or other defined outdoor
spaces are encouraged.
3. Rooftop solar water tanks are prohibited.
4. Roofing materials shall be concrete,
cement or other fire-resistant materials.
5. Class A rooting materials are required
accordance with the City of Corona
Municipal Code.
GREEN RIVER RANCH
4-41
6. Fiberglass or metal roofing is not allowed
for the primary residence, but metal
roofing may be permitted for accessory
structures such as sheds and barns.
7. Long, straight rooflines should be
avoided.
8. Flat roofs are discouraged except when
used in conjunction with a gable or hip
roof.
9. Flat roofs for terrace cover, trellises or
similar structures are acceptable if
designed as an architectural extension of
the house.
10. Steep mansard and gambrel roofs are
prohibited.
11. Roofs, building materials and colors of
garages should be designed to reflect the
character of the primary residence.
12. Skylights and roof-mounted solar panels
should be designed as an integral part of
the roof and shall be parallel to the roof
plane.
13. Covered doorways are encouraged.
C. Residential Exterior Materials
1. Exterior building materials shall be woodlike siding, brick, stone, cement, stucco or plaster.
2. All structures located within 200‟ of a
wild land area shall be constructed with
one-hour fire protected eaves.
3. Because the site’s proximity to wild lands
and exposure to fire hazards, wood
exterior siding is discouraged, and wood
patio covers and decks in the residential
areas should be limited.
4. The following exterior finish materials are
prohibited:
a) plywood
b) plastic or vinyl materials, unless they
have been textured and designed to
appear as wood or other natural
materials.
c) particle board
d) metal, aside from window frames,
garage doors, and wrought iron
fencing
5. Natural wood or wood-like details and
trim are encouraged.
6. Stone, rock, brick or similar are
encouraged for accent and trim. window
glass should be clear.
7. Concrete, brick, stone, tile or similar
paving materials are permitted for parking
and driveways.
8. Bare metallic surfaces (vents, pipes,
gutters, flashing, etc.) should be painted to
match the adjacent surface or covered
from view.
9. Skylights with highly reflective surfaces
are not allowed.
D. Residential Colors
1. Generally, roof colors should be darker
than exterior building walls.
2. For larger building surfaces (excluding
trim), colors should be muted and lighter
in value. Muted colors should contain a
mix of complementary colors that result in
off-whites, tans and other “softer colors.”
3. Lighter colors should have a value
equivalent to 30% or less on a gray scale.
4. Accent colors may include brighter and
darker colors.
5. Residential building materials and color
schemes should be muted and blend with
the predominant colors and values of the
surrounding landscape.
E. Residential Accessory Structures and
Equipment
1. All air conditioning/heating equipment,
soft water tanks, gas and electric meters,
pool, spa and fountain equipment
associated with single family residential
units must be screened from public view.
GREEN RIVER RANCH
4-42
2. Sound attenuation of motor operation
(pool pumps, air conditioning, etc.) is
required.
3. Antennas and satellite dishes shall be
screened from view from other residential
properties within the Specific Plan area.
4. Skylights and roof-mounted solar panels,
to the greatest extent possible, shall be
located away from the views of neighbors
and roadways.
5. Screening materials shall blend with the
building materials and design, and any
landscaping within the vicinity.
6. Exterior storage of accessory motor
vehicles, motor homes, RVs, trailers,
boats, personal watercraft or similar
vehicles shall be prohibited unless
screened appropriately from the view of
other residential properties within the
Specific Plan area. If permitted through
the Development Standards enumerated in
Chapter 4.0, display of a reasonable
amount of said vehicles shall be permitted
so long as setbacks are observed.
7. All utilities and utility connections shall
be placed underground in accordance with
the City of Corona, Public Utilities
Commission and local utility company
standards.
8. Transformer, terminal boxes and pads,
meter cabinets, pedestals, ducts, and other
facilities may be placed above ground,
provided that they are screened with
landscaping or other appropriate screen
devices.
9. All utility connections shall be designed to
coordinate with the architectural elements
of the site so as not to be exposed except
where necessary.
GREEN RIVER RANCH
5-1
5.0 IMPLEMENTATION
5.1 Introduction
The Green River Ranch Specific Plan serves
both a planning function and regulatory
function. It is a vehicle by which the General
Plan is implemented with regards to the Green
River Ranch property. The Specific Plan
contains all applicable land use regulations
and will thus constitute the zoning for all of
Green River Ranch. In addition, general
administration rules are specified to properly
relate the Specific Plan to the provisions
within the Corona Municipal Code.
Implementation of the proposed land uses
shall be through approved Subdivision Map
Act procedures, Precise Plans, and Site
Development Plan Review. A Precise Plan
approval is required for all the land uses within
the Green River Ranch Specific Plan, except
for the residential land use designations, and
uses requiring a Conditional Use Permit
(CUP). A CUP application will satisfy the
Precise Plan requirement. A plan of services
and master plan studies for streets, sewer,
water and storm drain are essential for
adequately assessing specific infrastructure
needs.
5.2 Phasing
Construction phasing of all water and sewer
and storm drain facilities is contingent upon
the approval of the required master plan
studies. Therefore, all phasing of this
infrastructure is conceptual.
Implementation of the Green River Ranch
Specific Plan will require improvements to
traffic/circulation, drainages, water and sewer
within the project area as well as the vicinity.
Development is anticipated to occur in four
three phases as shown on Exhibit 23,
Conceptual Phasing Plan, to ensure that
adequate infrastructure and municipal services
are in
place prior to issuance of a certificate of
occupancy by the City. This phasing concept
plan does not establish a required sequence of
development for the project and is not
intended to dictate time sequential
development. Instead, the Conceptual Phasing
Plan depicts the current estimate of the most
likely phasing scenario. Concurrent
development within Phases 1, 2 and 3 may
occur depending upon site availability,
construction logistics and market conditions.
It is anticipated that Phase 1 will proceed first.
immediately upon approval of the project.
Phase 2, and possibly Phase 3, construction
will begin approximately six months
thereafter. Grading of Phases 1, 2 and 3 will
occur in two stages – initial rough grading to
define the general planning area pads, and
precise grading to refine individual sitespecific pads. Partial grading of the residential area (Planning Area 56) may occur in Phase
2concurrent with non-residential development
areas in order to balance the earthwork on-site.
While Phases1, 2 and 3 will be completed
within three to five years after start of
construction Phase 4 will not be contemplated
until after the year 2003. Since this Pphase 3,
the Estate Residential area may remain
undeveloped for some time, a detailed layout
for the area will be submitted at a later date.
Due to the fact that project construction may
not occur in the same sequence as depicted on
the Conceptual Phasing Plan, the following
three scenarios, each presenting a different
phasing sequence, have been provided herein
to clearly define the extent and location of
street and infrastructure improvements
associated with each development phase under
that particular scenario.
A. Primary Scenario – Scenario APhasing
Requirements
Under the Primary Scenario, pProject
construction will follow the order of sequence
as depicted on the Conceptual Phasing Plan.
GREEN RIVER RANCH
5-3
Street and infrastructure improvements will
include the following:
1. Phase 1: Planning Areas 3,4 and 5
b. (Commercial-General and
Hotel/Mixed Use/ Office land uses)
1, 2, and 3 (Mixed Use)Business
Park Industrial
a. Street Improvements:
1) Green River Road from Dominguez
Ranch Road to east property line of
PA7: Construct full curb-to-curb
improvements, including curb and
gutter, raised median and street lights
on both sides of street. Defer
sidewalk construction until Phases 2
and 3.Green River Road from
Dominguez Ranch Road to Street
“A” Project entrance: Construct
Green River Road widening along the
southerly right-of-way including curb
and gutter, parkway and trail
improvements. Construct widened
bike lane and re-stripe southerly lanes
to accommodate a three-lane,
eastbound lane configuration.
1) Green River Road from east
property line of PA7 to Caltrans
ROW: Construct full right-of-way
improvements on the south side only,
with A/C berm on the north side along
PA7 frontage. Construct raised
median and streetlights on the south
side, as well as sidewalk the south side
from Street “B” to the freeway offramps. Install traffic signal at Street “B” and eastbound and westbound
freeway off-ramps. Defer
construction north side sidewalk, curb
and gutter and landscaping until Phase
3. Pay fair share fee for 92 Freeway
bridge widening.
2) Green River Road from Street “A”
intersection to Fresno Road:
Construct right-of-way improvements
on the south side consisting of a
dedicated right turn lane onto Street
“A”, a bike lane, a reconfiguration of
the existing median to remove the left
turn lane onto Fresno Road, and the
associated parkway curb, gutter,
sidewalk, and landscaping
improvements.. Construct an
extended dedicated right-turn lane
beginning at the end of the existing
right-turn lane and extending the lane
to begin at the future PA 4 curb return.
Construct concrete curb along the
northerly new dedicated right turn
lane. Defer construction north side
sidewalk, curb and gutter and
landscaping until Phase 4.
3) Street “A”: Street “A” is a private
street and will be constructed to full
width along with the initial
developing of the project.
4) Fresno Road: Resurface existing
pavement of Fresno Road.
2)
3) Street “B”: Construct full
right-of- way improvements,
including street lights, sidewalk on the
west side only. Defer east side
sidewalk and landscaping until Phase
2. 4) Street “C”: Construct full
right-of- way improvements,
including street lights and sidewalks.
5) Street “D”: Construct full
right-of- way improvements,
including street lights, sidewalk on the
north side only from Street “B” to
Street “C”. Construct temporary culde-sac at the west side of Street “C”.
Defer sidewalk and landscaping on
the
GREEN RIVER RANCH
5-4
south side and balance of Street “D”
to Phase 2.
b. Water Improvements: Construct
water line in Green River Road from
the existing 16” waterline to Fresno
Road southerly right-of-way along
with appropriate hydrant locations.
Construct lateral connections from
existing waterline near Dominguez
Ranch Road for future onsite looping.
Construct lateral connections
immediately west of Street “A”
intersection. Construct waterline
within Street ”A” to southerly
terminus. Construct connection
laterals to PA 4. Construct Zone 2
pipeline within PA3 from a
connection point in Dominguez
Ranch Road to Street “A”.
Constructed a Zone 2 pressure
reducing station at the terminus of
Street “A” connecting Zone 2 to Zone
1. Construct water lines in Green
River Road from Dominguez Ranch
Road to Street “C” and in Streets “B”,
“C” and “D” and provide looped
system across future Street “E” with
connection to Dominguez Ranch
Road.
b.
c. Sewer Improvements: Construct offsite sewer main connection to City of Corona sewer manhole within the
easterly commercial/retail center near
the entrance off Dominguez Ranch
Road. Construct sewer line across
Dominguez Ranch Road to project
entrance/EVA. Construct off-site
sewer main to the existing City of
Corona lift station at Green River
Road and Palisades Drive. Construct
lift station to pump from Dominguez
Ranch Road to Palisades Drive.
Upgrade the existing lift station as
needed to accomplish increased
flows. Construct sewer mains in
Green River Road and Streets “B” and
“C”.
d. Storm Drain Improvements:
1) Construct southerly manufactured
slopes and associated slope drainage
facilities. Construct four (4) debrisdetention basins to capture drainage from southerly hills of PA’s 5 and 6.
Construct the required basin access.
Construct storm drain pipeline within
Street “A” from westerly
manufactured slopes to the existing
48-inch storm drain at Green River
Road for drainage conveyance of PA
1. Construct storm drain pipelines
from westerly three (3) debris basins
through PA’s 2 and 3 to the existing
48-inch storm drain connection at
Green River Road.
2) Modify existing catch basin within
Green River Road center median and
connect to existing 36-inch storm
drain.
1)Extend existing box culvert in
Green River Road for road widening
and construct portions of storm drain
lines in Green River Road from
Dominguez Ranch Road to Street
“B”. Construct temporary
debris/retention basin to channel and
control existing natural drainage into
extended box culvert.
2)Construct portion of storm drain
line in Street “B” and portion of storm
drain line in Street “C” with
temporary basins in PA1 to ensure
that these lines do not exceed the
nature flow currently reaching PA7.
2. Planning Areas 1 and 2 (Mixed Use
land uses)3 (Commercial-General)
a. a. Street Improvements:
1) Green River Road along property
frontage: Construct sidewalk and
parkway landscaping on the north
GREEN RIVER RANCH
5-5
side. Modify existing median to
incorporate an eastbound west turn
pocket.
2) Street “A” Intersection: Modify signal
to accommodate turning movements
into PA 4. Construct curb returns at
PA entrance and an appropriate
extension of the existing dedicated
right turn lane through the
intersection.
1) River Road from Dominguez Ranch
Road to Street “B”: Construct
sidewalk and landscaping on the south
side.
2) Street “A”: Construct full curb-tocurb improvements, including street lights, sidewalk and landscaping of
both sides of the street.
3) Street “B”: Construct sidewalk and
landscaping on the east side.
4) Street “D”: Construct sidewalk and
landscaping on the north side and
balance of Street “D” west of Street
“C”.
5) Street “E”: Construct 24-foot wide
maintenance road with two 6-foot
shoulders.
a.b. Water Improvements: Construct
water main in Street “A” and in Street
“D” west of Street “C” to Street “A”
connection. Connect to Phase 1 water
line lateral connections and construct
appropriate waterline services within
PA 4.
b.c. Sewer Improvements: Construct
appropriately sized lift station on site.
Construct force main across Green
River Road to a receiving gravity
sewer manhole within PA 2. Modify
receiving manhole for force main
connection. Construct sewer in Street
“A” and Dominguez Ranch Road to
join Phase 1 sewer in Green River
Road. Construct sewer in Street “D”
west of Street “C”. If Phase 1 is
permitted to make an interim
connection to the SARI line, then the
off-site line and lift station in Green
River Road from Dominguez Ranch
Road to Palisades Drive will be
constructed.
d. Storm Drain Improvements: Extend
existing, westerly 48-inch storm drain
through PA 4 development pad and
construct outlet with appropriate
energy dissipation near the northerly
property line.
c.
Construct east storm drain line in
Street “A” and Dominguez Ranch
Road to join storm drain constructed
in Green River Road in Phase 1.
1) Construct center storm drain line
through PA1 to join storm drain in
Street “B”.
2) Construct storm drain line in
Streets “D” and “E” and join
storm drain in Street “C”.
3) Construct all necessary
permanent debris basins and
remove all temporary basins.
3. Phase 3 Planning Area 7 5 (Mixed
Use land useEstate Residential)
3. a. Street Improvements:
1) Street “A”: Construct revised
intersection at PA 5 entrance and the
terminus of Street “A” adjacent to
PA’s 1 and 3. Modify Street “A”
signal as required by traffic analysis.
1) Green River Road from Dominguez
Ranch Road to east property line of
PA7: Construct full sidewalk and
landscaping on north side from
Dominguez Ranch Road to east
property line of PA7.
GREEN RIVER RANCH
5-6
2) Green River Road from the east
property line of PA7 to Caltrans
ROW: Construct curb and gutter,
street lights and sidewalk on the
north side along PA7 frontage.
Modify traffic signal at Street “B”
and at the freeway off-ramps.
b. Water Improvements: Construct a
Zone 2 parallel waterline through PA
3 from Street “A” to a connection
point in Dominguez Ranch Road.
Modify as needed the existing
pressure reducing station onsite. All
water mains to serve PA7 are
constructed in earlier phases.
c. Sewer Improvements: Connect PA 5
sewer pipeline to pipeline within PA
1. ll sewer mains to serve PA7 are
constructed in earlier phases.
d. Storm Drain Improvements: Reconstruct manufactured slopes and westerly debris basin to maintain
capacity and consistent convenance of
storm flows. Re-construct storm drain
from westerly debris basin and size to
maintain existing design storm flows.
d. Drain Improvements:
Complete the storm drain line from
Green River Road and Street “C” to
the north property line and connect to
the existing drain at the BN&SF RR.
4. Phase 4: Planning Area 6 (Estate
Residential land uses )
a. Street Improvements: Widen Street
“E” to City of Corona private street
standard and construct missing
improvements.
b. Sewer Improvements: Construct
sewer mains in Street “E” as needed
to serve the residential lots.
c. Storm Drain Improvements: All storm
drains and basins required for the
project are constructed in earlier
phases. Any additional drainage
facilities will be determined at the
time of development of the residential
units.
B. Alternate Scenario – Scenario B
Project construction under this scenario will
occur in the following sequence: Phase 2,
Phase 1, Phase 3, and Phase 4.
1) Phase 2: Planning Areas 1 and 2 (Mixed Use
land uses)
a. Street Improvements:
1) Construct full curb-to-curb improvements,
including raised median and sidewalk, and
street lights on south side. Defer north side
sidewalk and streetlights to Phase 3.
2) Construct curb and gutter on south side only,
with A/C berm on the north side along PA7
frontage. Construct raised median and
streetlights on the south side and sidewalk on
the south side from Street “B” to the freeway
off-ramps. Install traffic signal at Street “B”
and the freeway off-ramps. Defer north side
sidewalk and streetlights to Phase 3.
3) Construct full curb-to- curb improvements
including streetlights and sidewalk on both
sides of street.
4) Construct full curb-to- curb improvements,
including streetlights, and sidewalk on east
side only. Defer west side sidewalk to Phase
1. 5) Construct full curb-to- curb improvements
including streetlights. Defer all sidewalks to
Phase 1.
6) Construct full curb-to- curb improvements
including streetlights, sidewalk on south only.
Defer north sidewalk to Phase 1.
7) Construct 18-foot wide maintenance road with
two 6-foot shoulders.
b. Water Improvements: Construct water lines in
Green River Road from Dominguez Ranch
Road to Street “C” and Streets “B”, “C” and
“D” to provide a looped water system.
Construct water main in Street “A”.
GREEN RIVER RANCH
5-7
c. Sewer Improvements: Construct off-site
sewer main to existing City of Corona lift
station at Green River Road and Palisades
Drive. Construct lift station to pump from
Dominguez Ranch Road to Palisades Drive.
Upgrade existing lift station as needed to
handle increased flows. Construct sewers in
Green River Road, Streets “B” and “C”, and
portion of Street “D”. Construct sewer in
Street “A” and Dominguez Ranch Road to join
sewer in Green River Road.
1) Extend existing box culvert in Green River
Road for road widening and construct the
portions of storm drain lines in Green River
Road from Dominguez Ranch Road to Street
“B”. Construct east storm drain line in Street
“A” and Dominguez Ranch Road to join storm
drain constructed in Green River Road.
2) Construct center storm drain line through PA1
and connect to storm drain in Street “B”.
3) Construct storm drain line in Street “B” and
storm drain line in Streets “C” and “D” with
temporary basins in PA5 to ensure that these
lines do not exceed the nature flow currently
reaching PA7.
4)1) Construct all permanent debris basins.
2) Phase 1: Planning Areas 3, 4 and 5
(Commercial-General and Hotel/Mixed
Use/Office land uses)
a. Street Improvements:
1) : Construct sidewalk on south side.
2) Construct west side sidewalk.
3) Construct sidewalk on both sides.
4) Construct south side sidewalk.
b. Water Improvements: All water mains needed
are constructed with Phase 2
c. Sewer Improvements: All sewer mains needed
are constructed with Phase 2.
d. Storm Drain Improvements: All storm drains
needed are constructed with Phase 2.
3) Phase 3: Planning Area 7 (Mixed Use land
uses)
a. Street Improvements:
1) Construct north side sidewalk and streetlights.
2) : Construct curb and gutter, streetlights and
sidewalk on north side along PA7 frontage.
Modify traffic signal at Street “B” and at the
freeway off-ramps.
b. Water Improvements: All water mains to serve
PA7 are constructed in earlier phases.
c.a. Sewer Improvements: All sewer mains to
serve PA7 ae constructed in earlier phases.
d. Storm Drain Improvements: Complete storm
drain line from Green River Road and Street
“C” to the north property line and connect to
the existing drain at the BN&SF RR.
4) Phase4: Planning Area 6 (Estate
Residential land uses)
a. Street Improvements: Widen Street “E” to
City of Corona private street standard and
construct missing improvements.
b. Water Improvements: Construct water main in
Street “E” from Street “A” to Street “D” to
provide water system loop.
c. Sewer Improvements: All sewer mains to
serve PA7 are constructed in earlier phases.
d. Storm Drain Improvements:
1) All storm drains and basins required for the
project are constructed in earlier phases.
2) Any additional drainage facilities will be
determined at the time of development of the
residential units.
C. Alternate Scenario – Scenario C
Under this scenario, project construction will
occur in the following sequence: Phase 3,
Phase 1, Phase 2, and Phase 4.
1. Phase 3: Planning Area 7 (Mixed
Use land uses)
a. Street Improvements:
1) Construct full curb-to-curb improvements
GREEN RIVER RANCH
5-8
including raised median, sidewalk on north
side and street lights. Defer south side
sidewalk construction until Phase 2.
2) : Construct full curb-to-curb improvements
including raised median, sidewalk on north
side and street lights. Defer south side
sidewalk construction until Phase 1. Install
traffic signals at Street “B” and the freeway
off-ramps.
b. Water Improvements: Construct water lines in
Green River Road from Dominguez Ranch
Road to Street “C”.
c. Sewer Improvements:
1) Construct off-site sewer main to existing City
of Corona lift station at Green River Road and
Palisades Drive. Construct lift station to pump
from Dominguez Ranch Road lines to
Palisades Drive.
2) Upgrade existing lift station as needed to
handle increased flows
d. Storm Drain Improvements: Extend existing
box culvert in Green River Road for road
widening and construct portions of storm drain
lines in Green River Road from Dominguez
Ranch Road to Street “B”. Construct
temporary debris/retention basin to channel
and control existing natural drainage into
extended box culvert. Construct the storm
drain line from Green River Road and Street
“C” to the north property line and connect to
the existing drain at the BN&SF RR.
2. Phase 1: Planning Areas 3, 4 and 5
(Commercial-General and Hotel/Mixed
Use/Office land uses)
a. Street Improvements:
1) Construct sidewalk on south side along
PA2 and PA3 frontage. Modify traffic
signal at Street “B” and Green River Road.
2) Construct full curb-to- curb improvements
including street lights and sidewalk on west
side only. Defer east side sidewalk to Phase 2.
3) Construct full curb-to- curb improvements
including street lights and sidewalks.
4) Construct full curb-to- curb improvements
including street lights, sidewalk on north only
from Street “B” to Street “C”. Construct
temporary cul-de-sac at west side of Street
“C”. Defer south sidewalk and balance of
Street “D” to Phase 2.
b. Water Improvements: Construct water lines in
Streets “B”, “C” and “D”, and provide looped
system across future Street “E” with
connection to Dominguez Ranch Road.
c. Sewer Improvements:
1) Construct off-site sewer main to existing City
of Corona lift station at Green River Road and
Palisades Drive. Construct lift station to pump
from Dominguez Ranch Road to Palisades
Drive if alternate connection to the SARI line
was approved and utilized in Phase 3.
2) Construct sewers in Streets “B” and “C”.
d. Storm Drain Improvements: Construct portion
of storm drain line in Street “B” and portion of
storm drain line in Street “C”, with temporary
basins in PA1 to ensure that these lines do not
exceed the nature flow currently reaching
PA7.
3. Phase 2: Planning Areas 1 and 2 (Mixed
Use land uses)
a. Street Improvements:
1) Construct sidewalk and streetlights on south
side
2) Construct full curb-to- curb improvements
including street lights and sidewalk on both
sides of street.
3) Construct east side sidewalk.
4) Construct north side sidewalk and balance of
Street “D” west of Street “C”.
GREEN RIVER RANCH
5-9
5) Construct 18-foot wide maintenance road with
two 6-foot shoulders.
b. Water Improvements: Construct water main in
Street “A” and in Street “D” west of Street
“C”.
c. Sewer Improvements: Construct sewer
Dominguez Ranch Road to join Phase 3 sewer
in Green River Road.
d. Storm Drain Improvements:
1) Construct east storm drain line 3 in Street “A”
and Dominguez Ranch Road to join storm
drain constructed in Green River Road with
Phase 3.
2) Construct center storm drain line through PA1
to join storm drain in Street “B” and construct
storm drain line in Streets “E” and “D” to join
line in Street “C”.
3) Construct all necessary permanent debris
basins and remove all temporary basins.
4. Phase 4: Planning Area 6 (Estate
Residential land uses)
a. Street Improvements: Widen Street “E” to
City of Corona private street standards from
Street “A” to Street “D”.
b. Water Improvements: Construct water main in
Street “E” from Street “A” to Street “D” to
provide water system loop.
c. Sewer Improvements: Constructs sewer in
Street “E” as needed.
d. Storm Drain Improvements: All storm drains
and basins required for the project are
constructed in earlier phases. Any additional
drainage facilities will be determined at the
time of development of the residential units.
5.3 Financing
A variety of financing mechanisms will be
utilized to implement the Green River Ranch
Specific Plan, including, but not limited to,
establishment of Homeowner or Tenant
Associations and Developer fees. It is possible
that a Development Agreement will be
negotiated with the City to specifically
identify parties responsible for various
improvements needed to implement the
Specific Plan and identify fair share
obligations. It is anticipated that necessary offsite infrastructure improvements identified in Section 2.3 of the Specific Plan, as well as all
on-site improvements to service the Mixed
Use Business Park Industrial area, will be
financed by the master developer.
Improvements to the SR-91 Freeway/Green
River Road ramp and intersection shall be
financed by Cal Trans, who had already
budgeted said improvements, begun
preliminary design, and anticipates
completion of construction in the year 2003.
This project will be given credit for its fair
share contributions for improvement provided
along Green River Road in conjunction with
implementation of the Specific Plan. The
landowner has not given consent to
establishment of any financing or assessment
districts.
5.4 Maintenance
The recurring maintenance costs of Green
River Ranch will be provided as follows:
A. Roadways
Maintenance of roadways within the public
rights-of-way will be provided by the City and
funded by the City’s tax revenue. All private
streets in the residential areas will be
maintained by the future Homeowner’s or
Tenant’s Association. Private access
easements will be maintained by the lessee,
sub-lessee, or tenant association of the
industrial project through which the easement
traverses.
B. Utility Infrastructure
Maintenance of public utilities and facilities
will be the responsibility of the City. Public
utility services contracted to private
companies, such as solid waste disposal, will
be maintained by the contractor. Private
utilities, such as electric, gas, telephone and
cable television will be maintained by the
individual private utility company.
GREEN RIVER RANCH
5-10
C. Landscaping
1. Maintenance of landscaped medians
within the public roadway rights of way
will be the responsibility of the City of
Corona.
2. Maintenance of landscaped parkways
within the public roadway rights of way
will be the responsibility of the lessee or
tenant’s associationCity of Corona.
3. Maintenance of landscaping within buffer
areas falling on private property adjacent to
public roadways will be the responsibility
of the lessee or tenant’s association.
4. Maintenance of landscaping within the
nonresidential Specific Plan area,
excluding the public roadway and medians
within the rights of way, but including
maintenance of the gateway entry, project
entries, slopes and preserved or enhanced
sensitive habitats (if applicable), will be the
responsibility of the lessee or tenant
association.
5. Maintenance of the residential project
entries, the Fuel Modification Zone, along
with private drive landscaping, and
preserved or enhanced sensitive habitats (if
applicable) will be the responsibility of the
future Homeowner’s or Tenant’s
Association.
6. Maintenance of landscaping within
individual residential lots will be the
responsibility of the master developer until
such time as the lot is leased or sold, at
which time it will become the
responsibility of the new tenant or
landowner.
5.5 Specific Plan Administration
The Green River Ranch Specific Plan will be
adopted by the City Council according to the
provisions of Chapter 17.53, Specific Plan
Zone, of the City of Corona Municipal Code.
Future development within the Specific Plan
area will require individual development
permits, which may include permits for
establishment, subdivision, construction,
conversion, alteration, relocation, or
enlargement of any use, parcel, lot or
structure. Those applications will be reviewed
by the City for consistency with the
development standards and design guidelines
enumerated within the Specific Plan, as well
as other applicable City standards, rules and
regulations.
Entitlements
Individual project approval requests and
development application for projects located
within the Green River Ranch Specific Plan
area shall file an application with the City of
Corona Planning Department in accordance
with the following procedures:
A. Development Plan Review
Development Plan Review by the City of
Corona Planning Department shall be required
prior to submittal of applications for all
Conditional Use Permits, Precise Plan,
Tentative Tract Maps, Parcel Maps and
Specific Plan Amendments. Development
Plan Review applications shall follow the
provisions of the Corona Municipal Code
Chapter 17.102.
B. Precise Plans
1. The Planning Commission shall approve,
or deny all Precise Plans submitted for
approval.
2. Any Precise Plan project shall be
developed subject to all conditions
imposed as part of approval of the Precise
Plan. The Planning Director may approve,
or conditionally approve minor
adjustments, provided such adjustments
are in substantial compliance with
Planning Commission approval.
3. All Precise Plans shall address the
following granting criteria:
a. The proposed Precise Plan
development shall conform to the
General Plan and Specific Plan in
terms of general location, and general
standards of development.
GREEN RIVER RANCH
5-11
b. The Planning Commission may require
other reasonable conditions which relate
to the physical development of the
project or to the methods of managing
the common elements and providing for
perpetual maintenance of the elements.
c. The Planning Commission shall review
and apply conditions thereto, the
physical and architectural design of the
project as to its relationship with, and
conformity to, the topography and other
natural and structural features of the site
and surrounding area.
d. Neither the Planning Director,
Commission nor the Council, upon
appeal or Council initiated review, may
in their deliberation grant approval of a
Precise Plan, Precise Plan modification
or minor Precise Plan modification
unless it has first been determined,
based on the evidence that the findings
in the Corona Municipal Code Section
17.91.80 can be made.
C. Conditional Use Permit
Applications for Conditional Use Permits
shall be processed in accordance with the
requirements of Chapter 17.92 of the City of
Corona Municipal Code, and require approval
by the Planning Commission in accordance
with that Chapter.
D. Variance
Variance applications to deviate from the
development standards of this Specific Plan
shall be considered by the Planning
Commission in accordance with the
procedures established in Chapter 17.96 of the
City of Corona Municipal Code for Major
Variances, and by the Zoning Administrator in
accordance with Section 17.99.060 for Minor
Variances.
E. Subdivision
Subdivision of land within the Specific Plan
area shall be governed by Title 16 of the City
of Corona Municipal code.
Substantial Conformance
Minor modifications which serve to
implement or expand this Specific Plan shall
be submitted to the Planning Director in the
form of a written modification request. If the
Planning Director determines that the
proposed modification is in substantial
compliance with the intent and purpose of this
Specific Plan, the project may proceed in
accordance with the standards, guidelines and
procedures specified in this Specific Plan. If
the Planning Director determines that the
modification is deemed significant and not in
substantial compliance with the intent and
purpose of this Specific Plan, a Specific Plan
Amendment will be required to consider the
modification.
Specific Plan Amendments
Amendments to the Green River Ranch
Specific Plan shall be processed by the City in
accordance with Section 17.53.110 of the City
of Corona Municipal Code.
GREEN RIVER RANCH
6-1
6.0 PLAN CONSISTENCY
The Green River Ranch Specific Plan was
prepared in accordance with the relevant goals
and objectives of the City of Corona General
Plan at the time the Specific Plan was first
adopted in 2001. When Amendment No. 1 to
this Specific Plan was prepared in 2023, the
City had adopted an updated General Plan. A
general discussion of how the Specific Plan
(as amended by Amendment No. 1) conforms
to the pertinent goals and objectives identified
in the City’s General Plan Update (2020)
follows each set of goals. Only those goals
and objectives that apply to or have relevance
to the project are discussed.
6.1 LAND USE
GOAL 1.A: To develop a land use pattern
which meets the basic needs of Corona
residents for essential services, working and
living areas, and areas for pursuit of leisure
time activities.
GOAL 1.E: To maintain an economic
balance among land uses.
OBJECTIVE 2.A: To encourage a cohesive
pattern of growth extending outward from
the developed sections of the City.
OBJECTIVE 2.C: To actively promote
development of the City’s industrial base
which meets industrial development
standards maintained by the City.
OBJECTIVE 2.E: To encourage and
promote flexibility and individuality in
development.
OBJECTIVE 2.F: To encourage the
grouping of convenience and service
facilities into integrated centers providing a
full range of goods and services properly
related to the neighborhoods served.
OBJECTIVE 2.G: To develop special areas
for establishment of highway-related uses.
OBJECTIVE 2.Q: To accommodate
implementation flexibility through the use of
innovative development control
mechanisms such as specific plans and
Community Facilities Plan.
Project Conformance: The Specific Plan area
abuts the City’s western limits, and provides a
logical and cohesive extension of the City’s
growth. The project proposes a flexible mix
of retail commercial, industrial,
manufacturing, office, and hotel uses intended
to generate employment opportunities and
provide significant property taxes and sales
revenues to the City of Corona. The Specific
Plan’s strong business park/industrial
foundation aids in promoting the City’s
employment base. In addition, as the western
gateway into the City, the project allows for
freeway-oriented service and commercial uses
geared towards travelers arriving into the City.
GOAL 1.B: To conserve, protect and
enhance natural resources for the benefit
and enjoyment of the resident population
and the region and guide future
development in a direction that maximizes
the utility of natural resources
Project Conformance: Impacts to
jurisdictional waters of the United States and
California Department of Fish and Game will
be mitigated as specified in the Environmental
Impact Report for the project. It is anticipated
that this would involve either on-site
enhancement of remaining jurisdictional
waters, and/or contribution to an off-site
mitigation bank.
GOAL 1.C: To economize on the costs of
municipal facilities and services and the
extension of these services by phasing
residential development in a manner
consistent with availability of public
improvements.
GOAL 1.G: To consider the land use
requirements and population pressures
within the region, state and nation while
maintaining standards for essential
services.
GREEN RIVER RANCH
6-2
OBJECTIVE 2.D: To ensure that
developing areas are properly served with
essential city services, utilities, and facilities.
OBJECTIVE 2.I: To phase development in
relation to City service availability.
OBJECTIVE 2.L: To phase the extension of
infrastructure and municipal services to
promote an orderly pattern of development.
OBJECTIVE 2.M: To distribute the cost of
new facilities and services to those
generating the needs for additional
municipal services.
OBJECTIVE 2.Q: To require the master
planning of infrastructure systems in major
new development areas.
OBJECTIVE 2.P: To provide funding
mechanisms which equitably share the costs
of infrastructure systems in new development
areas among the beneficiaries of
development.
OBJECTIVE 2.R: To ensure that major new
development areas are self-supporting and
will not cause an unacceptable loss of
municipal service levels in the developed
portions of the City.
Project Conformance: Development of the
Specific Plan area will occur according to the
phasing plan provided herein to ensure that
adequate infrastructure and municipal services
are in place prior to issuance of a certificate of
occupancy. Infrastructure plans are prepared
to ensure that the project area is properly
served with essential utilities without creating
any burden on the City’s existing
infrastructure system. Improvements to the
existing City infrastructure will be
implemented and development phased to
assure that there will be
no change in municipal service to an
unacceptable level. Implementation and
maintenance are discussed in the Specific
Plan; the master developer will pay for the
majority of improvements needed to
implement the plan, and maintenance will be
provided through such mechanisms as
establishment of tenants or homeowner’s
association and City tax revenues. Significant
improvements to the SR-91 Freeway/Green
River Road ramps and intersections have been
budgeted by Caltrans, design is underway, and
construction is anticipated by the year 2003.
The Specific Plan phases development to
coincide with completion of these
improvements. The project will pay its fair
share to the City for any additional
infrastructure and municipal services required
to serve the Specific Plan area.
OBJECTIVE 2.H: To protect development
that may occur in areas sensitive to
development due to hillside character,
geologic hazard or flood hazard.
Project Conformance: The Green River Ranch
Specific Plan has been designed to
significantly limit development to the lower
foothills of the property, leaving the steeper
hillsides for only a very low density rural
residential scale of development, and thereby
retaining a significant portion of the hillsides
in its natural wild land state.
OBJECTIVE 2.F: To protect established
neighborhoods in major new development
areas from adjacent incompatible uses.
Project Conformance: The Specific Plan was
designed with special consideration given to
the Sierra del Oro residential community in
the vicinity. Commercial and industrial
development is limited to the lower elevations
of the site, adjacent to existing retail facilities.
Special design guidelines are proposed to
screen rooftop equipment and accessory uses
from higher elevation views, and to break up
large parking lot expanses with canopy trees
so that the project contains a significant
“green”
GREEN RIVER RANCH
6-3
appearance when viewed from the higher
residences in the vicinity. Residential that
development within the Specific Plan is
proposed within secluded valleys, rather than
on ridges which could impact the existing
views from nearby residences.
OBJECTIVE 2.V: To coordinate with the
School Districts to provide for adequate
school sites and facilities within new
residential development areas.
Project Conformance: A total of 32 residential
units on 98.2± acres of land are proposed for
Green River Ranch, which will not generate a
significant number of new students at the
current Corona-Norco Unified School District
student generation rate. It is proposed that
students of the Specific Plan area will attend
the existing or planned schools off-site. The
project will pay the required pro-rata school
fees to School District to mitigate any possible
impacts on local schools from the proposal.
6.2 CIRCULATION
GOAL: To provide a safe and efficient
system for movement of people and goods
in the City of Corona through City actions
and coordination of all agencies involved in
development of circulation facilities in the
Corona area.
GOAL: To increase the mobility of
residents through development of an
adequate and balanced transportation
system that includes automotive and nonautomotive transportation considerations.
OBJECTIVE: To require new developments
to provide adequate right-of- way widths for
future needs as well as current travel
demands.
OBJECTIVE: To develop an integrated
circulation system to accommodate local and
inter-city needs.
OBJECTIVE: To plan a circulation system
that supports a cohesive development pattern
that will minimize trip lengths and reduce
harmful impacts of automotive use.
Project Conformance: The current peak-hour
traffic at the SR-91/Green River Road
interchange exceeds an acceptable level of
service. Caltrans had budgeted improvements
to this interchange, is in the process of design,
and anticipates completion of improvements
by the year 2003. The Specific Plan proposes
phased improvements to Green River Road
which will improve the level of service on that
roadway. Improvements include the
construction of three traffic signals: one at the
SR-91 eastbound ramps and another at the
westbound ramps, and one on Green River
Road at the project’s main entrance. Other
phased improvements to Green River Road
include widening of the right-of-way and
improvement with 6 lanes (3 in either
direction), deceleration lanes and left turn
storage lanes. With these improvements to
Green River Road, the level of service for that
roadway will be improved, even with the
additional traffic volume generated by the
proposed Specific Plan development. The
proposed circulation improvements are
compatible with the Caltrans Improvement
Plan, and will be completed in phases as
development occurs. The project will pay its
fair share fee of the City’s cost of the ultimate
improvements, and be given credit for
improvements to Green River Road.
A loop circulation system has been developed
to facilitate on-site traffic by connecting all
internal streets and Planning Areas within the
Specific Plan. Sidewalks are provided within
an enhanced landscaped environment along
public streets to foster pedestrian-friendly
movement.
6.3 HOUSING
GOAL: To achieve a housing stock free of
adverse physical conditions.
GREEN RIVER RANCH
6-4
GOAL: To encourage development of
housing to satisfy the shelter and home
environment needs of existing and future
Corona residents.
GOAL: To encourage provision of a variety
of housing types, prices, ownership
possibilities and locations.
GOAL: To develop neighborhoods
properly related to essential community
services.
GOAL: To maintain high quality
development standards for residential land
development to ensure establishment of
neighborhoods with lasting values.
Project Conformance: The Specific Plan
proposes to fill the demand for high-end
custom house sites within the City which,
according to market analysis, is not currently
being met within Corona. The project
proposes a total of 32 single-family residential
dwellings on a minimum estate lot size of 3.0
acres. All lots will be sold for use as custom
home sites. The residential lots are intended to
provide an option for homeowners or lessees
seeking lots on which to build high-end,
quality custom homes. The intent is to widen
the range of housing opportunities available
and provide alternatives to conventional
production housing in a location convenient to
community services.
The Green River Ranch Specific Plan includes
architectural and landscape design guidelines
and standards for residential development.
These guidelines and standards, together with
the entitlement process described in Chapter 5
of the Specific Plan, are intended to ensure
that residential development results in
construction of aesthetically pleasing
neighborhoods with high quality homes.
6.4 CONSERVATION
GOAL: To preserve, protect and enhance
the City’s natural resource and open space
inventory for the benefit of the City’s
residents and the region.
GOAL: To create a productive balance
between man and his uses of land and the
conservation of areas with unique
environmental and aesthetic value.
OBJECTIVE: To identify and preserve
lands of significant value as natural
resources.
Project Conformance: The project site
contains a total of 1.76± acres of U.S. Army
Corps of Engineers (Corps) jurisdictional
waters of the U.S. falling within
approximately 9.8± acres of California
Department of Fish and Game waters and
riparian habitat. Although some of these
jurisdictional waters will be impacted by the
project, the Specific Plan proposes mitigation
on accordance with the Environmental Impact
Report for the project. It is anticipated that this
mitigation will include enhancement of
remaining jurisdictional waters on-site, and/or
contribute to an off-site mitigation bank.
Permits from the Corps, Regional Water
Quality Control Board, and California
Department of Fish and Game will be required
to guide development on-site and adequately
protect, preserve and enhance their
jurisdictional resources.
6.5 MINERAL RESOURCES
Project Conformance: There are no goals
applicable to the Specific Plan within this
element of the General Plan.
GREEN RIVER RANCH
6-4
6.6 OPEN SPACE
GOAL: To achieve a balanced distribution
of open space to meet the needs of residents
and contribute to logical development of the
urban area.
GOAL: To create a public open space
network that satisfies the active and passive
needs of City residents.
Project Conformance: The southern portion of
the project area consists of steep hillsides,
incised canyons and mountainous areas with
limited development potential. As such, the
Green River Specific Plan proposes this area,
comprised of almost 100 acres, be designated
as Estate Residential to essentially maintain
the predominant open space/wild land
appearance of the hillside. This land use
designation will allow for minimal
development, retain passive open space,
maintain a rural character and provide a
transition from urban development to the
adjoining vacant wild land properties.
6.7 PARKS AND
RECREATION
GOAL 1.2: Provide at least 6 acres of Cityowned and accessible park land per 1,000 population on relatively flat, usable terrain
suitable for active recreation, playing fields,
and park buildings.
GOAL 1.4: Provide a broad range of
recreation opportunities as possible,
including fee and non-fee-based sports
activities, cultural programs, crafts and
arts-oriented activities, and biking and
riding trails.
GOAL 2.1: Provide a wide range of active
recreation programs, including, but not
limited to, team and individual sports,
exercise, dance and gymnastics, and
community-wide events such as 10K runs.
Project Conformance: Since only 32
residential units are proposed within the
Specific Plan area, only approximately onehalf acre of park land would be required to comply with the City’s goal to provide at least
6 acres of City–owned and accessible park
land per 1,000 population. Since this park size
is generally unacceptable (too small) for park
dedication to the City, park mitigation fees
would be paid. In addition, the Specific Plan
proposes to permit or conditionally permit a
wide range of sporting activities, and athletic
and cultural programs within the Mixed Use
and Commercial-General components of the
Specific Plan. In addition, the large estate
residential lots will be developed with
sufficient land allocated for owner
construction of private recreational facilities
such as swimming pools and spas, as well as
other private neighborhood outdoor
recreational uses such as tennis or polo clubs,
etc.
GOAL 4.1: Use major community entries
and arterial streets to enhance the city’s
overall beauty including the quality of
landscaping and landscape maintenance
within the public right-of-way, and the
retention of heritage trees.
Project Conformance: The project proposes a
hierarchy of entries including city gateway,
project primary and secondary project entries,
with entry monuments and special landscape
treatments to create a strong identity for the
Specific Plan area and enhance the overall
image of Corona. In addition, Green River
Road will be improved in phases to provide a
landscaped, tree-lined median and a 10‘
parkway with a landscaped area. A 10’
landscape buffer also will be established along
Green River Road to further enhance this entry
corridor.
GOAL 4.8: Preserve and improve the
aesthetic appeal and image of Corona’s
existing park and recreation facilities.
GREEN RIVER RANCH
6-5
Project Conformance: Park mitigation fees
from the project can be used to maintain,
preserve and improve the condition of existing
parks and recreation facilities within the City.
6.8 COMMUNITY DESIGN
AND SCENIC HIGHWAYS
GOAL: To develop a City that is visually
attractive, efficiently and effectively
organized and understandable both
functionally and psychologically.
OBJECTIVE: To establish a design review
process with guidelines that provide a
mechanism for evaluating development
proposals in relation to General Plan
recommendations.
OBJECTIVE: To develop controls to
preserve existing significant visual aspects
from future disruption.
Project Conformance: The Green River Ranch
Specific Plan provides for the orderly,
efficient, functional and attractive
development of an essentially vacant property
at a primary gateway to the City of Corona.
Special streetscape and entry landscaping,
along with design and landscape standards and
guidelines, will be provided to present a
visually attractive project and entry to the
City. A very low- density rural and estate
residential zoning has been proposed to
preserve the existing rural character and visual
aspect of the hillsides and mountainous areas
of the Specific Plan. Architectural and
landscape design guidelines and standards are
included in the Plan to implement the program
and provide ease in evaluation of proposals
within the project. A hierarchy of entitlements,
permits and review procedures are offered in
the Specific Plan to facilitate its
administration.
GOAL: To preserve and enhance the visual
aspects of the City’s circulation system for
scenic purposes.
OBJECTIVE: To reinforce a system of city
corridors, areas of interest, and entry points
that serve to identify and distinguish Corona.
Project Conformance: Green River Road
functions as the major corridor and entry to the
City of Corona. A City gateway entry feature
and project entries with special landscape
elements will be established along Green
River Road to create a strong identity and
arrival sequence to the City and Specific Plan
area. The gateway elements, streetscape
plantings, and additional landscape buffer
adjoining Green River Road will reinforce the
importance of this roadway to the project area,
and to the City as a whole.
6.9 NOISE
GOAL 1: Provide for the reduction of noise
where the noise environment is
unacceptable.
GOAL 2: Provide sufficient information
concerning the community noise levels so
that noise can be objectively considered in
land use planning.
GOAL 3: Protect and maintain those areas
having acceptable noise environments.
GOAL 4: Provide for the reduction of noise
where the noise environment is
unacceptable. Protect and maintain those
areas having acceptable noise
environments.
Project Conformance: Potential noise impacts
and appropriate mitigation measures will be
evaluated as part of the Environmental Impact
Report prepared for the project. However, the
land use plan prepared for the project
considered existing noise sources within and
adjacent to the project area during design of
the Specific Plan, including noise generated
by
GREEN RIVER RANCH
6-6
vehicular traffic on Green River Road and SR91 as well as noise associated railroad operations. Figure 1, Existing Roadway Noise
Contours, of the General Plan Noise Element
shows that noise levels generated at a distance
of approximately 700± feet parallel to the SR91 freeway remain at 65 dba, and drop down to 60 dba within the next 800± feet. Distances
from both the SR- 91 and the railroad tracks
are sufficient to bring noise down to an
acceptable level of 70-75 dba for commercial
and industrial land uses, and 65 dba for hotel
uses. As such, the Specific Plan proposed
Mixed Use and Commercial-General zoning
along these noise corridors. In addition, the
design of Green River Road with a 10‟
landscape parkway, the site design
requirement of an additional 10’ landscape
buffer for all properties adjacent to Green
River Road, combined with the minimum 30’
building setback requirement from Green
River Road ensures that development along
that roadway will be sited a sufficient distance
from the noise sources to eliminate the need
for noise mitigation. The Noise Performance
Standards of Chapter 17.84 of the City of
Corona Municipal Code will be used to
control impacts from noise which may be
generated by the project from construction,
industrial activities and loading operations.
The Specific Plan architectural guidelines and
standards also include the requirement to
enclose all accessory equipment such as
pumps and air conditioning units, and to
provide sound attenuation of motor operation.
The project will buffer the Estate Residential
area from possible noise generated from
Mixed Use land uses by providing ample
landscaped slope and separation.
6.10 SEISMIC SAFETY AND
PUBLIC SAFETY
GOAL: To minimize injury and the loss of
life from hazardous natural events.
GOAL: To minimize damage to public and
private property resulting from hazardous
natural events.
GOAL: To minimize social and economic
dislocations resulting from injury, loss of
life, and property damage caused by
hazardous natural events.
Project Conformance: The Whittier-Elsinore
fault will have the potential to cause
earthquake damage (ground shaking) to the
project site. Design of all structures within the
Specific Plan area shall be conducted in
accordance with the criteria contained in the
Uniform Building Code and City of Corona
ordinances which will mitigate seismic
hazards to an acceptable level. Structures will
be designed to withstand earthshaking from
the maximum credible earthquake that can be
expected, as well as impacts from secondary
seismic hazards in accordance with
recommendations included in the
Environmental Impact Report prepared for the
project.
GOAL: To phase and sequence
development in relation to provisions for
fire protection.
GOAL: To incorporate fire safety
standards into land use regulations in
addition to those in the Uniform Fire Code.
OBJECTIVE: Engine Company service
within 5 minutes (1 min. getaway, 4 min. (2
mi) travel in 90% of all residential areas.
OBJECTIVE: Truck Company and Salvage
service within 10 min. in 90% of all
residential areas. (3 mi travel)
OBJECTIVE: Three- and five-minute
service respectively in 90% of Industrial,
Commercial, and High Value districts.
Project Conformance: Upon annexation to the
City of Corona, the Specific Plan area will be
served by the City’s Fire Department and shall
comply with the Department’s Uniform Fire
Code. Fire services will be provided by the
Fire Station #5 located at 1200 West Canyon
Crest Drive, just less than one mile east of the
project
GREEN RIVER RANCH
6-7
along Green River Road. Emergency response
time to all parts of the Specific Plan area will
be five minutes or less (i.e., two miles or less),
which meets or exceeds the City’s criteria for
residential, industrial, and commercial
development response times.
The site is partially located within one of
Riverside County’s hazardous high fire areas
as identified in its General Plan, and will
require conformance with the City of Corona
Fire Department’s Fuel Modification
Program. The Specific Plan incorporates
landscaping standards and guidelines in
compliance with that program for areas that
are susceptible to wild land fire hazards. The
Specific Plan proposes a minimum 150‟ fuel
modification zone along Street “E”, at the
edge of the graded slope areas where they
interface with the wild land hillside, as shown
on Exhibit 13, Conceptual Landscape Plan. A
more detailed Fuel Modification Plan will be
submitted to the City for review and approval
by the Fire Marshal, Planning Department,
Parks and Recreation Department, and Public
Works Department prior to the issuance of
grading and building permits within the nonresidential portion of the Specific Plan area.
GREEN RIVER RANCH
6-8
Goal Project Conformance
LAND USE -
Type, Distribution and Form of Land Uses
Goal LU-1
A community that contains a diversity of land
uses that support the needs of and provide a
high quality of life for its residents, sustain, and
enhance the City’s economy and fiscal balance,
are supported by adequate community
infrastructure and services, and are compatible
with the environmental setting and resources.
The Green River Ranch Specific Plan area abuts the
City’s western limits and represents a cohesive
extension of the City’s growth. The Specific Plan
provides the structure for a mix of general commercial, estate residential, business park industrial uses, and
Open .Space. The non-residential uses will occur near
SR-91 and generate employment opportunities and
property tax and sales revenue to the City of Corona.
Positioned as the western gateway into the City, the
project allows for freeway-oriented business and
commercial uses to capture passer-by spending. The
residential estate lots will occur in the higher
elevations, allowing for the retention of topographic
character and environmental resources.
Goal LU-2
A cohesive and integrated city of distinct and
vital commercial and business districts and
livable residential neighborhoods, correlated
with supporting transportation and utility
infrastructure that sustain natural open spaces,
hillsides, and canyons.
The Green River Ranch Specific Plan coincides with
the City’s goal of creating a cohesive and integrated
city. The Specific Plan proposes a mixture of
commercial, business park industrial, estate residential, and open space uses in proximity to existing
infrastructure. The residential estate lots will occur in the higher elevations, allowing for the retention of
existing topographic including hillsides and canyons.
The flatter areas of the site near SR-91 are planned for the commercial and business park industrial uses.
Goal LU-3
A development pattern that retains and
complements the City’s important residential
neighborhoods, commercial and industrial
districts, and open spaces.
The Green River Ranch Specific Plan complements
the City’s goal to retain and complement the City’s
surrounding land uses and character, including nonresidential uses along the SR-91 corridor and residential neighborhoods to the southeast in higher
elevations, as well as open space to the south and to
the west in unincorporated Riverside County.
Growth and Development
Goal LU-4
Strategic growth that preserves viable
residential neighborhoods and commercial and
industrial districts, targets new development to
parcels that are environmentally suitable and
can be supported by infrastructure and services,
and re-uses appropriate properties to enhance
their economic vitality and community
livability.
The Specific Plan area abuts the City’s western limits
and represents a cohesive extension of the City’s
growth. The new non-residential development is
targeted to the flattest portions of the site along the SR91 corridor, with estate residential lots targeted to the higher elevations. The uses are environmentally
suitable to their planned locations and will enhance the city’s economic vitality and community livability.
Community Quality and Sense of Place
Goal LU-5
Distinct and well-maintained neighborhoods
and districts that contribute to the identity,
The Green River Ranch Specific Plan provides a longrange plan for the property that places new nonresidential development along the SR-91 corridor and
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character, and image of Corona as a livable,
diverse, innovative, and environmentally
sustainable community.
places estate residential lots in the southern portion of the property at higher elevations. The residential lots would be custom designed and placed considering the
topography and environmental sensitivities of the
estate residential area. The non-residential
development would adhere to the California Green
Building Standards Code as applicable at the time of
building permit issuance, which requires a variety of
energy conservation features to meet broad
environmental objectives. Refer to the Subsequent
Environmental Impact Report prepared for the Green
River Ranch Specific Plan for more information about
environmental objectives and sustainability.
Goal LU-6
A community that promotes sustainability in the
planning, design, and construction of
developments to create a more livable
community and achieve broader economic and
environmental objectives.
RESIDENTIAL NEIGHBORHOODS -
General Residential
Goal LU-7
Residential neighborhoods that contain a
diversity of housing and supporting uses to
meet the needs of Corona’s residents and that
are designed to enhance livability and a high
quality of life.
The Green River Ranch Specific Plan includes a
planned residential neighborhood 32 single-family
estate lots on a minimum lot size of 25,000 square feet.
The large lots will add to the City’s range of available housing types and quality of life.
Existing Neighborhoods
Goal LU-8
Assure the integrity, quality, and livability of
Corona’s existing residential neighborhoods,
preserving those elements that give them
character, cohesion, and quality of life.
There are no existing neighborhoods within the
Specific Plan area. Although, the Specific Plan was
designed with special consideration given to the Sierra del Oro residential community in the vicinity.
Commercial and industrial development is limited to
the lower elevations of the site, adjacent to existing
retail facilities along the SR-91 Freeway. Special
design guidelines are proposed to screen rooftop
equipment and accessory uses from higher elevation
views, and to break up large parking lot expanses with
canopy trees so that the development areas have a
natural appearance when viewed from the higher
elevation residences in the vicinity.
New Neighborhoods
Goal LU-9
Development of new residential neighborhoods
that complement existing neighborhoods,
contain a mix of neighborhood-supportive land
uses, exhibit high quality architectural design,
and ensure a high level of livability for their
residents.
The Specific Plan proposes to fill the demand for highend custom home sites within the western portion of the City which, according to market analysis, is not
being met within Corona. The project proposes a total
of 32 single-family residential dwellings on 20.39
acres. All lots are intended for use as custom home
sites. The Green River Ranch Specific Plan includes
architectural and landscape design guidelines and
standards for residential development. These
guidelines and standards, together with the entitlement process described in Chapter 5 of the Specific Plan, are intended to ensure that residential development results in construction of aesthetically pleasing neighborhoods with high quality homes.
GREEN RIVER RANCH
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Goal LU-10
Development of low-density residential
neighborhoods in areas on the city’s southern
periphery that preserve the rural and open space
character of their setting.
The Green River Ranch Specific Plan is not located on
the city’s southern periphery. Although, the Green
River Ranch Specific Plan has been designed to
significantly limit non-residential development to the
lower foothills of the property, leaving the steeper
hillsides for only 32 low density rural residential lots and semi-rural scale of development, and thereby
retaining a substantial portion of the hillsides in its natural state.
Commercial and Office Districts
Goal LU-11
A diversity of viable commercial and
professional office districts and corridors that
contain uses supporting resident, business, and
visitor needs and that contribute revenue to the
City to fund essential services and maintain a
high quality of life.
The Green River Ranch Specific Plan’s general
commercial and business park industrial uses assist in
promoting the City’s employment base. Additionally,
because the Specific Plan area acts as the western
gateway into the City, the project allows for freewayoriented business and commercial uses geared toward travelers arriving into the City.
Industrial Districts
Goal LU-12
Development and maintenance of industrial
land uses that provide a wide range of
employment opportunities for Corona’s
residents and that provide sufficient goods,
services, and revenues to sustain the City’s
economy.
The Specific Plan’s business park industrial land use
allows for a range of light industrial and business park uses. These uses provide employment opportunities
for Corona’s residents, and assist in providing
sufficient goods, services, and revenue to sustain the
City’s economy.
Mixed Use Districts
Goal LU-13
Vital and active mixed-use districts that provide
a mix of housing in proximity to commercial
uses, services, entertainment, and public transit
that provide a mix of office, commercial, and/or
industrial uses that support the local economy.
The Green River Ranch Specific Plan provides the
structure for a mix of general commercial, estate
residential, business park industrial uses, and open
space. The non-residential uses will house a variety of businesses, enhance the local economy, and occur near
SR-91 and adjacent to existing infrastructure and
commercial uses to the east. Nearby residential uses
both off-site and in the estate residential portion of the Specific Plan add to the diversification of uses in the general area in furtherance of the City’s goal to
provide an integrated mix of uses.
Goal LU-14
Economically vital districts that are
characterized by and benefit from their
integrated mix of industries, retail, and office
uses.
Open Spaces
Goal LU-16
Open spaces that provide Corona’s residents
with opportunities to enjoy the natural
environment, provide visual “relief” from urban
development, protect significant plant and
animal habitats, and protect development from
natural environmental hazards.
The southern portion of the project area consists of
steep hillsides, incised canyons, and mountainous areas with limited development potential. As such, the
Green River Specific Plan designates this area for
83.55 acres of open space. This land use designation
will not allow for development in order to retain open
space and conservation of the land in its’ natural state.
HOUSING -
Housing Production
Goal H-1
Promote and maintain a balance of housing
types and corresponding affordability levels to
provide for the community's demands for
The Specific Plan proposes to fill the demand for highend custom home sites with 3-acre average lot sizes within the western portion of the City. According to
market analysis, the demand for custom home sites is
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housing within all economic segments of the
City.
not being met within Corona. The intent is to widen
the range of housing opportunities available in the City and provide alternatives to conventional production
housing in a location convenient to community
services.
Neighborhood Quality
Goal H-3
Maintain high quality residential development
standards to ensure the establishment of livable
neighborhoods with lasting safety and aesthetic
value, and to promote the maintenance and
preservation of historic neighborhoods.
The Specific Plan proposes to help fill the demand for
high-end custom house sites within the City which,
according to market analysis, is not currently being
met within Corona. The Green River Ranch Specific
Plan includes architectural and landscape design
guidelines and standards for residential development.
These guidelines and standards, together with the
entitlement process described in Chapter 5 of the
Specific Plan, are intended to ensure that residential
development results in construction of aesthetically
pleasing neighborhoods with high quality homes.
Fair Housing
Goal H-4
Ensure that housing opportunities are available
to all persons without regard to race, color,
ancestry or national origin, religion, marital
status, familial status, age, gender, disability,
source of income, sexual orientation, or any
other arbitrary factors.
The Specific Plan accommodates 32 single-family
residential dwellings on a minimum lot size of 25,000
square feet per dwelling. The intent is to widen the
range of housing opportunities available in the City
and provide alternatives to conventional production
housing in a location convenient to community
services.
COMMUNITY DESIGN -
Design Context
Goal CD-1
Public street landscapes that unify the City of
Corona and contribute to the unique identity of
its neighborhoods, districts, and public places.
Green River Road functions as a major roadway
corridor and entry to the City of Corona. Along the
Green River Ranch frontage, a City gateway entry
feature and project entries with special landscape
elements will be established to create a strong identity and arrival sequence to the City and Specific Plan area.
The gateway elements, streetscape plantings, and
additional landscape buffer adjoining Green River
Road will reinforce the importance of this roadway to
the project area, and to the City as a whole.
City Entries and Monumentation
Goal CD-2
Entries that are well defined by signage,
landscaping, lighting, and other visual
landmarks that provide a clear sense of arrival
into and identity for the City of Corona.
Careful consideration has been given to the location
and treatment of project entries. Entries are intended
to establish a high-quality image for the City. From a
City gateway feature, to landscaped streets, to primary project entry, to secondary project entries. The design intent is to create a visual gateway as visitors arrive into the City, and to create distinctive points of arrival at the primary and secondary entry points to the
Specific Plan area. The entries will serve to reinforce the distinctive character of the community at key
intersections.
Community Signage and Wayfinding
GREEN RIVER RANCH
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Goal CD-3
Well designed, high quality, and distinctive
public and private signage that identifies key
City districts, public facilities, buildings, and
facilitates wayfinding.
Signs within the Specific Plan area are intended to help create an identity and desirable destination for the
project as a whole, to provide clear and simple
directions for ingress and egress, and to add an element of consistency to the project. Refer to Section 3 of the Green River Ranch Specific Plan for further details on
signage and wayfinding standards.
Visual Resources
Goal CD-6
Develop and implement land use controls that
preserve significant visual resources from
potential loss or disruption.
A Visual Resources Analysis was completed for the
Green River Ranch Specific Plan to show that the
project would protect the scenic character and quality
of the property, in part through compliance with the
Specific Plan’s design guidelines and development
standards.
Goal CD-7
Maintain, establish, develop, and protect the
City’s highways and corridors for scenic
purposes.
Paleontological Resources
Goal HR-3
Recognize the importance of archeological and
paleontological resources and ensure the
identification and protection of those resources
within the City of Corona.
A Cultural Resources Assessment report was prepared
for the Green River Ranch Specific Plan property,
which indicated that there are no known significant
archaeological resources present. The Subsequent
Environmental Impact Report addresses the topics of
archaeology and paleontology and presents measures
to ensure that any resources discovered during the
Project’s construction, however unlikely, will be
appropriately identified and treated.
Goal HR-4
Recognize, identify, and protect natural
resources for their historic and cultural value,
and include these features in the historic
resource management program.
These goals do not apply. A Cultural Resources
Assessment report was prepared for the Green River
Ranch Specific Plan property, which indicated that
there are no historically significant resources present.
The Specific Plan does not offer opportunity to
increase community awareness about heritage, cultural,
or historic resources, nor to strengthen historic
preservation partnerships.
Goal HR-5
Foster increased community awareness and
appreciation for Corona’s unique heritage and
the many cultural and historical resources found
in the City.
Goal HR-6
Build and strengthen preservation partnerships
between the City and property owners,
businesses, community organizations,
educational institutions, and State and federal
agencies.
ECONOMIC DEVELOPMENT -
Economic Base
Goal ED-1
Promote a strong and diversified economic base
by attracting quality businesses and
encouraging existing businesses to expand their
sales, facilities, and employment.
The Green River Ranch Specific Plan provides for
general commercial and business park industrial uses
in the SR-91 corridor. The businesses that locate in
Green River Ranch will generate employment
opportunities and property tax and sales revenue to the City of Corona. Positioned as the western gateway into
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the City, the project allows for freeway-oriented
business and commercial uses to also capture passer-by
spending.
Labor Force
Goal ED-2
Promote a growing and skilled labor force.
The Green River Ranch Specific Plan provides
employment opportunities to support the commercial
and business park industrial uses. A range of business
types are permitted in these land use categories, many
of which require a skilled labor force.
Fiscal Viability
Goal ED-4
Ensure fiscal viability for the City by pursuing a
diversified local business base that provides
growing sales and property tax revenues to pay
for municipal operations.
The Green River Ranch Specific Plan provides for
general commercial and business park industrial uses.
The non-residential uses will occur near SR-91 and
generate employment opportunities and property tax
and sales revenue to the City of Corona. Positioned as
the western gateway into the City, the project also
allows for freeway-oriented business and commercial
uses to capture passer-by spending.
Financing Opportunities
Goal ED-5
Pursue a range of financing opportunities to
fund infrastructure and public facilities.
As part of the development of Green River Ranch,
public infrastructure will be installed, including
roadway improvements to Green River Road and
Dominguez Ranch Road. Additionally, the
development will be required to pay impact fees
towards public infrastructure and facility
improvements in the City.
Economic Development Program
Goal ED-6
Continue investing in the City’s economic
development.
The Green River Ranch Specific Plan area abuts the
City’s western limits and represents a cohesive
extension of the City’s growth and development. The
Specific Plan provides the structure for a mix of
general commercial, estate residential, and business
park industrial uses. The non-residential uses will
occur near SR-91 and positively contribute to the
City’s economic strength and growth. Development in
Green River Ranch also will increase recurring sales
tax and property tax, and generate recurring earned
income for the employees who will work at the
businesses located in the Specific Plan area, triggering direct and indirect secondary economic growth.
CIRCULATATION -
Local Thoroughfares and Routes
Goal CE-1
A roadway network of complete streets that
provide accessibility for all users of all ages and
abilities while maintaining context sensitivity to
the land uses identified in the Land Use
Element.
As part of the development of Green River Ranch,
public roadways will be improved, including roadway
improvements to Green River Road and Dominguez
Ranch Road. Sidewalks and bicycle lanes are provided
along Green River Road according to City standards
for the roadway classification. A sidewalk system also
will be provided along private Street “A” internal to
the Specific Plan area.
Intercity and Regional Transportation
GREEN RIVER RANCH
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Goal CE-2
A network of regional roadway facilities to
ensure the safe and efficient movement of
people and goods from within the City to areas
outside its boundaries and that reduce regional
cut-through traffic in the City.
As part of the development of Green River Ranch,
improvements will be made to the Green River Road
right-of-way. This roadway is an important part of the
regional roadway network, connecting with SR-91.
Transportation Management
Goal CE-3
Maximize the efficiency of the circulation
system through the use of transportation system
management strategies. Reduce total vehicular
miles traveled in Corona through the
development and improvement of alternative
transportation modes, the reduction in the
number of trips generated, and the reduction in
trip distances.
The Green River Ranch Specific Plan is located in the
SR-91 corridor area. The development of commercial
and industrial business park non-residential uses in this area will reduce trip distances by providing a short trip length to and from the site and the State Highway
System.
Public Transportation
Goal CE-4
A public transportation system that provides
mobility for residents and encourages use of
public transportation as an alternative to
automobile travel.
The Green River Ranch Specific Plan is located in the
SR-91 corridor area. The development of commercial
and industrial business park non-residential uses in this area will encourage carpooling and public
transportation use in and around the freeway corridor.
No public transportation improvements are targeted for
inside the Specific Plan boundary. All roads interior to Green River Ranch will be private roads.
Bicycle and Pedestrian Facilities
Goal CE-5
Develop and maintain convenient bikeway and
pedestrian systems to satisfy both recreational
desires and transportation needs using a
complete streets approach to accommodate
users of all modes, abilities, and needs.
As part of the development of Green River Ranch,
public roadways will be improved, including roadway
improvements to Green River Road, and Dominguez
Ranch Road. Sidewalks and bicycle lanes are provided
along Green River Road according to City standards
for the roadway classification. A sidewalk system also
will be provided along private Street “A” internal to
the Specific Plan area.
Goods Movement
Goal CE-6
Facilitate goods movement to support local
commerce, while protecting residents and
visitors from the negative effects of noise,
vibration, and air pollution typically associated
with truck operations and rail service.
The business park industrial uses in Green River
Ranch are anticipated to directly support goods
movement and local commerce. The development
standards and design guidelines included in the
Specific Plan are aimed at context-sensitive
development. In addition, a variety of technical
studies prepared as part of the Green River Ranch
Subsequent Environmental Impact Report will address
and mitigate for any significant negative effects
associated with business operations, including truck
operations that service the buildings.
Parking
Goal CE-7
Provide an adequate supply of convenient
parking for all developments in the City in a
Parking in the Specific Plan area is required to meet
the requirements of Corona Municipal Code Section
17.76. See Specific Plan Table 3, Development
Standards.
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manner that is consistent with the goals of
managing transportation demand.
INFRASTRUCTURE AND UTILITIES -
Water System
Goal IU-1
Secure water supply, water treatment,
distribution, pumping, and storage systems that
meet the current and projected future daily and
peak water demands of Corona in an equitable,
efficient, and sustainable manner.
The Water Supply Assessment prepared for the Green
River Ranch Specific Plan demonstrates that an
adequate supply of water is available for the project in addition to the City’s other water supply commitments.
Goal IU-2
Minimize water consumption and urban runoff
generation through site design, the use of water
conservation systems, and other techniques.
The landscape plant palette presented in Specific Plan
Section 4.3.6 focus on the use of low and medium
water use plant material. Also, development will be
required to comply with the California Green Building
Standards Code, which requires the use of water
conserving features in building design.
Sewer/Reclaimed Water
Goal IU-3
A secure sewer collection and treatment system
that meets current and projected future daily
and peak load demands in Corona and protects
public health and the environment in an
efficient, equitable, and sustainable manner.
A Sewer Study was prepared for the Green River
Ranch Specific Plan that demonstrates a secure sewer
collection and treatment system that meets current and
projected future daily and peak load demands in
Corona and protects public health and the
environment.
Storm Drainage
Goal IU-4
Adequate planning, construction, maintenance,
and funding for storm drainage and storage
control facilities to support permitted land uses
and protect the health and safety of the public
and environment.
The Water Supply Assessment and Hydrology Report
prepared for the Green River Ranch Specific Plan
demonstrates through onsite drainage facilities, catch
basins, and best management practices the Green River
Ranch Specific Plan area will be compliant with Goals
IU-4 and IU-5.
Goal IU-5
Ensure that urban runoff from existing and new
development does not degrade the quality of the
City’s surface waters, groundwater system, and
other sensitive environmental areas.
Solid Waste Management
Goal IU-6
Maintain solid waste collection, recycling, and
disposal services, programs, and regulations in
accordance with California mandates.
Development in the Green River Ranch Specific Plan
is required to comply with all City and State mandated
waste collection and recycling requirements.
Energy
Goal IU-7
Reliable and safe natural gas, electrical, and
renewable energy supplies and facilities to
support existing and future uses within Corona.
The Specific Plan area will be served with adequate
infrastructure, and is located adjacent to Green River
Road where infrastructure systems are in place. For
further analysis, energy consumption is evaluated as
part of the project’s Subsequent Environmental Impact
Report.
Telecommunications
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Goal IU-8
Allow for the provision of an adequate, safe,
and orderly supply of telecommunication
infrastructure to support existing and future land
uses within the City.
The Green River Ranch Specific Plan will be supplied
with adequate infrastructure and will not obstruct the
provision of adequate, safe, and orderly
telecommunication infrastructure.
PUBLIC SAFETY -
Seismic and Geologic Hazards
Goal PS-1
Adequate protection of the health, safety, and
welfare of the public, property and economic
investments, and community social and service
functions from seismic and geologic events.
Seismic ground shaking could affect the Green River
Ranch site in a similar manner as all properties in the area. Design of all structures is required to comply
with the California Building Standards code and City
of Corona ordinances which will mitigate seismic
hazards to an acceptable level. Structures will be
designed to withstand earthshaking from the maximum
credible earthquake that can be expected, as well as
impacts from secondary seismic hazards in accordance
with recommendations in the Subsequent
Environmental Impact Report.
Flooding and Inundation
Goal PS-2
Adequate protection of the health, safety, and
welfare of the public, property and economic
losses, and community social and service
functions from flooding and dam inundation
events.
The Green River Ranch project will not compromise
public health, safety, or welfare due to flooding. No
dams are located or are proposed within the project
site. Also, a storm water infrastructure system will be installed as called for by the Specific Plan to handle
water collection and discharge into the City’s storm
water drainage system.
Hazardous Materials
Goal PS-3
Ensure that the health, safety, and general
welfare of residents and visitors of the City of
Corona, including the overall health of the
natural environment, is provided through good
land use planning and strict adherence and
enforcement of the City of Corona Hazardous
Material Area Plan, Local Hazard Mitigation
Plan, California Fire Code, Certified Unified
Program Agency, and other pertinent sources
and documents.
The Green River Ranch Specific Plan ensures the
health, safety, and general welfare of residents and
visitors is valued by using good land use planning and
strict adherence and enforcement of all health and
safety requirements. Additionally, the Specific Plan
includes guidelines for wildfire protection in Specific Plan Section 4.3.5. Refer to the Subsequent
Environmental Impact Report for more information.
Police Services
Goal PS-5
Ensure that there is an adequate service level of
law enforcement services provided for all
residents, visitors, and businesses throughout
the City of Corona.
The Green River Ranch Specific Plan will not interfere
with the City’s ability to provide an adequate level of law enforcement services. Impact fees and recurring
tax revenue generated by development in Green River
Ranch will support law enforcement services.
Goal PS-6
Ensure that police services are provided in a
manner that reflects and is sensitive to the
characteristics and needs of resident population,
visitors, and business community.
Goal PS-7 The Green River Ranch Specific Plan’s non-residential development is positioned along Green River Road,
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Encourage the use of land use and development
configuration and site design standards within
residential and other developments to minimize
crime and improve the safety for residents,
visitors, and employees.
which is a safe and convenient location for such uses.
The 32 estate residential lots will be accessed by
private roads, which the Specific Plan states may be
gated for security.
Fire Hazards
Goal PS-8
Ensure that there is an adequate service level of
fire protection and suppression services
provided for all residents, visitors, and
businesses throughout the City of Corona to
meet community expectations and budgetary
resources for safety.
The Specific Plan area will be served by the City’s Fire Department and development within its boundaries is
required to comply with the Department’s Uniform
Fire Code. Fire services will be provided by the Fire
Station #5 located at 1200 West Canyon Crest Drive,
just less than one mile east of the project along Green River Road. Emergency response time to all parts of
the Specific Plan area will be five minutes or less (i.e., two miles or less), which meets or exceeds the City’s
criteria for residential, industrial, and commercial
development response times. The site is located in a
high fire hazard area, which requires conformance with
the City of Corona Fire Department’s Fuel
Modification Program. The Specific Plan incorporates
landscaping standards and guidelines in compliance
with that program for areas that are susceptible to wild land fire hazards. The Specific Plan proposes a
minimum 150’ fuel modification zone at the edge of
the graded slope areas where they interface with the
wild land hillside, as shown on Exhibit 14, Conceptual
Landscape Plan. A more detailed Fuel Modification
Plan will be submitted to the City for review and
approval as part of Precise Plan approvals. Further,
potential fire impacts and appropriate mitigation
measures will be evaluated as part of the
Environmental Impact Report prepared for the project.
Goal PS-9
Through fire prevention and educational efforts,
promote participation, voluntary compliance
and community awareness of fire safety issues
in order to reduce the incidence and severity of
fire and related emergencies and loss.
Goal PS-10
Reduce fire risk to life and property through
effective land use planning and compliance with
federal, state, local laws, ordinances, and
standards.
NOISE -
Noise Transportation
Goal N-1
Protect residents, visitors, and noise-sensitive
land uses from the adverse human health and
environmental impacts created by excessive
noise levels from transportation sources by
requiring proactive mitigation.
Potential noise impacts and appropriate mitigation
measures will be evaluated as part of the Subsequent
Environmental Impact Report prepared for the project.
Goal N-2
Prevent and mitigate the adverse impacts of
excessive ambient noise exposure, including
vibration on residents, employees, visitors, and
“noise sensitive” land uses.
Goal N-3
Discourage the spillover or encroachment of
unacceptable noise levels from mixed use,
commercial, and industrial land uses on to noise
sensitive land uses.
Goal N-4
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Minimize noise impacts created by railroad
transit and airport operations and flight patterns
on residential areas and other “noise sensitive”
land use areas.
Reduction in Pollution Exposure
Goal HC-2
Protection of residents, business, and visitors
from exposure to pollution and improvement of
air quality for the community.
Potential air quality impacts and appropriate mitigation measures will be evaluated as part of the Subsequent
Environmental Impact Report prepared for the project.
Safe and Sanitary Housing
Goal HC-4
Ample opportunities for housing that is safe,
sanitary, and healthful for residents of all ages,
abilities, and incomes.
The Specific Plan proposes to fill the demand for highend custom home sites with 25,000 sq. ft. minimum lot sizes within the western portion of the City.
According to market analysis, the demand for custom
home sites is not being met within Corona. The intent
is to widen the range of housing opportunities
available in the City and provide alternatives to
conventional production housing in a location
convenient to community services.
ENVIRONMENTAL RESOURCES -
Water Resources
Goal ER-1
Enhancement, protection, and management of
the quality and quantity of hydrologic resources
in Corona to ensure its long-term quality and
sustainability.
A Hydrology Report and Water Quality Management
Plan (WQMP) that supplements the Green River
Ranch Specific Plan have been prepared. A storm
water infrastructure system will be installed as called for by the Specific Plan to handle storm water
collection and discharge into the City’s storm water
drainage system. A large portion of the estate
residential area would remain undeveloped, allowing
water to continue percolating into the natural drainage system. There is no development proposed in
Planning Area 7.
Goal ER-2
Sustainable use of finite water resources for the
long-term use of residents, the business
community, and visitors of Corona.
The Water Supply Assessment prepared for the Green
River Ranch Specific Plan demonstrates that an
adequate supply of water is available for the project in addition to the City’s other water supply commitments.
Goal ER-3
Long-term groundwater sustainability of the
local water supply for domestic, commercial,
industrial, agricultural, environmental
protection, and other purposes.
There is a large portion of the Green River Ranch
Specific Plan project site will be maintained as
permeable surfaces to allow for groundwater
infiltration. For further analysis, refer to the prepared Green River Ranch Hydrology Report and Subsequent
Environmental Impact Report.
Goal ER-4
Proper management of floodplain and riparian
areas for their importance to wildlife habitat,
unique and sensitive plant life, water recharge,
and public health and safety.
A portion of the estate residential area would remain
undeveloped, allowing water to percolate into the
natural drainage system and groundwater table and for
riparian areas to continue serving as habitat for
wildlife.
Goal ER-5
Preservation and protection of natural and manmade wetlands from development impacts for their importance to wildlife habitat, unique and
The Green River Ranch Specific Plan advocates for
sensitive placement of residential developmental
building pads for the protection and preservation of
natural and man-made wetlands from development
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sensitive plant life, water recharge, and scenic
value.
impacts for their importance of wildlife habitat, unique and sensitive plant life, water recharge and scenic
value. For additional analysis on biological
preservation and protection, refer to the Biological
Resources section of the Subsequent Environmental
Impact Report prepared for the Green River Ranch
Specific Plan.
Biological Resources
Goal ER-6
Protection, enhancement, and sustaining of
significant plant and wildlife species and habitat
that exist in Corona and its Planning Area, for
the long-term benefit of the natural environment
and Corona residents and visitors.
The Specific Plan provides for a mix of general
commercial, estate residential, and business park
industrial uses. The non-residential uses will occur
near SR-91 in the most non-sensitive portions of the
property for biological resources. The Green River
Ranch Specific Plan advocates for sensitive placement
of residential developmental building pads in the
southern portion of the property for the protection and preservation of sensitive biological resources. For
additional analysis on biological resources, refer to the Biological Resources section of the Subsequent
Environmental Impact Report prepared for the Green
River Ranch Specific Plan.
Goal ER-7
Adequate protection of biological resources and
increased public awareness of their value to the
community.
Goal ER-8
Protection of forest and vegetation resources in
the City of Corona.
Goal ER-9
Protection of regional washes and waterways
and their use for recreational and open space
purposes such as trails, habitat preservation, and
groundwater recharge.
Air Resources
Goal ER-12
Improvement in air quality within the Corona
Planning Area by controlling point sources,
reducing vehicle trips, implementing efficient
land use planning and construction practices,
and energy conservation.
The Green River Ranch Specific Plan is located in the
SR-91 corridor area. The development of commercial
and industrial business park non-residential uses in this area will reduce trip distances, and associated vehicular air emissions, by providing a short trip length to and
from the site and the State Highway System.
Development in the Specific Plan area will be required
to comply with the California Green Building
Standards Code, which requires energy conservation in
construction practices.
Goal ER-13
Reduce greenhouse gas (GHG) emissions from
City operations and community-wide sources
15% below 2008 levels by 2020, 49% below
2008 levels by 2030, and 66% below 2008
levels by 2040.
The Green River Ranch Specific Plan will not obstruct
the City’s ability to reduce GHG operations from City
operations. Refer to the Greenhouse Gas Emissions
Report prepared for the Green River Ranch Specific
Plan Subsequent Environmental Impact Analysis for
an analysis of project-specific GHG emissions and an
explanation of consistency with GHG reduction goals.
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EXISTING AND PROPOSED SPECIFIC PLAN LAND USE DESIGNATIONS
EXISTING SPECIFIC LAND USE DESIGNATIONS
PROPOSED SPECIFIC PLAN LAND USE DESIGNATIONS
GREEN RIVER RANCH
3-3
TABLE 2 PERMITTED USES
LAND USE MU
BPI C-G RE OS
P = Permitted Use
C = Conditional Use
MCUP = Minor Conditional Use Permit
SRUP = Second Residential Unit Permit
BZA = Board of Zoning Adjustment
X = Not Permitted
Accessory Dwelling Unit, per City of Corona Municipal Code Chapter 17.85 X X P X Amusement centers and water/theme parks X X X X
Animals:
• Cats – Three weaned cat
• Dogs – Three weaned dogs
X X P
X
Animals:
• Horses – Two adult horses plus any foals in one acre; one additional adult horse/foal for each additional acre, up to 5 horses/foalstotal X X X
Animal hospitals, with no outdoor kennels PX P X X
Antique restoration P P X X
Antique shop/specialty furniture boutique PX P X X
Appliance store, radio and television PX P X X
Arcade, game or video (as an ancillary use) BZA
X BZA X X
Art, crafts and curio shops PX P X X
Art gallery PX P X X
Asphalt manufacturing or refining X X X X
Automobile body, fender repair, and painting C X X X
Automobile car wash when included with service station, full service, detailing X1 C X
X
Automobile parts and supply store PX P X X
Automobile sales, new and used – dealer used only XC2 X X X Automobile service stations PX C X X
Automobile upholstery X X X X
Automobile wrecking yard X X X X
Bakery goods (retail) and bagel shops P X P X X
Bakery goods and grain products, manufacturing and wholesale P X X X P
GREEN RIVER RANCH
3-4
LAND USE MU
BPI C-G RE OS
Bank and financial institutions XP P X X
Barber and beauty shops PX P X X
Bars, cocktail lounges and taverns (with on-site consumption only) CX C X X Bed & Breakfast Inns X X X X
Beverage manufacturers and distributors, including breweries, distillery or winery P X X X
Billiard parlor CX MCUP X X
Bicycle shop, assembly and rental P P X X
Blueprinting and reprographic services P P X X
Boat and marine equipment, sales/rental and repair (no manufacturing) P X X X Bookstore PX P X X
Bottling and Bottle washing PX X X X
Bowling alleys PX P X X
Building material sales yard C X X X
Building movers storage yard X X X X
Cabinet and carpenter shop P X X X
Caretaker’s unit X X X X
Catering establishment P P X X
Churches and similar religious uses, greater than 10,000 square feet in combined floor area C C X X
Churches and similar religious uses, less than 10,000 square feet in combined floor area MCUP X X X
Cinemas and theaters, excluding adult entertainment CX C X X Clothes and wearing apparel shops PX P X X
Coffee and tea shops and boutiques PX P X X
Coffee houses and sales, including roasting and packaging, provided that the retail floor area meets the parking ratio for restaurant in CMC 17.76.030. P P X X Coins and stamps, purchase and sales PX P X X
Computer hardware/software sales and service (wholesale or retail) PX P X X Confectionary or candy store PX P X X
Convenience store PX P X X
Cosmetics, manufacturing and processing P X X X
Costume rental PX P X X
GREEN RIVER RANCH
3-5
LAND USE MU
BPI C-G RE OS
Data processing equipment sales and service P P X X
Day care PX P X X
Decorating or drapery shop PX P X X
Delicatessen (including outdoor dining) PX P X X
Department store PX P X X
Discos and dance, night or teen clubs CX C X X
Discount retail store PX P X X
Distribution facility, as an accessory use to a primary business P X X X Drugstores and pharmacies with drive-through CX P X X
Drugstores and pharmacies without drive-through PX P X X Dry cleaners and tailor shops PX P X X
Electronics and electrical equipment – sale and rental P P X X Equipment rental services of construction or heavy equipment X X X X Exhibit halls and meeting halls XP X X X
Fabric and sewing supply stores PX P X X
Fertilizer production X X X X
Film and camera sales, exchange, and film processing P P X X Film studios – outdoor X X X X
Fire Station C C X X
Fix-it and repair shop P X X X
Florists or flower shops PX P X X
Food processing, packaging, and distribution (excludes slaughtering of animals) P X X X
Freestanding carnival rides X X X X
Fuel storage – aboveground bulk X X X X
Furniture store (new furniture only) PX P X X
Furniture transfer and storage P X X X
Golf, miniature PX X X X
Golf, tennis, polo or country clubs CX C X X
Gift shops or card shops PX P X X
Glass blowing and novelty (retail only). PX XP X X
GREEN RIVER RANCH
3-6
LAND USE MU
BPI C-G RE OS
Grocery stores or supermarkets CX P X X
Guest ranches 36 X X X X
Hardware or home improvement store PX P X X
Health and fitness centers PX P X X
Health Care Facility – subject to City of Corona Municipal Code Chapter
17.73 PX P P X
Health food store PX P X X
Hobby shop PX P X X
Home furnishings P P X X
Hotels and Motor Inns (may include restaurants and bars, entertainment, convention facilities, and other similar uses) C C X
House trailer, used as a construction project office during time of construction while a valid building permit is in force P P P X Ice cream/yogurt shop and parlor PX P X X
Ice manufacturing P X X X
Indoor sports centers and arcades for recreational use including, but not limited to, batting cages; basketball courts; racquetball courts; laser tag, etc. MCUP MCUP X X Institute, sports and recreation PX P X X
Interior decorating shop PX P X X
Iron works, ornamental X X X X
Jewelry store PX P X X
Laboratories, including experimental, research, and physical & chemical testing P X X X
Laboratory: medical, dental, film, research P X X X
Laundry, industrial and commercial P X X X
Library PX P X X
Liquor store, sale for off-site use only PX P X X
Locksmith P P X X
Lumber production, milling products X X X X
Machine shops and tool repair. All work done indoors. No outside storage permitted. No stamping. P X X X
Mail order businesses P P X X
Manufactured housing on a permanent foundation (excluding temporary site office during construction) subject to the provisions of the City of Corona Municipal Code Chapter 17.81
X X P
X
Manufacturing, assembly, and fabrication of goods from the following C X X X X
GREEN RIVER RANCH
3-7
LAND USE MU
BPI C-G RE OS
materials:
Acids; Fiberglass
Manufacturing, assembly, and fabrication of goods from the following materials:
Canvas; Felt; Metals; Wood;
Cellophane; Fiber; Paper; Yarn.
Clay; Glass; Plastic;
Cloth; Hair; Precious or semi-precious stones Feathers; Leather; Textiles;
P X X
X
Manufacturing, assembly, and fabrication of goods from the following materials:
Oil Plaster;
Petroleum base Rubber;
products; Stone;
Paint; Styrofoam.
C X X
X
Market, open air XC XC X X
Market, produce, fish, meat and butcher shops (retail only) PX P X X Mattresses, manufacturing, and renovating P X X X
Medical/dental equipment sales and rental P X X X
Messenger service P P X X
Metal galvanizing, painting, plating, and powder coating C X X X Metal stamping X X X X
Microbreweries PX P X X
Microfilm service PX P X X
Mini-storage and mini-warehouse XC X X X
Mobile home parks X X X X
Motorcycle sales, service and repair X X X X
Museum PX P X X
Musical instrument manufacturing P X X X
Music and video stores PX P X X
Novelties manufacturing P X X X
Nurseries and garden supply stores PX P X X
Office equipment – supply and service P P X X
Offices – general P P X X
Optical goods, manufacturing and processing P X X X
GREEN RIVER RANCH
3-8
LAND USE MU
BPI C-G RE OS
Outdoor storage of recreational vehicles and boats, storage lot X X X31 X Packaging business P X X X
Paint and wallpaper store PX P X X
Park-and-Ride lot C C X X
Parking lots and structures, as an accessory to an on-site business P P X X Performing arts centers PX X X X
Perfumes, blending and bottling P X X X
Pest control operators and services P X X X
Pet shops and pet grooming PX P X X
Pharmaceutical processing P X X X
Photocopying services PX P X X
Photographer/photography studios P P X X
Plastic extrusion lamination molding P X X X
Police substation C C X X
Postal distribution center P X X X
Post office (U.S.) or private postal annex P P X X
Pottery sales, indoor PX P X X
Printing shop P P X X
Public scales, associated with an industrial user P X X X Publishing books, periodicals and newspaper P X X X
Race tracks (auto, horse, go-cart, motorcycle) X X X X
Radio or broadcasting stations C C X X
Recreation vehicle park X X X X
Recycling collection facilities; indoor operations only P P X X Recycling processing facilities XP X X X
Refrigeration plants and repairs XC X X X
Residential, Multi-Family9,10 6,7 P P X X
Residential, single family X X P X
Restaurant or café with drive-through (no dancing, theatrical performances permitted) C5
X P X X
Restaurant or café without drive-through (no dancing, theatrical performances permitted) PX P X X
GREEN RIVER RANCH
3-9
LAND USE MU
BPI C-G RE OS
Restaurant or café without drive-through that includes (dancing and theatrical performances as an ancillary use. Nightclubs as defined under CX P C X X
Section 17.04.454 and adult entertainment as per CMC Chapter 17.41 are prohibited.
permitted), no adult entertainment as per City of Corona Municipal Code Chapter 17.41. Live performances are subject to an entertainment permit issued by the Police Department.
X X X X
Retail sale of products manufactured, assembled, fabricated or processed on premises, provided that off-street parking requirements for commercial uses per CMC Section 17.74.030 can be provided for the retail portion.
P X X
X
Retail sales of general merchandise – new only PX P X X Rifle, pistol, skeet or trapshooting ranges X X X X
Scientific equipment assembly P X X X
Schools and educational institutes C C X X
Second dwelling unit, per City of Corona Municipal Code Chapter 17.85 X X SRUP Senior citizen housing X X X X
Shoe sales and repair PX P X X
Showroom Design Centers - with limited retail sale of products associated with home improvement and decorating. P P X X
Sign manufacturing and painting P X X X
Silk screens, manufacturing and processing P X X X
Similar uses permitted by Planning Commission determination. 42 P P P X Skating rinks/roller blading MCUPX MCUP X X
Smoking lounge47 MCUPX MCUP X X
Specialty and gourmet store PX P X X
Sporting goods store PX P X X
Stables and riding academies X X X X
Stationary store PX P X X
Studio or academy (dance, design, karate, etc.) PX P X X Tanning salon PX P X X
Television or telecommunication broadcasting stations, antennas, cable and microwave relay stations C X X X
Tire sales and service C X X X
Tobacco shop58 X MCUP MCUP X X
Toiletries processing P X X X
GREEN RIVER RANCH
3-10
LAND USE MU
BPI C-G RE OS
Tourist information centers P P X X
Toy manufacturing P X X X
Toy store PX P X X
Trailers and recreational vehicles and boat sales, service, and rental, new, used in conjunction with new C C X X
Travel agency P P X X
Upholstery shop, no automobiles P X X X
Utility substations and structures C C C X
Vitamin processing P X X X
Warehouse, furniture P X X X
Warehousing and distribution
(chilled, cooled, and freezer warehouse space is limited to a maximum of 111,925 square feet in the BPI area)
P X X
X
Wholesale, brokers, jobbers and distribution P X X X
Table 3 Notes:
1 Automobile car wash when included with a service station, full service, detailing, shall be permitted through a Conditional Use Permit within the Mixed-Use Zone, Planning Area 47 only 2 Automobile dealers allowed per a CUP in Planning Area 2 only. 31 Within the Estate Residential Estate land use designation, recreational vehicle parking shall comply with Section
3.3.1.D.3.b 3.3.D.3.b of this Specific Plan.
4 2 Similar uses permitted by Planning Commission determination: The Commission may, by resolution of record, permit any other uses which it may determine to be similar to those listed above; provided such uses are not or will not be dangerous or offensive by reason of the emission of dust, gas, noise, fumes, odors, vibrations, or otherwise in conformity with the intent and purpose of the Zone, and not more obnoxious or detrimental to the public health, safety and welfare, or to other uses permitted in the Zone. See Chapter 17.88 of the City of Corona Municipal Code for the procedure.
5 Restaurant or café with drive-through (no dancing, theatrical performances permitted) is right in Planning Area 47 only, Mixed Use Zone.
63 Guest ranches refer to accommodation provided to overnight residents for recreational uses associated with horse riding, hiking, and natural resources enjoyment. 7 4 A smoking lounge is defined as a business establishment that is dedicated, in whole or part, to the smoking of tobacco or other substances, including but not limited to establishments known variously as cigar lounges, hookah cafes, tobacco clubs or tobacco bars. Smoking lounges may include the sale of tobacco in compliance with Corona Municipal Code Chapter 5.19. Refer to Section 17.33.160 of the Corona Municipal Code for supplemental development standards.
85 A tobacco store means a retail store utilized primarily for the sale of tobacco products and accessories; and in which at least 80% of the square footage of the available retail floor and shelf space is devoted to the sale of tobaccorelated products and accessories. Tobacco stores shall adhere to the following: 1) The sale of drug paraphernalia, as defined in Corona Municipal Code Chapter 9.10, is prohibited; and 2) The provisions of Corona Municipal Code Chapter 5.19 (Tobacco Sales Restrictions).
9. 6. Residential permitted for a housing development project proposed pursuant to Cal Gov’t Code section 6582.24 subject to the requirements of Corona Municipal Code Chapter 17.31
10. 7. Residential Permitted for a housing development project proposed pursuant to Cal Gov’t Code section 65912.100 et seq.
Existing and Proposed Green River Ranch Sign Program
Existing Sign Program Proposed Sign Program
LAND ACQUISITION EXHIBIT
Proposed Constrained Linkage 1 (PCL-1) Relocation Exhibit DRAFT
SU BSEQUENT ENVIRONMENTAL IMPACT REPORT
FOR THE
GREEN RIVER RANCH SPECIFIC PLAN AMENDMENT &
BUSINESS PARK INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PROPOSED CONSTRAINED LINKAGE 1
SCH NO. 2022080640
CITY OF CORONA, CALIFORNIA
September 2024
This Page Intentionally Left Blank
DRAFT
SUBSEQUENT ENVIRONMENTAL IMPACT REPORT
FOR THE
GREEN RIVER RANCH SPECIFIC PLAN AMENDMENT &
BUSINESS PARK INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PROPOSED CONSTRAINED LINKAGE 1
SCH NO. 2022080640
CITY OF CORONA, CALIFORNIA
Prepared For:
City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, California 92882
(951) 736-2434
Prepared by:
Enplanners, Inc.
P.O. Box 960
Lake Arrowhead, California 92352
(951) 289-5233
September 2024
This Page Intentionally Left Blank
DRAFT SUBSEQUENT EIR
GREEN RIVER RANCH SPA & BUSINESS PARK
INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1
CITY OF CORONA
SEPTEMBER 202 4
TABLE OF CONTENTS
ENPLANNERS
i
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY........................................................................................1-1
1.1 PROPOSED CHANGES TO THE APPROVED PROJECT.........................1-1
1.2 PROJECT OBJECTIVES...............................................................................1-2
1.3 REQUIRED APPROVALS............................................................................1-2
1.4 PURPOSE OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT
REPORT.........................................................................................................1-4
1.5 TECHNICAL STUDIES AND RELATED DOCUMENTS
INCORPORATED BY REFERENCE...........................................................1-6
1.6 SCOPING MEETING AND NOTICE OF PREPARATION........................1-8
1.7 PUBLIC REVIEW PERIOD..........................................................................1-8
1.8 SUMMARY OF PROJECT ALTERNATIVES ..........................................1-10
1.9 SUMMARY OF ENVIRONMENTAL IMPACTS AND
MITIGATION MEASURES........................................................................1-11
2.0 INTRODUCTION......................................................................................................2-1
2.1 PURPOSE OF THIS SUBSEQUENT ENVIRONMENTAL IMPACT
REPORT.........................................................................................................2-1
2.2 PROPOSED MODIFIED PROJECT .............................................................2-1
2.3 PROPOSED RELOCATION OF PCL-1 .......................................................2-2
2.4 BASIS FOR AND INTENDED USE OF THIS SUBESQUENT EIR..........2-2
2.5 CONTENT AND ORGANIZATION OF THIS SUBSEQUENT EIT ..........2-4
2.6 LEAD AGENCY CONTACT INFORMATION...........................................2-7
2.7 PUBLIC SCOPING MEETING.....................................................................2-7
2.8 NOP PUBLIC REVIEW PERIOD...............................................................2-13
2.9 DRAFT SEIR REVIEW PERIOD ...............................................................2-26
3.0 PROJECT DESCRIPTION ........................................................................................3-1
3.1 PROJECT LOCATION AND SETTING ......................................................3-1
3.1.1 MODIFIED PROJECT...................................................................................3-1
3.1.2 RELOCATION OF PCL-1.............................................................................3-7
3.2 MODIFIED PROJECT DEFINITION.........................................................3-11
3.2.1 MODIFIED PROJECT OVERVIEW ..........................................................3-11
3.2.2 PROPOSED GENERAL PLAN AMENDMENT........................................3-12
3.2.3 PROPOSED SPECIFIC PLAN AMENDMENT .........................................3-15
CITY OF CORONA
SEPTEMBER 202 4
DRAFT SUBSEQUENT EIR
GREEN RIVER RANCH SPA & BUSINESS PARK
INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1
TABLE OF CONTENTS
ENPLANNERS
ii
3.2.4 PROPOSED TENTATIVE TRACT MAP...................................................3-15
3.2.5 PROPOSED PRECISE PLAN .....................................................................3-19
3.3 RELOCATION OF PCL-1 PROJECT DEFINITION .................................3-24
3.4 EXISTING LAND USES, GENERAL PLAN LAND USE
DESIGNATIONS, AND ZONING..............................................................3-24
3.5 PROJECT OBJECTIVES.............................................................................3-26
3.6 DISCRETIONARY ACTIONS, PERMITS, AND OTHER
APPORVALS...............................................................................................3-27
4.0 MODIFIED PROJECT ENVIRONMENTAL IMPACT ANALYSIS ......................4-1
4.0.1 APPROACH TO THE ENVIRONMENTAL ANALYSIS OF THE
PROPOSED MODIFIED PROJECT .............................................................4-1
4.0.2 MODIFIED ENVIRONMENTAL CHECKLIST..........................................4-2
4.1 AESTHETICS .............................................................................................4.1-1
4.2 AGRICULTURE AND FOREST RESOURCES .......................................4.2-1
4.3 AIR QUALITY ...........................................................................................4.3-1
4.4 BIOLOGICAL RESOURCES.....................................................................4.4-1
4.5 CULTURAL RESOURCES........................................................................4.5-1
4.6 ENERGY.....................................................................................................4.6-1
4.7 GEOLOGY AND SOILS............................................................................4.7-1
4.8 GREENHOUSE GAS EMISSIONS ...........................................................4.8-1
4.9 HAZARDS AND HAZARDOUS MATERIALS.......................................4.9-1
4.10 HYDROLOGY AND WATER QUALITY ..............................................4.10-1
4.11 LAND USE AND PLANNING ................................................................4.11-1
4.12 MINERAL RESOURCES.........................................................................4.12-1
4.13 NOISE .......................................................................................................4.13-1
4.14 POPULATION AND HOUSING .............................................................4.14-1
4.15 PUBLIC SERVICES.................................................................................4.15-1
4.16 RECREATION..........................................................................................4.16-1
4.17 TRANSPORTATION ...............................................................................4.17-1
4.18 TRIBAL CULTURAL RESOURCES ......................................................4.18-1
4.19 UTILITIES AND SERVICE SYSTEMS..................................................4.19-1
4.20 WILDFIRE................................................................................................4.20-1
5.0 RELOCATION OF PCL-1 PROJECT ENVIRONMENTAL IMPACT
ANALYSIS ................................................................................................................5-1
6.0 ALTERNATIVES ......................................................................................................6-1
DRAFT SUBSEQUENT EIR
GREEN RIVER RANCH SPA & BUSINESS PARK
INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1
CITY OF CORONA
SEPTEMBER 202 4
TABLE OF CONTENTS
ENPLANNERS
iii
6.1 INTRODUCTION..........................................................................................6-1
6.2 PROJECT OBJECTIVES...............................................................................6-2
6.3 2001 EIR ALTERNATIVES..........................................................................6-3
6.3.1 2001 EIR ALTERNATIVE 1: NO BUILD ALTERNATIVE.......................6-3
6.3.2 2001 EIR ALTERNATIVE 2: NO PROJECT ALTENATIVE.....................6-4
6.3.3 2001 EIR ALTERNATIVE 3: COMMERCIAL-INDUSTRIAL
ALTERNATIVE ............................................................................................6-4
6.3.4 2001 EIR ALTERNATIVE 4: RESIDENTIAL.............................................6-5
6.3.5 2001 EIR ENVIRONMENTALLY SUPERIOR ALTERNATIVE...............6-5
6.4 ALTERNATIVES TO CONSIDER IN THIS SEIR......................................6-6
6.4.1 ALTERNATIVE 1: NO PROJECT/NO BUILD ALTERNATIVE...............6-6
6.4.2 ALTERNATIVE 2: MIXED USE ALTERNATIVE.....................................6-7
6.4.3 ALTERNATIVE 3: RESIDENTIAL ALTERNATIVE ................................6-9
6.5 SUMMARY OF POTENTIAL IMPACTS OF ALTERNATIVES.............6-10
6.5 ENVIRONMENTALLY SUPERIOR ALTERNATIVE.............................6-12
7.0 OTHER CEQA-REQUIRED ANALYSIS.................................................................7-1
7.1 CEQA REQUIREMENTS .............................................................................7-1
7.2 SIGNIFICANT AND IRREVERSIBLE ENVIRONMENTAL
CHANGES .....................................................................................................7-1
7.3 GROWTH INDUCING IMPACTS ...............................................................7-3
7.4 MANDATORY FINDINGS OF SIGNIFICANCE........................................7-5
8.0 REFERENCES...........................................................................................................8-1
APPENDICES
A: Scoping Meeting Comments
B: NOP, NOP Comments
C: Green River Ranch Visual Impact Analysis
D-1: Air Quality Impact Analysis
D-2: Health Risk Assessment
E-1: Biological Technical Report
E-2: Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis E-3: Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis F: Phase I Cultural Resources Assessment
G: Energy Analysis
H-1: EIR-Level Geotechnical Study
H-2: Update of EIR-Level Geotechnical Study
H-3: Paleontological Resource Record Search Update
I: Greenhouse Gas Analysis
J: Phase I Environmental Site Assessment Update
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K-1: Preliminary Drainage Report
K-2: Project Specific Water Quality Management Plan
L: Noise and Vibration Analysis
M-1: Traffic Analysis
M-2: Vehicle Miles Traveled (VMT) Analysis
M-2: Preliminary Wastewater Report
N: Sacred Lands File Search
O-1: Preliminary Wastewater Report
O-2: Preliminary Water Report
O-3: Water Supply Assessment
P: Fire Protection Plan
Q: Criteria Refinement Analysis Relocation of Proposed Constrained Linkage 1
FIGURES
Figure 3.1: Regional Location..............................................................................................................................3-2 Figure 3.2: Project Vicinity..................................................................................................................................3-3 Figure 3.3: PCL-1 Alignment...............................................................................................................................3-5 Figure 3.4: Existing and Proposed General Plan Land Use Designations...........................................................3-7 Figure 3.5: Existing and Proposed Specific Plan Land Use Designations...........................................................3-7 Figure 3.6: Proposed Business Park Site Plan......................................................................................................3-9 Figure 4.1-1: Site Photos...................................................................................................................................4.1-3 Figure 4.1-2: Conceptual Rendering – Aerial Perspective..............................................................................4.1-15 Figure 4.1-3: Conceptual Rendering – Westerly Perspective .........................................................................4.1-17 Figure 4.1-4: B1 Building Elevations 1 of 2 ...................................................................................................4.1-23 Figure 4.1-5: B1 Building Elevations 2 of 2 ...................................................................................................4.1-25 Figure 4.1-6: B2 Building Elevations .............................................................................................................4.1-27 Figure 4.1-7: B3 Building Elevations .............................................................................................................4.1-29 Figure 4.1-8: B4 Building Elevations .............................................................................................................4.1-31 Figure 4.1-9: B5 Building Elevations .............................................................................................................4.1-33 Figure 4.1-10: Conceptual Landscape Plan.....................................................................................................4.1-35 Figure 4.1-11: Site Photometrics B1...............................................................................................................4.1-39 Figure 4.1-12: Site Photometrics B2, 3, 4, 5...................................................................................................4.1-41 Figure 4.4-1: Vegetation Map ...........................................................................................................................4.4-7 Figure 4.4-2: RWQCB Jurisdictional Drainages.............................................................................................4.4-13 Figure 4.4-3: CDFW Jurisdictional Drainages................................................................................................4.4-15 Figure 4.4-4: MSHCP Jurisdictional Drainages..............................................................................................4.4-17 Figure 4.20-1: Fuel Modification Zones.......................................................................................................4.20-13 Figure 4.20-2: Wildfire History ....................................................................................................................4.20-17 Figure 5.1: PCL-1 Vegetation Map....................................................................................................................5-15 TABLES
Table 1-1: Summary of Impacts, Mitigation Measures, and Level of Significance after Mitigation ................1-13 Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting ................................2-7 Table 2-2: Summary of Comments Received in Response to the NOP.............................................................2-13 Table 4.3-1: Overall Construction Emissions Summary – Without Mitigation..............................................4.3-19 Table 4.3-2: Overall Construction Emissions Summary – With Mitigation...................................................4.3-19
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Table 4.3-3: Summary of Peak Operational Emissions – Without Mitigation ...............................................4.3-20 Table 4.3-4: Summary of Peak Operational Emissions – With Mitigation ....................................................4.3-21 Table 4.3-5: Localized Significance Summary of Operations – Without Mitigation.....................................4.3-23 Table 4.3-6: Localized Significance Summary of Operations – With Mitigation ..........................................4.3-23 Table 4.3-5: Summary of Construction and Operational Cancer and Non-Cancer Risks Without Mitigation....................................................................................................................................4.3-23 Table 4.4-1: Natural Communities within the Project Site and Offsite Improvements....................................4.4-6 Table 4.8-1: Project GHG Emissions..............................................................................................................4.8-19 Table 4.9-1: Trip Generation Comparison Approved Project vs. Modified Project.......................................4.9-10 Table 4.11-1: Comparison of the Approved and Modified Project GRRSP Land Uses.................................4.11-3 Table 4.11-2: GRRSPA (Modified Project) Consistency with Connect SoCal Goals....................................4.11-9 Table 4.11-3: GRRSPA (Modified Project) Conformance with City General Plan Goals ..........................4.11-10 Table 4.13-1: 24-Hour Ambient Noise Level Measurements.........................................................................4.13-3 Table 4.13-2: Significance Criteria Summary ................................................................................................4.13-6 Table 4.13-3: Operational Noise Standards....................................................................................................4.13-7 Table 4.14-1: City of Corona Population, Households, and Employment .....................................................4.14-3 Table 5.4-1: Vegetation Communities within the Existing PCL-1 and Alternate PCL-1..................................5-14 Table 6.5-1 - Comparison of the Project Alternatives ......................................................................................6-10 Table 6.5-2 - Comparison of the Approved Project vs. Modified Project ........................................................6-11
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1.0 EXECUTIVE SUMMARY
1.1 PROPOSED CHANGES TO THE APPROVED PROJECT
The Project Applicant proposes to Amend the Green River Ranch Specific Plan (GRRSP) to modify land uses and rearrange Planning Areas (PAs). The proposed GRRSP Amendment (GRRSPA) would create Business Park Industrial (BPI) PAs that are also proposed for development as part of the Project. The combined affect of the GRRSPA and BPI Development proposal is defined as the Modified Project in this Supplemental Environmental Impact Report (SEIR).
The Project Applicant, PSIP WR Green River, LLC, seeks approval of Amendment No. 1 to the GRRSP to rearrange and change the previously approved land uses, slightly expand the Specific Plan boundary, and designate a large portion of the site as open space for permanent preservation to compliance with the WR-MSHCP. Concurrent with the proposed GRRSPA, the Project Applicant requests entitlements for development of the BPI PAs located in revised PAs 1, 2 and 3. A detailed description of the proposed Modified Project is provided in Section
3.2. To implement the GRRSPA and BPI Development, the project Applicant proposes a General Plan Amendment (GPA), Specific Plan Amendment (SPA), Tentative Tract Map (TTM), and Precise Plan (PP). These discretionary approvals represent the proposed Project, proposed Modified Project, or Modified Project analyzed in this SEIR. These actions are summarized as follows:
• GPA 2020-0002 • SPA 2020-0006
• TTM 37963 • PP 2020-0004
In addition to the proposed changes, the Regional Conservation Agency (RCA) requested that the City apply for a WR-MSHCP Criteria Area Refinement to relocate Proposed Constrained Linkage 1 (PCL-1) from its current alignment to the B Canyon property as the GRRSP Planning Area contains four Criteria Cells (1702, 1704, 1811, and 1812) and PCL-1. The Criteria Cells support PCL-1 that connects Core Area A to the north (Prado Basin/Santa Ana River) with Core Area B to the south (Cleveland National Forest). The RCA recently purchased approximately 670 acres of land adjacent to and west of the GRRSP Planning Area known as the B Canyon property. This property has long been considered a superior location for a wildlife linkage because it removes or reduces the physical barriers at Green River Road, the railroad tracks, and SR-91 associated with the existing alignment of PCL-1. Consequently, the City has agreed to address the proposed Relocation of PCL-1 in this SEIR as a separate but related project. The environmental analysis of the proposed Relocation of PCL-1 is presented in this SEIR on a project level, independent of the Modified Project.
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1.2 PROJECT OBJECTIVES
Modified Project
The following project objectives from the previously approved GRRSP EIR remain valid for the proposed Modified Project.
• To provide for the orderly and efficient development of the Green River Ranch property. • To implement the goals, objectives, and policies of the City of Corona General Plan. • To develop land uses which reflect sound economic, market, and financial consideration. • To develop uses which will generate additional revenue for the City of Corona, and establish a strong tax base for the City.
• To provide convenient commercial and industrial services for the community, in addition to similar services for freeway oriented and generated visitors. • To promote organized and well-planned development within the Specific Plan area. • To provide guidance and direction for the future development of this property. • To create an aesthetically pleasing western gateway into the City of Corona.
Relocation of PCL-1
The project objectives for the proposed Relocation of PCL-1 are as follows:
• Improve wildlife linkage between Core Areas A and B by connecting wildlife habitats, between the Santa Ana Mountains, Prado Basin, and Chino Hills. • Establish a superior PCL-1 wildlife corridor due to existing constraints from roads, railroads, SR 91, and development associated with the existing PCL-1 alignment. • Increase overall Covered Habitat as described in the WR-MSHCP through conserving additional lands.
1.3 REQUIRED APPROVALS
The legislative and discretionary actions to be considered by the City as part of the proposed Project include:
Modified Project
• General Plan Amendment No. 2020-0002 (GPA 2020-0002): The Modified Project requires City approval of a GPA to amend the existing GRRSP designations. As discussed in Section 3.2.2, the MU2 designation on approximately 5.5 acres would change to GC.
The current configuration and designation of MU2, GC, ER, and OS-G on 49.31 acres would change to Light Industrial (LI). The current configuration and designation of MU2 and ER on approximately 20.39 acres would change to ER. The configuration and designation of ER on 83.34 acres would change to Open Space.
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• Specific Plan Amendment to the GRRSP (SPA 2020-0006): The Modified Project requires City approval of an SPA to amend the existing GRRSP Land Use Plan and the City’s Zoning Map consistent with GRRSPA No. 1. As discussed in Section 3.2.3, the Modified Project would: redesignate 5.5 acres from Mixed Use to General Commercial as part of proposed PA 4; redesignate 49.52 acres of Mixed Use, Hotel/Mixed Use/Office, and General Commercial to BPI as part of proposed PAs 1 through 3; Estate Residential would occur on 20.39 acres within proposed PA 5; Open Space – General would cover
83.34 acres as PA 6; and onsite roadways would be reconfigured to provide a single northsouth oriented access road (Street A), which would connect to Green River Road in the north and provide primary vehicular access to PAs 1, 2, 3, and 5. In addition to amending the land uses, the Modified Project requires City approval of a conceptual grading plan and a conceptual infrastructure plan; amendments to development standards; design Guidelines for site planning, architectural character, landscape architecture, and development phasing, financing, maintenance responsibilities, and administration of the Specific Plan.
• Tentative Tract Map No. 39763 (TTM 37963): The Modified Project requires City approval of a TTM to change the City Zoning Map consistent with GGRSP. As discussed in Section 3.2.4, the Modified Project Site is comprised of Assessor’s Parcel Numbers 101- 180-014; 101-180-015; 101-180-017; 101-180-034; 101-180-035; 101-180-037; 101-180- 038; and 101-190-034. The TTM would subdivide 154.90 acres of the Specific Plan area into nine (9) lots within PAs 1 through 6.
• Precise Plan No. 2020-0004 (PP 2020-004) (pertaining to the industrial park component of the proposed Project in PAs 1, 2 and 3): The Modified Project requires City approval of a PP to approve the final design of the proposed industrial park component of the Project within PAs 1, 2, and 3. As discussed in Section 3.2.5, the PP includes detailed site planning, architectural treatments, landscaping details, and a signage plan for the future construction of five (5) light industrial buildings within the proposed BPI land use designation. The building sizes range from 86,600 square feet to 296,737 resulting in a total of 746,167 square feet. In addition, the PP would include off-site improvements to roads and utilities impacting a total of 12.8 acres.
Relocation of PCL-1
• Relocation of Proposed Constrained Linkage: The proposed Relocation of PCL-1 requires the City, as permittee to the WR-MSHCP, to prepare CEQA documentation and approval of the relocation based on superiority of the proposed alignment in comparison to the alignment of existing PCL-1. This SEIR will be used by RCA, the U.S. Fish and Wildlife Service and California Department of Fish and Wildlife to approve the relocation in their role as Responsible and Trustee agencies.
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1.4 PURPOSE OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT
REPORT
The purpose of a Supplemental Environmental Impact Report (SEIR) is to assess the change in the environmental significance conclusions originally reached in a previous Environmental Impact Report (EIR) attributable to either: 1) change in a project; 2) change in the circumstance under which a project is undertaken; or 3) introduction of new information of substantial importance that was not known at the time the previous EIR was certified.
To determine whether a project is eligible for the preparation of an SEIR, the criteria in Section 15162 governing preparation of Subsequent CEQA documents and the additional criteria in Section 15163 governing preparation of Supplemental CEQA documents must be met, as follows:
1. There are no substantial changes associated with the project which require major revisions to the previous EIR due to new significant impacts or a substantial increase in the severity of previously identified significant effects (Section 15162).
2. There are no substantial changes with respect to the circumstances under which the project is undertaken which require major revisions to the previous EIR due to new significant impacts or a substantial increase in the severity of previously identified significant effects (Section 15162).
3. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified that shows any of the following (Section 15162):
(a) The project will have one or more significant effects not discussed in the previous EIR.
(b) Significant effects previously examined will be substantially more severe than shown in the previous EIR.
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.
(d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
4. Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation (Section 15163).
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As stated in Section 15163 of the CEQA Guidelines, the Lead Agency may choose to prepare a Supplemental EIR rather than a Subsequent EIR if:
1. Any of the conditions described in Section 15162 would require the preparation of a subsequent EIR, and
2. Only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation.
An SEIR need contain only the information necessary to make the Prior EIR adequate for the Modified Project as revised (Section 15163). Additionally, an SEIR may be circulated in accordance with CEQA Section 15087 by itself without recirculating the Prior EIR. When the Lead Agency decides whether to approve the Modified Project, the decision-making body shall consider the previous EIR as revised by the SEIR. A finding under Section 15091 must be made for each significant effect shown in the previous EIR as revised in the SEIR.
The reason for preparation of this SEIR relates to the first and second conditions (changes in a project; changes in the circumstance under which a project is undertaken) of the four conditions listed above. The project definition contained in the proposed GRRSP Amendment and BPI Development proposal differs from the Approved Project addressed in the previous EIR certified in 2001 for the 165±-acre GRRSP. In addition, development of the GRRSP is affected by the biological resource conservation goals and associated development constraints pursuant to the Western Riverside County Multiple Species Conservation Plan (WR-MSHCP) approved in 2004 after approval of the original Project. The combined affect of the GRRSPA and BPI Development proposal is defined as the Modified Project in this SEIR.
The GRRSP Planning Area is bisected by the existing alignment of Proposed Constrained Linkage 1 (PCL-1) defined in the WR-MSHCP. The Regional Conservation Agency (RCA) recently purchased approximately 670 acres of land adjacent to and west of the GRRSP Planning Area known as the B Canyon property. This property has long been considered a superior location for a wildlife linkage because it removes or reduces the physical barriers at Green River Road, the railroad tracks, and SR-91 associated with the existing alignment of PCL-1. The RCA requested that the City apply for a WR-MSHCP Criteria Area Refinement to relocate PCL-1 from its current alignment to the B Canyon property. Consequently, the City has agreed to address the proposed Relocation of PCL-1 in this SEIR as a separate but related project.
For this reason, this SEIR analyzes each of the two projects. The proposed Modified Project consisting of the GRRSPA and BPI Development proposal is addressed in Section 4. The Proposed Relocation of PCL-1 is addressed in Section 5 as a separate but related project.
Section 2.2 contains a brief summary of the proposed Modified Project. Section 2.3 contains a brief summary of the proposed of the proposed Relocation of PCL-1 Project. The process
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undertaken and the determinations reached by the City governing why this SEIR is being prepared are detailed in Section 2.4.
This SEIR has been prepared by the City in accordance with CEQA and the CEQA Guidelines.
The SEIR will be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the proposed GPA, GRRSPA No. 1, TTM, and PP. The SEIR will also be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the Relocation of PCL-1.
1.5 TECHNICAL STUDIES AND RELATED DOCUMENTS INCORPORATED
BY REFERENCE
This SEIR incorporates by reference several citywide reports and analyses. In addition, technical studies and reports addressing the Modified Project and Relocation of PCL-1 have been used to prepare the applicable analytical sections of the SEIR. These documents are included in SEIR Appendices B through T and include:
• Green River Ranch Visual Impact Analysis, January 8, 2024, T&B Planning (Appendix C)
• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Air Quality Impact Analysis, June 12, 2024, Urban Crossroads (Appendix D-1) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Health Risk Assessment, June 12, 2024, Urban Crossroads (Appendix D-2) • Biological Technical Report for the Green River Ranch Specific Plan, Revised April 2, 2024, Glenn Lukos Associates, Inc. (Appendix E-1)
• Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis For Impacts to MSHCP Riparian/Riverine Areas Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E-2) • Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E3)
• A Phase I Cultural Resources Assessment for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix F) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Energy Analysis, June 12, 2024, Urban Crossroads (Appendix G)
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• EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River and Dominguez Roads City of Corona, Riverside County, California, August 12, 2020, Petra Geosciences, Inc. (Appendix H1) • Update of EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River and Dominguez Roads City of Corona, Riverside County, California, January 31, 2024, Petra Geosciences, Inc. (Appendix H2) • Paleontological Resource Record Search Update for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix H-3) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Greenhouse Gas Analysis, June 12, 2024, Urban Crossroads (Appendix I) • Phase I Environmental Site Assessment Update Assessor’s Parcel Numbers (APNS) 101-180-014, -015, -037 and -038 Corona, Riverside County, California 2882, August 19, 2019, GeoTek, Inc. (Appendix J)
• Preliminary Drainage Report, December 2022, KWC Engineers (Appendix K-1) • Project Specific Water Quality Management Plan, December 12, 2022, KWC Engineers (Appendix K-2)
• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Noise and Vibration Analysis, June 4, 2024, Urban Crossroads (Appendix L) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Traffic Analysis, June 10, 2024 Urban Crossroads (Appendix M-1) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Vehicle Miles Traveled (VMT) Analysis, June 24, 2024 Urban Crossroads (Appendix M-2) • Sacred Lands File Search, July 9, 2020 (Appendix N)
• Preliminary Wastewater Report Green River Rach Business Park, April 2022, KWC Engineers (Appendix O-1)
• Preliminary Water Report Green River Rach Business Park, November 2021, KWC Engineers (Appendix O-2)
• Water Supply Assessment for the Green River Ranch Business Park, June 2024, Michael Baker International (Appendix O-3)
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• Fire Protection Plan, Green River Ranch Business Park, April 7, 2023, Herbert A.
Spitzer (Appendix P)
• Criteria Refinement Analysis Relocation of Proposed Constrained Linkage 1, Revised December 12, 2023, Glenn Lukos Associates, Inc. (Appendix Q)
1.6 SCOPING MEETING AND NOTICE OF PREPARATION
The City held a Public Scoping Meeting on September 22, 2022 to solicit agency and public comments on the scope and content of the environmental analysis to be included in the Draft SEIR. Numerous comments were received prior to, during, and after the meeting. The comments are presented in Section
2.0, Table 2-1, along with the location in the SEIR that addresses the issues raised.
The City also distributed a Notice of Preparation (NOP) for a 30-day review period starting August 29, 2022, to solicit agency and public comments on the scope and content of the environmental analysis to be included in the Draft SEIR. Four (4) agency and numerous individual members of the public provided comments on the NOP. The comments are presented in Section 2.0, Table 2-2, along with the location in the SEIR that addresses the issues raised.
Section 15123(b) of the CEQA Guidelines requires that an EIR identify areas of controversy and issues to be resolved. The areas of controversy and issues to be resolved by the lead agency include whether and how to mitigate the significant effects of the proposed project, consideration of the various mitigation measures and alternatives recommended in the Draft SEIR by the City, and whether the discretionary approvals required to implement the proposed Project and its development components should be granted. At this time, there are no areas of controversy and issues to be resolved associated with the proposed Modified Project. Significant and unavoidable impacts have been identified in this SEIR for the proposed Modified Project; therefore, a Statement of Overriding Considerations would be required for the proposed Project. However, the impacts associated with the proposed Project and the level of significance of impacts are similar to those that were previously certified by the City in 2001 For the Approved Project.
1.7 PUBLIC REVIEW PERIOD
The Draft SEIR is being distributed to public agencies and other interested parties for review and comment. The Draft SEIR is also available on the City’s website www.Coronaca.gov and at the following locations:
Corona City Hall Circulation Desk
Planning and Development Department Corona Public Library 400 South Vicentia Avenue 650 South Main Street
Corona, California 92882 Corona, California 92882
Phone: (951) 736-2434 Phone: (951) 736-2381
Hours: Monday through Friday: 8:00 a.m. to 5:00 p.m.
D R A F T S U B S E Q U E N T E I R
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All comments received from agencies and individuals on the Draft SEIR will be accepted during the public review period, which will not be less than 45 days, in compliance with CEQA. All comments on the Draft SEIR should be sent to the following City contact person:
Sandra Vanian, Planning Manager
City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, California 92882
Following the close of the public review period, the City will prepare responses to all comments and will compile these comments and responses into a Final SEIR. All responses to comments submitted on the Draft SEIR by public agencies during the CEQA comment period will be provided to those agencies at least 10 days prior to final action on the proposed Modified Project and proposed Relocation of PCL-1. The City will make findings regarding the extent and nature of the impacts as presented in the Final SEIR. The Final SEIR will need to be certified as complete by the City Council prior to making a decision to approve or deny the Modified Project (i.e., the GPA, SPA, TTM, and PP) and Relocation of PCL-1. Public input is encouraged at all public hearings (e.g., Planning and Housing Commission, City Council) regarding approval of the proposed Projects.
The Draft SEIR is being distributed to public agencies and other interested parties for review and comment. The Draft SEIR is also available at the following locations and on the City’s website:
Corona City Hall Circulation Desk
Planning & Development Department Corona Public Library 400 South Vicentia Avenue 650 South Main Street
Corona, California 92882 Corona, California 92882
Phone: (951) 736-2434 Phone: (951) 736-2381
Hours: Monday through Friday: 8:00 a.m. to 5:00 p.m. www.Coronaca.gov All comments received from agencies and individuals on the Draft SEIR will be accepted during the public review period, which will not be less than 45 days, in compliance with CEQA. All comments on the Draft SEIR should be sent to the City contact person at the address listed above.
Following the close of the public review period, the City will prepare responses to all comments and will compile these comments and responses into a Final SEIR. All responses to comments submitted on the Draft SEIR by public agencies during the CEQA comment period will be provided to those agencies at least 10 days prior to final action on the Modified Project.
The City will make findings regarding the extent and nature of the impacts as presented in the
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will be provided to those agencies at least 10 days prior to final action on the Modified Project.
The City will make findings regarding the extent and nature of the impacts as presented in the Final SEIR. The Final SEIR will need to be certified as complete by the City Council prior to making a decision to approve or deny the Modified Project (i.e., the GPA, SPA, TTM, and PP.
Public input is encouraged at all public hearings (e.g., Planning and Housing Commission, City Council) regarding the proposed Modified Project before the City.
1.8 SUMMARY OF PROJECT ALTERNATIVES
Section 15126.6 of the CEQA Guidelines identifies the parameters within which consideration and discussion of alternatives to the proposed Project should occur. As stated in this section of the guidelines, alternatives must focus on those that are reasonably feasible and that attain most of the basic objectives of the proposed Project. Each alternative should be capable of avoiding or substantially lessening any significant effects of the proposed Project. The rationale for selecting the alternatives to be evaluated and a discussion of the No Project Alternative are also required, per Section 15126.6.
As presented in Section 6.0 of this SEIR, the proposed PCL-1 Realignment proposed PCL-1 alignment is an environmentally superior alternative and the need to conduct an Alternative analysis would be pointless and therefore not necessary. For these reasons, the Alternatives considered in Section 6.0 of this SEIR focuses on Alternatives to the proposed Modified Project as follows:
• Alternative 1: No Project/No Build Alternative: Under this Alternative, the undeveloped site would remain vacant and unoccupied. No further modification of topography or disturbance of existing biological, cultural, paleontological, or visual resources would be required. This Alternative would dramatically reduce the number of daily vehicle trips in the vicinity of the Project site, resulting in a corresponding reduction in construction and operational emissions, and noise. This Alternative would neither alter existing geologic and hydrologic conditions nor require the implementation of mitigation to reduce potential impacts associated with these issues.
The No Project/No Build Alternative by definition would not meet the objectives of the Modified Project that were discussed earlier in this chapter. Therefore, this Alternative is rejected.
• Alternative 2: Mixed Use Alternative: Under this Alternative, PA 1 through 5 and PA 7 would be developed for mixed (commercial and industrial) use purposes only per the existing GRRSP design guidelines. This Alternative would require a specific plan amendment. Under the Mixed Use Alternative, the Project site would be developed with less intensity of commercial and industrial uses in PAs 1, 2, 3, 4, 5, and 7 while
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PA 6 would remain undeveloped for residential uses. This Alternative would achieve the stated objectives of the existing GRRSP, however it would not meet all the basic goals of the proposed GRRSP (i.e., Modified Project).
• Alternative 3: Residential Alternative: Under this Alternative, development of the Project site would be residential uses only per the existing GRRSP. PA 6 would be developed as stated in the Specific Plan with 32 single-family residential units on lots minimally sized at 3.0 acres each. The northern portion of the Project site would be developed with single-family residential units at a density of 2 dwelling units per acre, resulting in 139 dwellings. Thus, implementation of this Alternative would result in the development of 171 single-family dwelling units on the Project site. Under this Alternative, the Project site would be developed with single-family dwelling units and designated open space. This Alternative would not achieve the basic stated objectives of the Green River Ranch Specific Plan and is, therefore, rejected.
1.9 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION
MEASURES
Table 1-1, Summary of Environmental Impacts and Mitigation Measures, provides a summary of the impact analysis related to the proposed Modified Project. The table identifies a summary of the significant environmental impacts resulting from the Modified Project pursuant to the CEQA Guidelines Section 15123(b)(1). For more detailed discussion, please see each subsection in Section 4.0 of this document. Table 1-1 also lists the applicable mitigation measures related to identified significant impacts and the level of significance after mitigation is identified. Also, the significance of impacts of the Modified Project compared to the approved Project is provided.
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Table 1-1 - Summary of Impacts, Mitigation Measures, and Level of Significance after Mitigation Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Aesthetics
Threshold AES-1: Scenic
Vistas
Less than
Significant
N/A N/A Equal
Threshold AES-2: Scenic
Highways
Less than
Significant
N/A N/A Equal
Threshold AES-3: Visual
Character
Less than
Significant
N/A N/A Equal
Threshold AES-4: Light and
Glare
Potentially
Significant
4.6.1M: Sources of lighting within the Specific Plan area should be limited to the minimum standard to ensure safe circulation and visibility.
4.6.1N: Street lighting should be limited to intersections and other locations needed to maintain safe access (e.g., sharp curves).
4.6.1O: Exterior lighting for buildings should be of a low profile and intensity.
Less than
Significant
Equal
Cumulative Significant Implement MMs 4.6.1M through 4.6.1O Similar Agricultural and Forestry Resources
Threshold AGF-1: Convert
Prime Farmland to Non-Ag
Use
Less than
Significant
N/A N/A Equal
Threshold AGF-2: Conflict
with Ag Zoning or Williamson
Act Contract
Less than
Significant
N/A N/A Equal
Threshold AGF-3: Conflict
with Forestry Zoning
Less than
Significant
N/A N/A Equal
Threshold AGF-4: Loss of
Forestry Land
Less than
Significant
N/A N/A Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold AGF-5: Other
Changes Resulting in Loss of
Farmland or Forestry Land
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Air Quality
Threshold AQ-1: Conflict with
or Obstruct an Air Quality Plan
P
Potentially
Significant
AQ-1: During grading of Planning Areas 1, 2, and 3, all Construction Contractors shall ensure that offroad diesel construction equipment complies with Environmental Protection Agency (EPA)/CARB Tier 4 Interim emissions standards or equivalent and shall ensure that all construction equipment is tuned and maintained in accordance with the manufacturer’s specifications.
AQ-2: Legible, durable, weather-proof signs shall be placed at truck access gates, loading docks, and truck parking areas that identify applicable CARB anti-idling regulations. At a minimum, each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict idling to no more than five (5) minutes once the vehicle is stopped, the transmission is set to "neutral" or "park," and the parking brake is engaged; and 3) telephone numbers of the building facilities manager and the CARB to report violations. Prior to the issuance of a certificate of occupancy, the Lead Agency (City of Corona) shall conduct a site inspection to ensure that the signs are in place.
AQ-3: Prior to tenant occupancy for Planning Areas 1, 2 and 3, the Project Applicants or successors in interest shall provide documentation to the Lead Agency (City of Corona) demonstrating that occupants/tenants of the Project site have been provided documentation on funding opportunities, such as the Carl Moyer Program, that provide incentives for using cleaner-than-required engines and equipment.
Significant and
Unavoidable
Increased
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
AQ-4: The minimum number of automobile electric vehicle (EV) charging stations required by the California Code of Regulations (CCR) Title 24 shall be provided. Final designs of Project buildings shall include electrical infrastructure sufficiently sized to accommodate the potential installation of additional auto and truck EV charging stations.
Threshold AQ-2: Result in
Cumulatively Considerable Net
Increase in any Criteria
Pollutant
Potentially
Significant
Implement MM AQ-1 through AQ-4 Significant and
Unavoidable
Equal
Threshold AQ-3: Expose
sensitive receptors to pollution
Less than
Significant
Implement MM AQ-1 N/A Equal
Threshold AQ-4: Other
Emissions Affecting People
Less than
Significant
N/A N/A Equal
Cumulative Significant Implement MM AQ-1 through AQ-4 Significant and Unavoidable
Equal
Biological Resources
Threshold BIO-1: Candidate,
Non-listed Sensitive, or
Special-Status Species
Potentially
Significant
4.7.1A: Mitigation for impacts to the California gnatcatcher shall consist of acquiring and preserving California gnatcatcher habitat of equal or greater quality at a minimum replacement ratio of 1:1 (acquire at least 1 acre for each acre impacted). The Modified Project would impact 8 acres of habitat used by the California gnatcatcher; therefore, mitigation shall consist of the acquisition and preservation of at least 8 acres of occupied habitat. The acquired habitat shall be in a location that facilitates management for the species (i.e., currently supports the species and is contiguous with a larger area that will be managed for conservation of the species). Potential suitable locations include areas adjacent to existing reserves (such as Stephens’ kangaroo rat reserves) or within established mitigation banks for the California gnatcatcher.
Less than
Significant
Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Project impacts to the California gnatcatcher and its designated critical habitat will require consultation or other permitting for compliance with the federal ESA that may result in requirements for additional mitigation measures beyond those described above..
4.7.3A: Prior to the commencement of tree removal or grading on the proposed project site during the nesting season (March-July), all suitable habitat shall be thoroughly surveyed for the presence of nesting birds by a qualified biologist. If any active nests are detected, the area shall be flagged and avoided until the nesting cycle is complete. In addition, a biologist shall be present on site to monitor the tree removal and grading to ensure that any nests detected during the initial survey are not disturbed. .
4.7.3B: Alternative) Tree removal and grading shall be delayed until after the nesting season (March-July)..
BIO-1: If the Crotch bumble bee is still a Candidate species or has been confirmed as a State listed species at the time of Modified Project site disturbance, then prior to the issuance of a grading permit that would remove Crotch bumble bee habitat the following measures shall be implemented:
• The Project proponent shall have conveyed or have an agreement to convey approximately 50.96 acres of various scrub habitats and 26 acres of non-native grassland in the southern portion of the Project site to the RCA, which constitutes avoidance of suitable habitat. • If the land to be conserved in the southern portion of the Project site has not been conveyed to the RCA and no agreement is yet in place to convey the property, the Project proponent shall coordinate with CDFW to address the extent of impacts and determine whether an Incidental Take Permit (ITP) for Crotch bumble bee would be required. If an ITP were required, then mitigation may be required by
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
CDFW as part of the ITP process, and the conservation of the comparable open space habitat would be presented to support the ITP.
Threshold BIO-2: Riparian
Habitat or Other Sensitive
Natural Communities
Potentially
Significant
4.7.2A: All riparian habitat impacted (i.e., removed) by the proposed project shall be replaced through creation of new riparian habitat of equal or greater quality. Impacts to 3.66 acres of CDFW jurisdiction (including
2.10 acres of potential Corps/RWQCB jurisdiction) shall be mitigated at a 3:1 ratio (10.98 acres) through the combination of onsite restoration and preservation, and offsite mitigation (Riverpark Mitigation Bank). The onsite mitigation will consist of the restoration of 2.57 acres of riparian oak woodland and the preservation of 6.36 acres of oak woodlands and streams.
The balance of mitigation would consist of 4.62 acres would be purchased at a Mitigation bank.
It is anticipated that project construction will require permits or approvals from the CDFW (per Section 1601/1603 of the Fish and Game Code), RWQCB (per Section 401 of the federal Clean Water Act), and Corps (per Section 404 of the federal Clean Water Act).
Less than
Significant
Equal
Threshold BIO-3:
Jurisdictional Waters/
Wetlands
Potentially
Significant
Implement MM 4.7.2A Less than
Significant
Equal
Threshold BIO-4: Wildlife
Movement and Migratory
Species
Potentially
Significant
Implement MM 4.7.3A through MM 4.73B Less than
Significant
Equal
Threshold BIO-5: Adopted
Policies and/or Ordinances
Potentially
Significant
4.7.4A: Prior to issuance of grading permits for PA 1, 2, 3, and 5, and 6, the project shall comply with the City’s Hillside Development Overlay Ordinance. This mitigation was previously introduced as mitigation measure 4.6-1. This Ordinance promotes the use of residential clustering techniques and their measures to minimize impacts on hillside sites, typically areas containing oak trees. Home sites shall be clustered into the fewest number of acres possible to minimize the spread of impacts over a Less than
Significant
Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
large portion of the property to reduce fragmentation of the remaining natural areas.
4.7.4B: Prior to issuance of grading permits for PAs 1, 2, 3, and 5, and 6, the applicant shall design an oak woodland management plan which includes the following:
• Provisions for ongoing maintenance, management, and construction impact practices for all oaks on site.
• Provisions for enhancing oak woodlands not within the development zone.
• Provisions for limiting human and vehicular access to existing oak woodland areas in order to preserve habitat quality.
• Limitations on the use of herbicides or pesticides within the oak woodland areas.
4.7.4C: Prior to grading within PAs 1, 2, 3, and 5, and 6, the applicant shall conduct a revised Tree Survey, based on the staking of the specific limits of grading, to assess opportunities for transplanting the oak trees.
4.7.4D: Prior to issuance of building permits within PAs 1, 2, 3, and 5, and 6, a qualified native plant horticulturist shall determine the sensibility and likelihood of survival of transplanting 10 percent of the oak trees.
4.7.4E: Prior to certification of occupancy, the applicant shall replant 15- gallon size oaks at a ratio of 10 to 1 for all oaks lost but not transplanted.
The location and methods for these plantings would be specified by a qualified native plant biologist/horticulturist.MM 4.7.4E.
Threshold BIO-6: Adopted
habitat Conservation Plans
Potentially
Significant
Implement MM 4.7.2A Less than
Significant
Equal
Cumulative Potentially
Significant
Implement MMs 4.7.1A, 4.7.2A, 4.7.3A, 4.7.3B, 4.7.4A, 4.7.4B, 4.7.4C,
4.7.4D, 4.7.4E, and MM BIO-1
Less than
Significant
Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cultural Resources
Threshold CUL-1: Adverse
change in the significance of a
historical resource
Less than
Significant
N/A N/A Equal
Threshold CUL-2: Adverse
change in significance of an
archaeological resource
Potentially
Significant
CUL-1: Mitigation Monitoring and Reporting Program (MMRP) - As a condition of project approval, a MMRP is recommended to identify any cultural resources that may be uncovered during grading, and subsequently, to mitigate potential impacts to any discovered archaeological resources evaluated as significant. This program shall include, but not be limited to, the following actions:
1) Prior to issuance of a grading permit, the applicant shall provide written verification in the form of a letter from the project archaeologist to the lead agency stating that a certified archaeologist has been retained to implement the monitoring program.
2) The project applicant shall provide Native American monitoring during grading when the archaeological monitor identifies undisturbed soil or Native American artifacts. The Native American monitor shall work in concert with the archaeological monitor to observe ground disturbances and search for cultural materials when the potential exists to encounter prehistoric artifacts. 3) The certified archaeologist shall attend the pre-grading meeting with the contractors to explain and coordinate the requirements of the monitoring program.
4) During the cutting of previously undisturbed deposits, the archaeological monitor(s) shall be on-site, as determined by the consulting archaeologist, to perform periodic inspections of the excavations. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The consulting archaeologist shall have the authority to modify the monitoring program if the potential for cultural resources appears to be less than anticipated.
Less than
Significant
Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
5) Isolates and clearly non-significant deposits will be minimally documented in the field so the monitored grading can proceed. 6) In the event that previously unidentified cultural resources are discovered, the archaeologist shall have the authority to divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources.
The archaeologist shall contact the lead agency at the time of discovery. The archaeologist, in consultation with the lead agency, shall determine the significance of the discovered resources. The lead agency must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the lead agency before being carried out using professional archaeological methods. If any human bones are discovered, the county coroner and lead agency shall be contacted. In the event that the remains are determined to be of Native American origin, the Most Likely Descendant (MLD), as identified by the NAHC, shall be contacted in order to determine proper treatment and disposition of the remains.
7) Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods. The project archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis.
8) All cultural material collected during the grading monitoring program shall be processed and curated according to the current professional repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent curation.
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
9) A report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the satisfaction of the lead agency prior to the issuance of any building permits. The report will include DPR Primary and Archaeological Site Forms.
Threshold CUL-3: Disturb
human remains
Potentially
Significant
CUL-2: Human Remains - If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to Public Resource Code Section 5097.98(b), remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission (NAHC) shall be contacted within the period specified by law (24 hours). Subsequently, the NAHC shall identify the "most likely descendant." The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resources Code Section 5097.98.
Less than
Significant
Equal
Cumulative Less than
Significant
N/A N/A Equal
Energy
Threshold EN-1: Wasteful,
inefficient, unnecessary
consumption of energy
Less than
Significant
N/A N/A Equal
Threshold EN-2: Conflict with
or obstruct a state or local plan
for renewable energy or energy
efficiency
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Geology / Soils
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold GEO-1: Fault
Rupture
Less than
Significant
N/A N/A Equal
GEO-2: Strong seismic ground
shaking
Less than
Significant
N/A N/A Equal
Threshold GEO-3: SeismicRelated Ground FailureLess than Significant
N/A N/A Equal
Threshold GEO-4: Landslides Less than
Significant
N/A N/A Equal
Threshold GEO-5: Soil Erosion
or Loss of Topsoil
Less than
Significant
N/A N/A Equal
Threshold GEO-6: Unstable
Soils
Less than
Significant
N/A N/A Equal
Threshold GEO-7: Expansive
Soils
Less than
Significant
N/A N/A Equal
Threshold GEO-8: Septic
Tanks
Less than
Significant
N/A N/A Equal
Threshold GEO-9: Destroy
paleontological resource
Potentially
Significant
PAL-1: 1) Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources by a qualified paleontologist or paleontological monitor. Full time monitoring of grading or excavation activities should be performed starting from the surface in undisturbed areas of very old Quaternary (middle to early Pleistocene) alluvial fan deposits, and the Tertiary-aged Sespe, Vaqueros, Santiago, and Silverado formations within the project. Paleontological monitors will be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. The monitor must be empowered to temporarily halt or divert equipment to allow for the removal of abundant or large specimens in a timely manner. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface, or if present, are determined upon exposure and examination Less than
Significant
Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
by qualified paleontological personnel to have a low potential to contain or yield fossil resources.
2) Paleontological salvage during trenching and boring activities is typically from the generated spoils and does not delay the trenching or drilling activities. Fossils are collected and placed in cardboard flats or plastic buckets and identified by field number, collector, and date collected.
Notes are taken on the map location and stratigraphy of the site, and the site is photographed before it is vacated and the fossils are removed to a safe place. On mass grading projects, any discovered fossil site is protected by red flagging to prevent it from being overrun by earthmovers (scrapers) before salvage begins. Fossils are collected in a similar manner, with notes and photographs being taken before removing the fossils. Precise location of the site is determined with the use of handheld Global Positioning System units. If the site involves a large terrestrial vertebrate, such as large bone(s) or a mammoth tusk, that is/are too large to be easily removed by a single monitor, Brian F. Smith and Associates, Inc. (BFSA) will send a fossil recovery crew in to excavate around the find, encase the find within a plaster jacket, and remove it after the plaster is set. For large fossils, use of the contractor’s construction equipment is solicited to help remove the jacket to a safe location before it is returned to the BFSA laboratory facility for preparation.
3) Particularly small invertebrate fossils typically represent multiple specimens of a limited number of organisms, and a scientifically suitable sample can be obtained from one to several five-gallon buckets of fossiliferous sediment. If it is possible to dry screen the sediment in the field, a concentrated sample may consist of one or two buckets of material.
For vertebrate fossils, the test is usually the observed presence of small pieces of bones within the sediments. If present, as many as 20 to 40 fivegallon buckets of sediment can be collected and returned to a separate
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Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
facility to wet-screen the sediment. In the laboratory, individual fossils are cleaned of extraneous matrix, any breaks are repaired, and the specimen, if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g., a solution of acetone and Paraloid B-72).
4) Preparation of recovered specimens to a point of identification and permanent preservation, including screen washing sediments to recover small invertebrates and vertebrates, if necessary. Preparation of individual vertebrate fossils is often more time-consuming than for accumulations of invertebrate fossils.
5) Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the Western Science Center, 2345 Searl Parkway, Hemet, California 92543). The paleontological program should include a written repository agreement prior to the initiation of mitigation activities.
6) Preparation of a final monitoring and mitigation report of findings and significance, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location. The report, when submitted to the appropriate lead agency (City of Corona), will signify satisfactory completion of the project program to mitigate impacts to any paleontological resources.
7) Decisions regarding the intensity of the MMRP will be made by the project paleontologist based upon the significance of the potential paleontological resources and their biostratigraphic, biochronologic, paleoecologic, taphonomic, and taxonomic attributes, not upon the ability of a project proponent to fund the MMRP.
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Potentially
Significant
Implement MM PAL-1 Less than
Significant
Equal
Greenhouse Gas Emissions
Threshold GHG-1: Generate
direct or indirect greenhouse
gas emissions
Potentially
Significant
GHG-1: Prior to issuance of a building permit for each increment of development in the GRRSP, the Project applicant shall provide documentation to the City of Corona Building Division demonstrating that the improvements and/or buildings subject to a building permit application include the measures from the CAP GHG Emissions Screening Tables (Appendix C to the CAP), as needed to achieve a minimum of 100 points for both the residential and non-residential portions of the Project.
Alternatively, specific measures may be substituted for other measures that achieve an equivalent amount of GHG reduction, subject to City of Corona Building Division review.
Less than
Significant
Equal
Threshold GHG-2: Conflict
with a plan, policy, or
regulation adopted to reduce
greenhouse gas emissions
Potentially
Significant
Implement MM GHG-1 Less than
Significant
Equal
Cumulative Potentially
Significant
Implement MM GHG-1 Less than
Significant
Equal
Hazards & Hazardous Materials
Threshold HAZ-1: Routine
Transport, use, or Disposal of
Hazardous Materials
Less than
Significant
N/A N/A Equal
Threshold HAZ-2: Reasonably
Foreseeable Upset and
Accident Conditions
Less than
Significant
N/A N/A Equal
Threshold HAZ-3: Emit
Hazards Near Existing or
Proposed School
Less than
Significant
N/A N/A Equal
CITY OF CORONA
SEPTEMBER 202 4
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold HAZ-4: Located on
a Listed Hazardous Materials
Site
Potentially
Significant
HAZ-1: Prior to issuance of a demolition permit for each phase of development requiring demolition and removal of onsite structures, the Project applicant shall provide documentation to the City of Corona Building Division demonstrating that the improvements and/or buildings subject to a demolition permit application include survey testing for asbestos-containing materials (ACM) and lead-based paints (LBP) in accordance with existing federal and state regulations.
Less than
Significant
Equal
Threshold HAZ-5: Within an
Airport Land Use Plan or
Within Two Miles of a Public
Airport
Less than
Significant
N/A N/A Equal
Threshold HAZ-6: Conflict
with Emergency Response
Plans
Less than
Significant
N/A N/A Equal
Threshold HAZ-7: Wildland
Fire Risks
See Wildfire N/A N/A N/A
Cumulative Potentially
Significant
Implement MM HAZ-1 Less than
Significant
Equal
Hydrology / Water Quality
Threshold HYD-1: Violate any
water quality standards or waste
discharge requirements
Potentially
Significant
4.11.1A: The project applicant shall obtain all required permits and clearances from the Corps, the RWQCB, and the CDFG prior to the disturbance of any existing drainage.
4.11.1.B: Drainage facilities within engineered slopes/fills shall be designed and installed in accordance with the City of Corona standards.
4.11.2.A: All proposed storm drain facilities and equipment shall be designed, installed and maintained in a manner to convey peak flows estimated for the project. Drainage plans shall be submitted to the City for review and approval prior to the issuance of grading permits.
Less than
Significant
Equal
DRAFT SUBSEQUENT EIR
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
4.11.2B: On-site detention basins shall be constructed to accommodate storm flows from the project site. Such facilities shall be designed, installed and maintained in a manner to reduce on-site runoff to a level that can be accommodated by the existing culverts beneath Green River Road. All required drainage structures shall be designed, installed, and maintained in accordance with applicable City of Corona standards.
4.11.3A: The construction and/or grading contractor shall establish and implement a construction Storm Water Pollution Prevention Plan (SWPPP) and post-construction Water Quality Management Plan (WQMP) in accordance with NPDES permit issued by the Santa Ana RWQCB.
4.11.3.B: In accordance with issuance of a NPDES permit, the construction and/or grading contractor shall establish and implement specific Best Management Practices (BMP) at time of project implementation.
Construction erosion and sediment control plans shall be submitted to the City for review and approval prior to the issuance of grading permits.
BMPs to minimize erosion and/or sedimentation impacts shall include (but not be limited to) the following:
Collection of runoff entering developing areas into surface and subsurface drains for removal to nearby drainages.
• Capture of runoff above steep slopes or poorly vegetated areas and convey-ance to nearby drainages.
• Conveyance of runoff generated on paved or covered areas via drains and swales to natural drainage courses.
• Revegetation of disturbed areas and vegetation of non-disturbed but highly erosive areas.
• Use of drought tolerant plants and irrigation systems which minimize runoff.
CITY OF CORONA
SEPTEMBER 202 4
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Topic Impact Before
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Mitigation Measure(s) Level of
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After
Mitigation
Significance
Compared to
Approved
Project
• Use of other erosion control devices such as rip-rap, gabions, concrete lining, small check dams, etc. to reduce erosion in gullies and active stream channels.
• During the time that on-site soils are exposed, the soil surface shall be approximately 2 feet below the surrounding grade. Any storm water falling on exposed soils will infiltrate on site.
• To the maximum extent possible, on-site vegetation shall be maintained.
• Limit grading disturbance to essential project area.
• Limit grading activities during the rainy season.
• Balance and limit, to the extent possible, the amount of cut and fill. • Water entering and exiting the site shall be diverted through the placement of interceptor trenches or other erosion control devices. • Water shall be sprayed on disturbed areas to limit dust generation. • The construction entrance shall be stabilized to reduce tracking onto adjacent streets.
• Dikes, drains, swales or other features shall be used to divert and/or redirect runoff.
4.11.3.D: Manufactured slopes shall be revegetated to help ensure stability.
Revegetation plans shall be submitted to the City for review and approval prior to the issuance of grading permits. Plant selection shall comply with the Plant Palette contained in Section 4.3.6 of the Green River Ranch Specific Plan.
4.11.4A: Development within the Specific Plan area shall comply with applicable provisions of the NPDES permit and the applicable standards and regulations of responsible agencies.
Threshold HYD-2:
Substantially decrease
groundwater supplies or
Less than
Significant
N/A N/A Equal
DRAFT SUBSEQUENT EIR
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
interfere substantially with
groundwater recharge
Threshold HYD-3:
Substantially Alter Drainage
Resulting in Erosion or
Siltation Offsite
Less than
Significant
4.11.3A: The construction and/or grading contractor shall establish and implement a construction Storm Water Pollution Prevention Plan (SWPPP) and post-construction Water Quality Management Plan (WQMP) in accordance with NPDES permit issued by the Santa Ana RWQCB.
HYD-1: Erosion of existing natural downstream canyons and hillsides will be mitigated by properly designed grading, detention basins, energy dissipators and erosion protection rip-rap pads at the outlet of storm drain system.
Less than
Significant
Equal
Threshold HYD-4: Alter
Drainage or Increase of Surface
Runoff Resulting in Flooding
On- or Off-site
Potentially
Significant
Implement MM 4.11.2A. Less than
Significant
Equal
Threshold HYD-5: Runoff
Exceeding Capacity of Existing
or Planned Facilities
Less than
Significant
N/A N/A Equal
Threshold HYD-6: Impede or
Redirect Flood Flows
Potentially
Significant
Implement MM 4.11.2A. Less than
Significant
Equal
Threshold HYD-7: Inundation
by Seiche, Tsunami, or
Mudflow
Less than
Significant
N/A N/A Equal
Threshold HYD-8: Conflict
with or obstruct
implementation of a water
quality control plan or
sustainable groundwater
management plan
Less than
Significant
N/A N/A Equal
Cumulative Potentially
Significant
Implement MMs 4.11.1A, 4.11.1.B, 4.11.2.A, 4.11.2B, 4.11.3A, 4.11.3.B,
4.11.3.C, 4.11.3.D, 4.11.4A, 4.11.4B, and HYD-1.
Less than
Significant
Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Land Use and Planning
Threshold LU-1: Physically
divide an established
community
Less than
Significant
N/A N/A Equal
Threshold LU-2: Conflict with
any land use plan, policy, or
regulation adopted for the
purpose of avoiding or
mitigating an environmental
effect
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Minerals
Threshold MIN-1: Loss of
regionally important minerals
resources
Less than
Significant
N/A N/A Equal
Threshold MIN-2: Loss of
locally important minerals
resources
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Noise
Threshold N-1: Temporary or
permanent ambient noise in
excess of established standards
Less than
Significant
N/A N/A Equal
Threshold N-2: Excessive
groundborne vibration or
groundborne noise levels
Less than
Significant
N/A N/A Equal
Threshold N-3: Exposure to
Excessive Noise from Public or
Private Airport
Less than
Significant
N/A N/A Equal
DRAFT SUBSEQUENT EIR
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INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Less than
Significant
N/A N/A Equal
Population and Housing
Threshold POP-1: Induce
Substantial Unplanned
Population Growth
Less than
Significant
N/A N/A Equal
Threshold POP-2: Displace
Substantial Numbers of
existing People or Housing
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Public Services
Threshold PUB-1: Impacts
from Construction of New or
Renovated Fire Protection
Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-2: Impacts
from Construction of New or
Renovated Police Protection
Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-3: Impacts
from Construction of New or
Renovated School Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-4: Impacts
from Construction of New or
Renovated Park Facilities
Less than
Significant
N/A N/A Equal
Threshold PUB-5: Impacts
from Construction of New or
Renovated Other Public
Facilities
Less than
Significant
N/A N/A Equal
CITY OF CORONA
SEPTEMBER 202 4
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Less than
Significant
N/A N/A Equal
Recreation
Threshold REC-1: Existing
Recreational and Park Facilities
Less than
Significant
N/A N/A Equal
Threshold REC-2: New or
Physically Altered Recreation
and Park Facilities
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Transportation
Threshold TRA-1: Conflict
with applicable circulation
system program, plan,
ordinance, or policy.
Less than
Significant
N/A N/A Equal
Threshold TRA-2: Conflict or
be inconsistent with CEQA
Guidelines section 15064.3,
subdivision (b)
Potentially
Significant
4.17.1: Prior to the issuance of building permits for the BPI Development in PA 1, 2 and 3 and the Estate Residential uses in PA 5, separate Transportation Demand Management (TDM) Plans shall be prepared to reduce project VMT. Applicable trip reduction strategies may include but are not limited to the following:
• Implement voluntary local hiring programs.
• Mark preferred parking spaces for vanpools and carpools. • Provide on-site secured bike parking facilities.
• Provide information on carpooling and vanpooling opportunities to employees.
• Provide an on-site message board in each building or other comparable system to encourage and provide information about public transit, carpooling, and vanpooling, and carpool and vanpool ridematching services.
Significant and
Unavoidable
Equal
DRAFT SUBSEQUENT EIR
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INDUSTRIAL DEVELOPMENT AND
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SEPTEMBER 202 4
EXECUTIVE SUMMARY
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
The TDM Plan shall include an estimate of the vehicle trip reduction anticipated for each strategy proposed based on published research such as California Air Pollution Control Officers Association (CAPCOA), Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (December 2021) (CAPCOA Handbook).
Threshold TRA-3: Hazards
Due to Design Features or
Incompatible Uses
Less than
Significant
N/A N/A Equal
Threshold TRA-4: Inadequate
Emergency Access
Less than
Significant
N/A N/A Equal
Cumulative Potentially
Significant
Implement MM 4.17.1 Significant and
Unavoidable
Equal
Tribal Cultural Resources
Threshold TCR-1: Impacts to
Listed or Eligible Tribal
Cultural Resources
Potentially
Significant
Implement MM CUL-1
TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities.
A. The Project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations(i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
Less than
Significant
Equal
CITY OF CORONA
SEPTEMBER 202 4
DRAFT SUBSEQUENT EIR
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.
C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe.
Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.
D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all grounddisturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs.
E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist.
The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole
DRAFT SUBSEQUENT EIR
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Topic Impact Before
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Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.
TCR-2: Unanticipated Discovery of Human Remains and Associated Funerary Objects.
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
B. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed.
C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
D. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Kizh determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
CITY OF CORONA
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.
F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
MM TCR-3: Procedures for Burials and Funerary Remains.
A. As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.
B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.
C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
DRAFT SUBSEQUENT EIR
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains.
If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.
E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground-disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects.
F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.
G. The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.
Threshold TCR-2: Impacts to
Lead Agency Defined Tribal
Cultural Resources
Potentially
Significant
Implement MMs CUL-1, TCR-1, TCR-2, and TCR-3 Less than
Significant
Equal
Cumulative Potentially
Significant
Implement MMs CUL-1, TCR-1, TCR-2, and TCR-3 Less than
Significant
Equal
Utilities / Service Systems
Threshold UTL-1: Impacts
from Relocation or
New/Expanded Utilities?
Less than
Significant
N/A N/A Equal
Threshold UTL-2: Sufficient
Water Supplies
Less than
Significant
N/A N/A Equal
Threshold UTL-3: Wastewater
Treatment Capacity
Less than
Significant
N/A N/A Equal
Threshold UTL-4: Exceed
Solid Waste Capacities or
Impair Solid Waste Reduction
Goals
Less than
Significant
N/A N/A Equal
Threshold UTL-5: Solid Waste
Regulations
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Wildfire
Threshold FIRE-1: Impair
Emergency Response or
Evacuation plan
Less than
Significant
N/A N/A Equal
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Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold FIRE-2: Expose
Project Occupants to Wildfire
Pollution or Uncontrolled
Wildfire Spread
Less than
Significant
N/A N/A Equal
Threshold FIRE-3: Install or
Maintain Infrastructure that
would Exacerbate Fire Risk or
Result in Impacts to the
Environment
Less than
Significant
N/A N/A Equal
Threshold FIRE-4: Expose
People or Structures to
Flooding or Landslide Risks
from Runoff, Post-Fire Slope
Instability, or Drainage
Changes
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
CITY OF CORONA
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INTRODUCTION
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2.0 INTRODUCTION
2.1 PURPOSE OF THIS SUBSEQUENT ENVIRONMENTAL IMPACT
REPORT
The objective of a Subsequent Environmental Impact Report (SEIR) is to supplement a previously approved Environmental Impact Report (EIR) with additional analysis necessary to address a project in its modified form. To accomplish this objective, an SEIR assesses the changes in the environmental significance conclusions originally reached in a previous EIR attributable to either: 1) changes in a project; 2) changes in the circumstance under which a project is undertaken; or 3) introduction of new information of substantial importance that was not known at the time the previous EIR was certified. The reason for preparation of this SEIR relates to the first and second conditions. The project definition contained in the proposed Green River Ranch Specific Plan (GRRSP) Amendment and Business Park Industrial development proposal differs from the Project approved as part of the previous EIR certified in 2001 for the 165±-acre GRRSP. In addition, development of the GRRSP is affected by the biological resource conservation goals and associated development constraints pursuant to the Western Riverside County Multiple Species Conservation Plan (WR-MSHCP) approved in 2004 after approval of the original Project.
The Project Applicant proposes to Amend the GRRSP to modify land uses and rearrange Planning Areas. The proposed GRRSP Amendment (GRRSPA) would create Business Park Industrial (BPI) Planning Areas that are proposed for development. The combined affect of the GRRSPA and BPI development proposal is defined as the Modified Project in this SEIR.
The GRRSP Planning Area is bisected by the existing alignment of Proposed Constrained Linkage 1 (PCL-1) defined in the WR-MSHCP. The Regional Conservation Agency (RCA) recently purchased approximately 670 acres of land adjacent to and west of the GRRSP Planning Area known as the B Canyon property. This property has long been considered a superior location for a wildlife linkage because it removes or reduces the physical barriers at Green River Road, the railroad tracks, and SR-91 associated with the existing alignment of PCL-1. The RCA requested that the City apply for a WR-MSHCP Criteria Area Refinement to relocate PCL-1 from its current alignment to the B Canyon property. Consequently, the City has agreed to address the proposed Relocation of PCL-1 in this SEIR as a separate but related project.
For this reason, this SEIR analyzes each of the two projects. The proposed Modified Project consisting of the GRRSPA and BPI Development proposal is addressed in Section 4. The Proposed Relocation of PCL-1 is addressed in Section 5.
Section 2.2 contains a brief summary of the proposed Modified Project. Section 2.3 contains a brief summary of the proposed of the proposed Relocation of PCL-1 Project. The process
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INTRODUCTION
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undertaken and the determinations reached by the City governing why this SEIR is being prepared are detailed in Section 2.4.
2.2 PROPOSED MODIFIED PROJECT
The Project Applicant, PSIP WR Green River, LLC, seeks approval of Amendment No. 1 to the GRRSP to rearrange and change the previously approved land uses, slightly expand the Specific Plan boundary, and designate a large portion of the site as open space for permanent preservation to compliance with the WR-MSHCP. Concurrent with the proposed GRRSPA, the Project Applicant requests entitlements for development of the BPI Planning Areas located in revised Planning Areas 1, 2 and 3. A detailed description of the proposed Modified Project is provided in Section 3.2.
To implement the GRRSPA and BPI development, the project Applicant proposes a General Plan Amendment (GPA), Specific Plan Amendment (SPA), Tentative Tract Map (TTM), and Precise Plan (PP). These discretionary approvals represent the proposed Project, proposed Modified Project, or Modified Project analyzed in this SEIR. These actions are summarized as follows:
• GPA 2020-0002 • SPA 2020-0006
• TTM 37963 • PP 2020-0004
2.3 PROPOSED RELOCATION OF PCL-1
The WR-MSHCP was approved in 2004 after City approval of the GRRSP in 2001. The WRMSHCP identifies areas of habitat within Western Riverside County that shall be conserved to ensure the long-term survivability of the covered species contained in the plan. The habitat areas located on private property are identified by criteria cells, core areas consisting of groups of criteria cells, and wildlife corridors linking core areas. Some of the wildlife corridors are constrained by existing development and are defined as a Proposed Constrained Linkage (PCL). Through conservation of the areas identified for each criteria cell, core area, and wildlife corridor in combination with public open space in government control, the long-term survival of covered species would be obtained.
The GRRSP Planning Area contains four Criteria Cells (1702, 1704, 1811, and 1812) and PCL1. The Criteria Cells support PCL-1 that connects Core Area A to the north (Prado Basin/Santa Ana River) with Core Area B to the south (Cleveland National Forest). Proposed Constrained Linkage 2 (PCL-2) is located further to the east, and both PCL-1 and PCL-2 are intended to connect Core Areas A and B.
Since approval of the WR-MCHCP, discussions regarding the planned location of PCL-1 have occurred because of several known constraints associated with the planned alignment. Most recently in 2016, a Criteria Refinement analysis for the relocation of PCL-1 was submitted to
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the RCA but not approved. The City, RCA, and the U.S. Fish and Wildlife Service and California Department of Fish and Wildlife generally agree relocation of PCL-1 to a superior alignment would better meet the conservation goals of the WR-MSCHP. To this end, RCA recently purchased the property known as B Canyon for the purposes of relocating PCL-1. At the request of RCA, the City proposes to relocate PCL-1 to this alternate location known as the B Canyon property. The property is located west of its current alignment and west of and adjacent to the GRRSP Planning Area. All other interested parties agree it would better serve the objectives of the MSHCP in the proposed relocated alignment. The Project Applicant who has proposed the GRRSPA and BPI Development has agreed to include environmental analysis of the proposed PCL-1 relocation in this SEIR as a separate but related project because it would remove any impediments to development otherwise created by the existing alignment of PCL1 through the GRRSP Planning Area. For this reason, the SEIR analyzes the Modified Project (GRRSPA and BPI Development Project) first followed by analysis of the proposed Relocation of PCL-1. A detailed description of these proposed Relocation of PCL-1 Project is provided in Section 3.3.
2.4 BASIS FOR AND INTENDED USE OF THIS SUBSEQUENT EIR
Basis for this Subsequent EIR
To determine whether the Modified Project is eligible for the preparation of an SEIR, the criteria in Section 15162 governing preparation of Subsequent CEQA documents must be met.
This section states no SEIR shall be prepared unless one or more of the following conditions is present:
• Substantial changes are proposed in the Modified Project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
• Substantial changes occur with respect to the circumstances under which the Modified Project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or • New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
o The Modified Project will have one or more significant effects not discussed in the previous EIR;
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o Significant effects previously examined will be substantially more severe than shown in the previous EIR;
o Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the Modified Project, but the project proponents decline to adopt the mitigation measure or alternative; or
o Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
The City has determined that a SEIR is the appropriate environmental document for the Modified Project because all of the conditions in Section 15162 regarding preparation of a SEIR can be met. An SEIR may be circulated in accordance with CEQA Section 15087 by itself without recirculating the previous EIR. When the Lead Agency decides whether to approve the Modified Project, the decision-making body shall consider the previous EIR as revised by the SEIR. A finding under Section 15091 must be made for each significant effect shown in the previous EIR as revised in the SEIR.
Because this SEIR addresses two (2) separate but related projects, when referenced together they are referred to as either: 1) proposed Projects, or 2) proposed Modified Project and proposed Relocation of PCL-1 Project.
Intended Use of this Subsequent EIR
CEQA and the CEQA Guidelines establish the City as the Lead Agency, which is defined in CEQA Guidelines Section 15367 as “the public agency which has the principal responsibility for carrying out or approving a project.” The City has determined that the proposed Project meets the CEQA definition of a project. The City has determined that the proposed Project is not exempt from CEQA, approval of a Negative Declaration (ND) or Mitigated Negative Declaration (MND) is not appropriate, and preparation of an EIR as supplemented by this SEIR is the appropriate environmental document.
This SEIR has been prepared by the City in accordance with CEQA and the CEQA Guidelines.
The SEIR will be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the proposed GPA, GRRSPA No. 1, TTM, and PP. The SEIR will also be used by the City, responsible agencies, and the public for the purpose of evaluating the environmental effects associated with the Relocation of PCL-1.
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2.5 CONTENT AND ORGANIZATION OF THIS SUBSEQUENT EIR
Technical Studies and Reference Documents
This SEIR incorporates by reference several citywide reports and analyses. In addition, technical studies and reports addressing the Modified Project and Relocation of PCL-1 have been used to prepare the applicable analytical sections of the SEIR. These documents are included in SEIR Appendices B through T and include:
• Green River Ranch Visual Impact Analysis, January 8, 2024, T&B Planning (Appendix C) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Air Quality Impact Analysis, June 12, 2024, Urban Crossroads (Appendix D-1) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Health Risk Assessment, June 12, 2024, Urban Crossroads (Appendix D-2) • Biological Technical Report for the Green River Ranch Specific Plan, Revised April 2, 2024, Glenn Lukos Associates, Inc. (Appendix E-1)
• Determination of Biologically Equivalent or Superior Preservation (DBESP) Analysis For Impacts to MSHCP Riparian/Riverine Areas Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E-2) • Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis Green River Ranch Industrial Project, Revised August 29, 2024, Glenn Lukos Associates, Inc. (Appendix E-3)
• A Phase I Cultural Resources Assessment for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix F) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Energy Analysis, June 12, 2024, Urban Crossroads (Appendix G)
• EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River And Dominguez Roads City Of Corona, Riverside County, California, August 12, 2020, Petra Geosciences, Inc. (Appendix H-1) • Update of EIR-Level Geotechnical Study Proposed Green River Ranch Business Park Development Southwest of Green River And Dominguez Roads City Of Corona, Riverside County, California, January 31, 2024, Petra Geosciences, Inc. (Appendix H-2) • Paleontological Resource Record Search Update for the Green River Ranch III Project, Revised January 10, 2024, Brian F. Smith and Associates (Appendix H-3)
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• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Greenhouse Gas Analysis, June 12, 2024, Urban Crossroads (Appendix I) • Phase I Environmental Site Assessment Update Assessor’s Parcel Numbers (APNS) 101- 180-014, -015, -037 And -038 Corona, Riverside County, California 2882, August 19, 2019, GeoTek, Inc. (Appendix J)
• Preliminary Drainage Report, December 2022, KWC Engineers (Appendix K-1) • Project Specific Water Quality Management Plan, Revised December 16, 2022, KWC Engineers (Appendix K-2)
• Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Noise and Vibration Analysis, June 4, 2024, Urban Crossroads (Appendix L) • Green River Ranch Specific Plan Amendment, SP00-001 Amendment No.1, Traffic Analysis, June 10, 2024 Urban Crossroads (Appendix M-1) • Green River Ranch Specific Plan Amendment Vehicle Miles Traveled (VMT) Analysis, June 24, 2024, Urban Crossroads (Appendix M-2)
• Sacred Lands File Search, July 9, 2020 (Appendix N)
• Preliminary Wastewater Report, April 2022, KWC Engineers (Appendix O-1) • Preliminary Water Report, November 2021, KWC Engineers (Appendix O-2) • Water Supply Assessment For The Green River Ranch Business Park, June 5, 2024, Michael Baker International (Appendix O-3)
• Fire Protection Plan, Green River Ranch Business Park, August 5, 2020 (Revised April 7, 2023), Herbert A. Spitzer (Appendix P)
• Criteria Refinement Analysis Relocation of Proposed Constrained Linkage 1, Revised December 12, 2023, Glenn Lukos Associates, Inc. (Appendix Q) Organization of this Subsequent EIR
The SEIR is organized into the following chapters.
• Chapter 1, Executive Summary, presents an overview of the proposed Modified Project and Relocation of PCL-1; a summary of the alternatives considered as modified to reflect the Modified Project and alternatives to the Relocation of PCL-1; a discussion of known areas of controversy; and a listing of the impacts and mitigation measures in a tabular format, including the significance of impacts before and after proposed mitigation measures.
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• Chapter 2, Introduction, explains the purpose of this SEIR; summarizes the proposed Project; discloses the basis for and the purpose of this SEIR; outlines the organization and scope of the document; lists the lead, responsible, and trustee agencies with discretionary authority over the proposed Project; and provides information on public participation.
• Chapter 3, Project Description, provides background on the Modified Project and Relocation of PCL-1; identifies the Modified Project and Relocation of PCL-1 objectives; lists the applicable regulatory requirements; and describes the proposed facilities and activities, affected areas, and operational characteristics of the Modified Project and Relocation of PCL-1.
• Chapter 4, Modified Project Environmental Impact Analysis contains analysis of the environmental impacts associated with the Modified Project and is divided into 20 sections. Section 4.0 introduces the chapter and explains the approach to the environmental analysis of the GRRSP Amendment and Business Park Industrial Development Project. Each of the remaining 20 sections is devoted to a particular topic area and describes the updated environmental setting (the baseline, or existing conditions) and regulatory setting. Following the setting information, each section presents a summary of impacts associated with the Project as originally approved and an analysis of impacts that would result from construction and operation of the proposed Modified Project. Each section identifies mitigation measures that would avoid or eliminate significant impacts or reduce them to less-than-significant and compares the significance of each impact to the significance as concluded in the prior EIR.
• Chapter 5, Relocation of PCL-1 Project Environmental Impact Analysis contains analysis of the Relocation of PCL-1.
• Chapter 6, Alternatives Analysis, contains a discussion of alternatives to development of the proposed Modified Project.
• Chapter 7, Other CEQA-Required Analyses, identifies the growth-inducing impacts, and significant and unavoidable impacts of implementing the proposed Modified Project.
• Chapter 8, Updated Mitigation Monitoring and Reporting Program, includes the updated Mitigation Monitoring and Reporting Program resulting from the analysis of impacts contained in this SEIR.
• Chapter 9, References, provides information about the published documents and other, unpublished information (personal communications) cited in this SEIR.
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• Chapter 10, List of Preparers, includes a list of the key individuals who participated in preparing this SEIR.
• Technical Appendices present the background information that supports the SEIR.
2.6 LEAD AGENCY CONTACT INFORMATION
The Lead Agency for the proposed Projects is the City of Corona. The contact person for the Lead Agency is:
Sandra Vanian, Planning Manager
City of Corona
Planning and Development Department
400 S. Vicentia Avenue
Corona, California 92882
2.7 PUBLIC SCOPING MEETING
A public scoping meeting was held on September 22, 2022. The numerous comments received in relation to the public scoping meeting (including prior to, during, and after the meeting) are shown below in Table 2-1 as well as the location in the SEIR that addresses the issues raised.
The comments received in relation to the public scoping meeting are included in Appendix A.
Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Jeffrey Meissner
[email protected]
Jeffrey Meissner provided the
following comments related to the
Project:
• Confirm Mixed Use Zoning
includes Light Industrial.
• The Project’s BPI would introduce
significant impacts related to
Noise and Public Services (e.g.
traffic and homeless related
crime).
• The Project’s 750,000 SF BPI is
inherently significant in size and
operation.
Section 4.13 Noise
Section 4.15 Public Services
Section 4.17 Transportation
Section 3.0 Project Description
Section 4.11 Land Use and
Planning
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Dwight Woodward
[email protected]
Dwight Woodward provided the
following comment related to the
Project:
• Would the Project provide an offstreet bike trail along Green River?
Section 4.16 Recreation
Section 4.17 Transportation
Resident
Bruce Fields
[email protected]
Bruce Fields provided the following
comments related to the Project:
• The Project would increase traffic
levels in an area where existing
traffic related conditions at the
Dominguez Ranch/Green River
intersection are already significant.
Does the City propose to improve
existing roads by installing more
signals?
• The Project would increase the
need for Public Safety due to
wildfire and crime.
• The Project would increase
impacts in the residential area as it
relates to Wildfire and Noise.
• What is the City’s response to the
potential impacts to surrounding
property values due to
development of the industrial
park?
• What are the impacts related to
biological resources when
development occurs on vacant
land. Where will the wildlife go?
Section 4.17 Transportation
Section 4.20 Wildfire
Section 4.9 Hazards and
Hazardous Materials
Section 4.15 Public Services
Section 4.13 Noise
Section 4.4 Biological
Resources
Resident
Angel Garcia
[email protected]
Angel Garcia provided the following
questions related to the Project:
• I can see an industrial business
going in, but not a hotel.
• Could a conference/multi-purpose
room for community gatherings be
developed?
The City (Sandra Yang)
provided the following direct
response to Angel Garcia’s
email.
• The current project does not
include a hotel. The Project
is amending the existing
Green River Ranch Specific
Plan to move the hotel use
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
from the south side of Green
River Road to the parcel that
is located on the north side
of Green River Road.
Someone would have to
submit an application to
propose a hotel. Right now,
the city does not have an
application to develop the
area north of Green River
Road.
Resident
Diana Reuss
Robert Reuss
[email protected]
Diana and Robert Reuss provided the
following comments related to the
Project:
• The Project would increase traffic
flow on Green River, 91 Freeway
and surrounding areas. There are
already considerable wait times
contribute to that already overly
congested situation.
• Who is the proposed tenant for the
Project? There are already
numerous empty business facilities
in the area similar to the
businesses being proposed for this
project.
• The Project would increase
impacts on available resources.
• Development of the Project would
negatively impact the quality of
life in the Sierra del Oro area.
Section 3.0 Project Description
Section 4.17 Transportation
Resident
Jeanmarie Martinez
[email protected]
Jeanmarie Martinez provided the
following comments related to the
Project:
• The Project would increase traffic
related impacts in area with
existing significant related traffic
delays.
• The Project would increase crime
and noise in the area.
Section 4.17 Transportation
Section 4.15 Public Services
Section 4.13 Noise
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Mike Serle
[email protected]
Mike Serle provided the following
comments related to the Project:
• The Project would severely affect
traffic in the area, specifically the
neighborhoods adjacent to Green
River Road and Foothill
Boulevard.
Section 4.17 Transportation
Resident
Tom Pavelich
[email protected]
Tom Pavelich provided the following
comments related to the Project:
• The Project Industrial uses for the
site (with the potential for more
than 746k square feet of industrial
warehouses) will have significant
negative impact on the Traffic in
the area, specifically as it relates to
the Green River on/off ramps to
the 91 Freeway.
• We ask that any traffic studies
relied upon by the Developer be
re-done, ensuring that traffic
studies are conducted during times
when schools are in session and
not on a break (elementary,
middle, high and University),
would object to any traffic studies
conducted since March 2020,
since COVID-related traffic was
reduced during those times. It is
only until only recently that we
have seen traffic in the area begin
to return to its pre-COVID levels.
Section 4.17 Transportation
Resident
Francesca Da Sacco
[email protected]
Francesca Da Sacco provided the
following comments related to the
Project:
• The Project would destroy the
existing scenic landscape.
• The Project would add to the
existing traffic issues in the area
and current infrastructure can’t
handle this development.
Section 4.1 Aesthetics
Section 4.15 Public Services
Section 4.13 Utilities and
Service Systems
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
• The Project would create a lot of
environmental impacts and create
a major change to the area.
• The City bought land near the
Skyline Trail to protect the City’s
landscape, this Project would
cause such an impact to the City’s
entrance.
• Current infrastructure cannot
support the Project.
Resident
Julie Ackman
[email protected]
Julie Ackman provided the following
comments related to the Project:
• Development of the proposed
industrial buildings might increase
crime and safety concerns in the
area.
• The Project would increase traffic
levels in an area where existing
traffic congestion is already
significant. Does the City propose
to improve existing roads by
installing more signals?
• The Sierra Del Oro area has little
to no services, it would be
fantastic to have additional
restaurant and shopping services.
• We need to keep the integrity of
the gorgeous land intact.
Section 3.0 Project Description
Section 4.1 Aesthetics
Section 4.11 Land Use and
Planning
Section 4.15 Public Services
Section 4.17 Transportation
Resident
Heather Upstone
1631 San Almada Road
Corona, CA 92882
Cell: 714-469-8331
Heather Upstone provided the
following comments related to the
Project:
• Expressed concern regarding
rezoning of the area into an
industrial busines park as it would
highly and negatively impact the
local community.
• Stated the project would result in a
drastic change from the original
and agreed upon plan that was
envisioned as a development
Section 3.0 Project Description
Section 4.1 Biological
Resources
Section 4.11 Land Use and
Planning
Section 4.17 Transportation
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
project that would benefit the local
community with sit down
restaurants and a hotel.
• The rezoning would create a
nuisance to the locals including
introduction of large big rig
trucks, overcrowding an already
congested commute
• The project would affect more of
our local wildlife. .
Resident
Bill Lemoine
[email protected]
Heather Upstone provided the
following comments related to the
Project:
• Stated that the state can't “keep the
light” on and questions how will
adding the proposed project help?
• Stated there is already a water
shortage and this project will only
make things worse.
• States we are tired of current
traffic which only got worse once
Foothill was finished. Cars and
trucks speed on Green River Road
and we never see police presence.
How is adding more trucks and
cars going to improve things?
• Pollution from the big rigs a huge
concern and will the park be open
24-7?
• Stated nothing should start until
road improvements are done, not
after the project is completed.
• Stated: instead of 80 acres they
should set aside at least 150 acres
so nothing can be accessed behind
/ adjacent to this property for
future development.
• Will the project build roads in
areas no located outside of the
Cleveland National Forest but
further south of the proposed
S Section 3.0 Project
Description
Section 4.4 Biological
Resources
Section 4.11 Land Use and
Planning
Section 4.17 Transportation
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
buildings.)
• Stated a preference for a nice hotel
with fine dining restaurants.
Resident
Craig Reiter
[email protected]
Craig Reiter provided the following
comments related to the Project:
• Development of the Project site
would impact the entrance to
Corona. It is the first exit from the
Orange Curtain and our "Welcome
to Corona" and we are putting an
Industrial Park.
• The Project area is deprived of
safe family entertainment such as
a theater, grocery store and other
services that are convenient for a
community of this size.
• The Project area does not have
adequate Public Services as the
area is deprived of safe parks and
community areas where people
can get outside and exercise. In
addition, there is not a park in our
community.
• We propose a mixed-use
development with some
commercial, industrial and
residential condos in an outdoor
walking mall environment with a
big "Welcome to Corona" sign to
shows what we are about as a City.
• The City should require the
developer to put in a park and lots
of tree canopies to reduce visual
impacts from development of the
industrial park.
Section 4.1 Aesthetics
Section 3.0 Project Description
Section 4.16 Recreation
Section 4.13 Noise
Section 4.11 Land Use and
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Table 2-1: Summary of Comments Received in Response to the Public Scoping Meeting Agency / Individual Summary of Comments Response / Section in SEIR Where Issue is Addressed
Resident
Cassandra Stone
[email protected]
Cassandra Stone provided the
following comments related to the
Project:
• Will the Project information from
this be publicly posted online?
• The Project would create visual
impacts to the area and entry into
the City due to the Project’s
development of the industrial
buildings.
Section 4.1 Aesthetics
2.8 NOP PUBLIC REVIEW PERIOD
A notice of preparation (NOP) was distributed to members of the public and public agencies for a 30-day review period starting August 29, 2022. The NOP requested input from recipients regarding the scope and content of the environmental information to be included in the SEIR.
At the conclusion of the review period, four (4) agencies and numerous individual members of the public provided comments on the NOP. A summary of the agency and individual comment letters is shown in Table 2-2 as well as the location in the SEIR that addresses the issues raised.
The NOP and the NOP response letters are included in Appendix A.
Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
South Coast Air Quality
Management District
Sam Wang
[email protected]
(09/28/22)
SCAQMD has provided the following
comments/recommendations:
• Requested a copy of the
SEIR and technical
appendices be sent
directly to SCAQMD.
• The analysis in the
SEIR should use the
CEQA Air Quality
Handbook for guidance
and rely on the
Potential air
quality
impacts are
analyzed in
Section 4.4.
The analysis is
based on an
Air Quality
Analysis (AQ
Analysis)
included in
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
CalEEMod land use
emissions software.
• Quantify criteria
pollutant emissions and
compare the results to
SCAQMD’s CEQA
regional pollutant
emissions significance
thresholds.
• Calculate localized air
quality impacts and
compare results to
localized significance
thresholds (LSTs).
• Analyze potential
adverse air quality
impacts from all phases
of the project,
including construction
and operations.
• If the project generates
substantial heavy-duty
diesel vehicle trips,
conduct a mobile
source health risk
assessment.
If the project generates significant adverse air quality impacts, alternatives capable of lessening or avoiding the impacts should be considered.
Appendix C.
The AQ
Analysis
includes
analysis using
CalEEMod
and
incorporates
an LST
analysis.
Southern California
Association of Governments
Frank Wen
[email protected]
(09/28/22)
The Southern California Association of Governments
(SCAG) recommends the SEIR compare the Modified
Project’s consistency with the goals and strategies
contained in the 2020-2045 Regional Transportation
Plan/Sustainable Communities Strategies (2020-2045
RTP/SCS). In addition, SCAG offers assistance regarding where to find applicable demographic and growth forecast data and suggestions regarding mitigation measures.
Consistency
with the 2020-
2045
RTP/SCS is
discussed in
Section 4.11.
Because the
Modified
Project is part
of a larger
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
planning
effort (i.e., the
AHSP) and
the proposed
industrial and
commercial
uses will
bring such
uses and
services into
an area that is
lacking, the
Modified
Project is
consistent
with the 2020-
2045
RTP/SCS
goals and
policies
regarding
location of
land uses to
reduce vehicle
miles
traveled,
reducing
traffic
congestion
and associated
noise and air
quality
impact.
California Department of Fish
and Wildlife
Katrina Rehrer
[email protected]
v
(09/21/22)
CDFW recommends the following information be
provided/assessed within the SEIR:
• An assessment of the
various habitat types
located within the
project footprint and a
Potential
impacts to
biological
resources,
including the
topics raised
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
map that identifies the
location of each habitat
type.
• A general biological
inventory of the fish,
amphibian, reptile,
bird, and mammal
species present or have
the potential to be
present on the project
site.
• A recent inventory of
rare, threatened,
endangered, or other
sensitive species
located within the
project footprint and
within offsite areas
with the potential to be
affected.
• A recent floristicbased assessment of
special status plants
and natural
communities.
• Information regarding
the regional setting
that is critical to the
assessment of
environmental
impacts.
• A full accounting of all
mitigation/conservatio
n lands within and
adjacent to the project
site.
• A discussion of
potential impacts from
lighting, noise, human
by CDFW, are
discussed in
Section 4.4.
The analysis
in this Section
based on a
Biological
Technical
Report
included in
Appendix H.
The
Biological
Technical
Report also
includes a
MSHCP
Consistency
analysis
(Appendix J),
as suggested
by CDFW. It
is important to
note the
comment
incorrectly
describes the
project site
within the
Stephen’s
Kangaroo Rat
Habitat
Conservation
Plan (SKR
HCP)
boundary. The
project site is
located west
of I-15 and
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
activity, defensible
space, and wildlifehuman interactions,
including changes to
drainage patterns and
water quality.
• A discussion of
potential indirect
impacts on biological
resources within and
adjacent to the project
footprint.
• An evaluation of
impacts to adjacent
open space lands from
both construction and
long-term operational
and maintenance.
• A cumulative effects
analysis as described
under CEQA
Guidelines Section
15130.
• An analysis of a range
of reasonable project
alternatives.
• CDFW provided
sample mitigation
measures to consider.
• The project is located
within the boundaries
of the MSHCP and
must be evaluated for
consistency.
• The project is located
within the Stephen’s
Kangaroo Rat Habitat
Conservation Plan
not within the
SKR HCP fee
are boundary.
Mitigation
Measures
from the Prior
EIR remain
applicable,
with
modifications,
to the
Modified
Project.
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
(SKR HCP) fee are
boundary.
• The project may be
subject to the Lake and
Streambed Alteration
Program under Section
1602 of the Fish and
Game Code.
Resident
Adam Ruiz
[email protected]
(09/23/22)
Adam Ruiz has Provided the following comments:
• The Project would increase traffic in areas with
preexisting traffic issues from its freeways (CA 91,
CA241, CA71) connecting Los Angeles county,
Orange County, and Riverside county’s traffic in the
first exit going eastbound to green river.
• The Project would increase residential risks of
preexisting wildfire impacts resulting in mudslides
and evacuation impacts.
• The Project would increase the preexisting issue with crime, specifically the homeless in the area causing
fires.
• The Project would eliminate the underdeveloped
Project area which allows for first responders and
forestry fire to use at their disposal as a resource for helping our community.
Section 4.17
Transportatio
n
Section 4.20
Wildfire
Section 4.15
Public
Services
Section 4.20
Wildfire
California Allied for a
Responsible Economy (CARE
CA)
Jeff Modrzejewski
CARE CA provided the following comments and
recommendations for the Project:
• The Project objectives should reflect the fundamental purpose of the Project and not be crafted in a manner
that limits the range of alternatives considered.
• The Project is a ‘speculative’ building. Although
tenant(s) or planned operations are usually unknown
at this stage of development, the DSEIR should reflect
a good faith effort at full disclosure by including as
much information on the nature of operations as can
be reasonably obtained. This is important because
different types of high cube warehouses have different
levels of environmental impacts.
To ensure a conservative analysis, the DSEIR should
Section 3.0
Project
Description
Section 4.3
Air Quality
Section 4.8
Greenhouse
Gas
Emissions
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
study a reasonable worst-case scenario (i.e., most
impactful), which includes assumptions about the
types of uses so that a broad and diverse range of
environmental impacts are included. Therefore, the
DSEIR should study a combination of the five primary
logistics-type uses at the site,1 including providing
justification and square footage assumed for each use
analyzed to ensure that the unique impacts of each use
(i.e., both truck and vehicular trips, air quality, GHG emissions, public health risk and other environmental
effects) are comprehensively evaluated.
• The Project will have high daily volumes of heavyduty diesel truck traffic and on-site equipment that pollute the air with toxic diesel emissions and expose
nearby communities to air pollution. The City must
make all efforts to minimize air quality effects to the greatest extent possible. A mobile source Health Risk
Assessment (including other emission sources such as
backup generators and on-site diesel-powered
equipment) must be prepared and include both
construction and operational diesel PM emissions and
cancer risk assessment.
• For the Project to mitigate negative public health
effects of industrial operations, the DSEIR should
analyze the impacts of creating a buffer zone between
PA1/ PA3 Business Park Industrial and PA 5
residential zones.
• Project mitigation measures must be effective and
enforceable. Every effort must be made to incorporate
modern technology in the mitigation measures and
MMRP. For example, a requirement that all off-road
equipment and trucks using the site during
construction and operations be zero emission, nearzero emissions or alternative-fueled vehicle would both reduce and/or eliminate air pollution impacts and
CO2 emissions.
Mitigation measures can also include requirements to
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
install cool roofs to reduce operational energy demand
and solar canopies on the parking lot to generate
energy, electrification of 3 loading docks and
provision of EV charging infrastructure, and measures
to reduce urban heat island effect impacts.
Resident
Robert Schnabel
[email protected]
Robert Schnabel provided the following comments:
• The Project SEIR will need to supply detailed
information regarding traffic and circulation.
Specifically impacts to Green River Rd. and
Dominguez Ranch Rd.
• The Approved Project EIR admitted that the peakhour traffic at the SR 91/ Green River Rd. intersection exceeded the acceptable level of service. There were
references to budgeted improvements by Cal Trans
and the City of Corona and concluded that because of
these future improvements, the level of service at the
SR 91/ Green River intersection would be improved
even with the additional traffic generated by the
proposed development.
• What is the current level of service of peak-hour
traffic at the SR 91/ Green River interchange? Traffic
still routinely backs up beyond Dominguez Ranch Rd
beyond acceptable levels even without any
development in place on the subject site.
• Does the Project call for other signal lights between the ones currently at Dominguez Ranch Rd. and the
SR 91/ Green River Rd. interchange and what effect
will they have on traffic and circulation?
• At peak-hour traffic times, what will be the effect of the fully completed proposed development on
Dominguez Ranch Rd. and Green River Rd.?
Section 4.17
Transportatio
n
Resident
Don Osborne
[email protected]
Don Osborne provided the following comments and
questions related to the Project:
• Zoning should never allow for an Industrial Park (
or...think airport) to be placed in close proximity to an existing residential.
• The proposed 49.52 acre BPI is much larger than the
approved Project Promenade business area. The BPI
Section 3.0
Project
Description
Section 4.13
Noise
Section 4.17
Transportatio
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
Precise Plan shows the intent of the developer by
skirting any inclusion of PA4 or PA5. The Precise
Business Plan addresses only the 49.52 acres by
showing the 5 concrete Tilt-Up Business Park
Industrial Buildings. Nothing else.
• The applicant states the "Specific Plan already allows the following uses, which are being carried over to the BPI zone. Manufacturing, assembly and fabrication of
goods. Warehouse and distribution.". What are the
approved uses for the area specifically light
Commercial and not Business Industrial?
• What are Project’s impacts related to noise from the
BPI as relates to the proximity to residential receivers? The businesses that generate substantial exterior noise are numerous and once this zoning is approved
(forever) then the local residents are stuck with their new neighbors forever without recourse.
If this amended GGRSP is approved as it is proposed I
can see an injunction and pending lawsuit against the
city being filed on behalf of the local residents.
• Are there adequate electrical services within the grid to support the needs of the Project?
• Are there adequate water services to support the
Project as incoming water pressure drops 8 psi from
10pm to 10am?
• Would the Project result in fire hazard impacts as a
result of the portion of the land between Fresno Rd and PA1 to be designated Open Space General?
• Would the Project have adequate access into the
complex from Green River Rd for trucks
• What is the solution to maximize the RED light time
and minimize the GREEN light time for departing
Dominguez Ranch onto Green River Rd during peak
am/pm hours?
n
Section 4.15
Public
Services
Section 4.20
Wildfire
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
Resident
Klaus Kraemer
[email protected]
Klaus Kraemer provided the following comment related
to the Project:
• The Project would further increase problematic traffic related impacts in the area.
Section 4.17
Transportatio
n
Riverside County
Transportation Commission
(RCTC)
Tricia Cambell
[email protected]
RCTC provided the following comment and request for
MSHCP compliance:
The Project has not completed its MSHCP compliance.
The Joint Progress Review (JPR) Application will be
placed on hold for comments to be addressed as seen
below in the “Comments Tracking Table” to support
Project consistency with the MSHCP.
• PD-1: Include a discussion regarding whether
maintenance activities associated with the project will be needed for the 2.77-acre wildlife movement path.
Activities including, but are not limited to, weed
abatement, fuel modification, slope maintenance,
fence maintenance, etc. If no maintenance activities
are needed, state that as well. Note that manufactured
slopes and fuel modification zones are not permitted
in the conservation area (i.e., referred to in the
Analysis as “wildlife movement path”).
• PD-2. Include that a Habitat Mitigation and
Monitoring Plan (HMMP) for the restoration of the
2.77-acre wildlife movement path will be prepared. In
addition, this HMMP must be reviewed and approved
by the RCA and Wildlife Agencies.
• PD-3. The Analysis states “An additional 6.35 acres
of land is associated with the Estate Residential area
that will not be graded by the Project but will be
designated as Residentially-Zoned Open Space. This
Residentially-Zoned Open Space is not a part of the
Project.” Although the project can designate the 6.35
acres as “Residentially-Zoned Open Space,” it must
be considered part of the project. Revise all text and
figures to reflect that the 6.35 acres is part of the
project.
• PD-4. Based on the mapping provided, the 6.35 acres
Section 4.4
Biological
Resources
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
of Residentially-Zone Open Space contains
riparian/riverine features. Based on Sec 6.1.2 of the
MSHCP, if the project proposes to avoid these
features, then a deed restriction or conservation
easement must be place over them. Revise the
Analysis and DBESP to include a discussion
regarding how the project proposes to avoid impacts
to riparian/riverine features within the 6.35-acre open space area. Alternatively, the project 3 can assume
these riparian/riverine feature will be impacted and
then propose mitigation for these impacts in the
DBESP.
• PD-5. Include a discussion regarding the off-site
improvements for Fresno Road and Green River
Road. For example, sidewalks, curb and gutter,
culverts turn lanes, etc. In addition, provide a
discussion regarding how wildlife movement across
Green River Road will not be further impeded by the
proposed improvements.
• PD-7. Provide grading plans for the proposed project. • RA-1. Include a discussion regarding the width of
Proposed Constrained Linkage 1 relative to how the
project proposes to facilitate movement of the
associated Planning Species, which includes
mountain lion and bobcat. In other words, provide
evidence that the proposed 100-foot linkage would
facilitate (i.e., not impede) movement of Planning
Species. Although the project will not impede
Reserve Assembly “acreage” goals for this linkage,
the issue regarding the function of this linkage must
also be addressed.
• RIP/RIV-1. The DBESP needs to include an
Equivalency Analysis to demonstrate that the
project’s proposed mitigation will result in habitat
conditions that are biological equivalent or superior
to the existing conditions. This should be presented as a discussion regarding the functions and values (i.e.,
hydrological regime, flood storage, nutrient retention, sediment trapping and transport, toxicant trapping,
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
wildlife habitat, and aquatic habitat) of the resources being impacted in comparison to the functions and
values being gained by the proposed mitigation.
• RIP/RIV-2. Include the type of mitigation proposed
(i.e., rehabilitation, re-establishment, or preservation).
Note that the project must provide at least a 1:1
mitigation ratio in the form of re-establishment in
order to prevent no net loss of riparian/riverine
resources. The remainder of the mitigation can
include enhancement or re-establishment.
• RIP/RIV-2. Based on Google Earth Aerials and the
shapefiles provided it appears that the extent of the
riparian/riverine resources are not completely
accounted for. The project depicts segments of
riparian/riverine features that are not connected.
However, on Google Earth these features appear to be
contiguous. Revise the Analysis, DBESP, and
shapefiles to reflect the full extent of riparian/riverine resources on site. Alternately, provide an explanation
to why these features are not fully mapped.
• RIP/RIV-3. According to the Analysis and DBESP
there is no suitable fairy shrimp habitat on the project site. However, based on Google Earth aerials there
appears to be a concrete water basin on the property.
Include a discussion regarding this basin relative to
the potential presence of potential fairy shrimp
habitat.
• PLANT-1. Include whether reference populations
were checked for the narrow endemic and criteria
area plant species surveys.
If so, please provide those details. If the reference
populations were blooming at another location, this
type of comparison may be beneficial in supporting a
conclusion of absence on the project site.
• BUOW-1. Analysis. Include how habitat suitability
for burrowing owl was assessed (e.g., topography,
vegetation, etc.)
• BUOW-2. Due to the presence of suitable habitat,
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Table 2-2: Summary of Comments Received in Response to the NOP Agency / Individual Summary of Comments
Response /
Section in
SEIR Where
Issue is
Addressed
include the follow statement, “A 30-day preconstruction survey for burrowing owls is required prior to initial ground-disturbing activities (e.g.,
vegetation clearing, clearing and grubbing, grading,
tree removal, site watering, equipment staging) to
ensure that no owls have colonized the site in the
days or weeks preceding the ground-disturbing
activities. If burrowing owls have colonized the
project site prior to the initiation of ground-disturbing activities, the project proponent will immediately
inform the Regional Conservation authority (RCA)
and the Wildlife Agencies and will need to coordinate
further with RCA and the Wildlife Agencies,
including the possibility of preparing a Burrowing
Owl Protection and Relocation Plan, prior to
initiating ground disturbance. If ground-disturbing
activities occur, but the site is left undisturbed for
more than 30 days, a pre-construction survey will
again be necessary to ensure that burrowing owl have
not colonized the site since it was last disturbed. If
burrowing owl is found, the same coordination
described above will be necessary.”
• UWIG-1. Include that all fencing plans will be
reviewed and approved by the RCA and Wildlife
Agencies.
• UWIG-2. Include that fencing will be placed along
the western border and along the wildlife movement
path. In addition, include that all fencing proposed
along the wildlife movement path will consist of at
least 8-foot-tall block wall construction.
• UWIG-3. Include that all fuel modification zones will occur entirely within the development footprint. In
addition, fuel modification zones must be depicted on
all applicable figures, and shapefiles must be
provided.
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2.9 DRAFT SEIR REVIEW PERIOD
The Draft SEIR is being distributed to public agencies and other interested parties for review and comment. The Draft SEIR is also available on the City’s website www.Coronaca.gov and at the following locations:
Corona City Hall Circulation Desk
Planning & Development Department Corona Public Library 400 South Vicentia Avenue 650 South Main Street
Corona, California 92882 Corona, California 92882
Phone: (951) 736-2434 Phone: (951) 736-2381
Hours: Monday through Friday: 8:00 a.m. to 5:00 p.m.
All comments received from agencies and individuals on the Draft SEIR will be accepted during the public review period, which will not be less than 45 days, in compliance with CEQA. All comments on the Draft SEIR should be sent to the following City contact person:
Sandra Vanian, Planning Manager
City of Corona
Planning & Development Department
400 S. Vicentia Avenue
Corona, California 92882
Following the close of the public review period, the City will prepare responses to all comments and will compile these comments and responses into a Final SEIR. All responses to comments submitted on the Draft SEIR by public agencies during the CEQA comment period will be provided to those agencies at least 10 days prior to final action on the proposed Modified Project and proposed Relocation of PCL-1. The City will make findings regarding the extent and nature of the impacts as presented in the Final SEIR. The Final SEIR will need to be certified as complete by the City Council prior to making a decision to approve or deny the Modified Project (i.e., the GPA, SPA, TTM, and PP and Relocation of PCL-1. Public input is encouraged at all public hearings (e.g., Planning and Housing Commission, City Council) regarding approval of the proposed Projects.
2.10 CUMULATIVE PROJECTS
Because of the nature of individual environmental factors, the cumulative area for every issue addressed in this EIR will not be identical. For example, the cumulative area for air quality impacts (the South Coast Air Basin) is much larger than the cumulative area for public service impacts (the service area of the various service providers.) In determining the cumulative impacts of a proposed Project with other area projects, an EIR may either consider a list of past, present, and probable future projects, or it may consider a
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summary of projections method.1 Depending on the topic addressed, this EIR utilizes both methods. The following cumulative project figure presents projects identified by the City in the study area (Figure 2.1). The cumulative project names/locations, land use, and quantities/units for the cumulative projects are also presented in Figure 2.1. The potential exists that several of the projects listed may not be constructed within the reasonably foreseeable future. By including all of the listed projects in the cumulative analysis for the project, this EIR would likely overstate identified cumulative impacts because many of the identified projects may never be built or may not be built at the densities identified. Cumulative projects include commercial, industrial, single-family, and multiple-family residential uses. Figure 2.1 identifies the locations of approved and pending projects within the focused cumulative project area.
1 State CEQA Guidelines, Section 15130(b)(1).
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FIGURE 2-1: CUMULATIVE DEVELOPMENT PROJECTS
SOURCE: URBAN CROSSROADS, 2024. PAGE: 2-31
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3.0 PROJECT DESCRIPTION
3.1 PROJECT LOCATION AND SETTING
3.1.1 MODIFIED PROJECT
The proposed Project or Modified Project consists of proposed changes to the Green River Ranch Specific Plan (GRRSP) land uses and GRRSP Planning Area and development of an industrial park in the Planning Areas (PAs) proposed for Business Park Industrial (BPI) uses.
The GRRSP boundary consists of ±160.0-acres located within the western portion of the City, in the County of Riverside, California (Figure 3-1, Regional Location). Regional access to the Planning Area is available from State Route 91 (SR 91) and Green River Road. More specifically, the Planning Area is located south of SR 91, southwest of Dominguez Ranch Road, and southeast of Fresno Road (Figure 3-2, Project Vicinity). Green River Road bisects a small portion of the Planning Area in an east-west alignment. According to the U.S.
Geological Survey (USGS), Black Star Canyon Quadrangle topographic map sheet (7.5- minute series), the Planning Area is located in Sections 30 and 31, Township 3 South, Range 7 West.
Elevations on the proposed Modified Project site (i.e., the GRRSP Planning Area) range from approximately 515 feet above mean sea level (AMSL) to the north beyond Green River Road to approximately 1,800 feet AMSL to the south into the foothills of the Santa Ana Mountains.
The area north of Green River Road is relatively flat and undeveloped, with substantial portions disturbed from prior roadway and railway maintenance and construction staging. The portion of the Modified Project site south of Green River Road is generally undeveloped land with a relatively flat semi-developed area that was previously a horse ranch in the area north of the steep hillsides of the Santa Ana Mountains. The southern property is predominately vegetated with non-native grasses and mixed Chaparral. Steep canyons comprise the southern and southwestern portion of the site, characteristic of the Santa Ana Mountains. These canyons descend to the north and form narrow streambeds which ultimately discharge to pipes and culverts on the south side of Green River Road. Fresno Road is a paved roadway near the western property line.
The northeastern portion of the Modified Project site south of Green River Road consists of various structures associated with a prior horse ranch. These structures include; horse pens; barbed wire and chain link fencing; an asphalt concrete-capped parking lot; a concrete building slab; several mobile homes; a variety of trailers, vehicles, and storage containers; and an unused concrete-lined reservoir and water tank. However, large portions of this area are undeveloped and vegetated with oak trees and mixed chaparral.
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FIGURE 3-1: REGIONAL LOCATION
SOURCE: T&B PLANNING, INC., 2023. PAGE: 3-3
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FIGURE 3-2: PROJECT VICINITY
SOURCE: T&B PLANNING, INC., 2023. PAGE: 3-5
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The proposed Modified Project’s offsite improvement locations are predominately within the roadways of Green River Road, Dominguez Ranch Road, Fresno Road, and Palisades Drive.
The offsite areas are generally flat, disturbed, and occupied by non-native vegetation.
3.1.2 RELOCATION OF PCL-1
The Modified Project site (i.e., the GRRSP Planning Area) is overlain by four Criteria Cells (1702, 1704, 1811, and 1812) and Proposed Constrained Linkage 1 (PCL-1) defined by the Western Riverside County Multiple Species Habitat Conservation Plan (WR-MSHCP). The Criteria Cells support PCL-1 that connects Core Area A to the north (Prado Basin/Santa Ana River) with Core Area B to the south (Cleveland National Forest). As noted previously in Section 2.0, Introduction, and shown in Figure 3-3 (PCL-1 Alignment), the City proposes to relocate PCL-1 to an alternate location west of its current alignment and west of and adjacent to the GRRSP Planning Area.
The proposed Relocation of PCL-1 runs north to south from the Cleveland National Forest to SR 91. The Relocation of PCL-1 is located on properties known as B Canyon and is approximately 328.30 acres, and consists of the Accessor’s Parcel Numbers (APNs) 101-210- 003, 101-201-004, 101-201-012, 101-201-013, 101-201-015, 101-201-016, 101-201-018, 101- 201-020, 101-201-022, and 101-201-023 that would be added to the WR-MSHCP as Additional Reserve Lands. APN 101-180-036 is also part of the subject property and is already defined as Additional Reserve Lands.
Elevations of the proposed PCL-1 alignment range from approximately 525 feet AMSL at SR 91(west of Fresno Road) in the north to approximately 2,100 AMSL in the south. The northern portion of the PCL-1 alignment is topographically oriented north to south along ridgelines and canyons. The southern portion crosses a series of steep east-west canyons and ridgelines. The proposed PCL-1 is comprised of undeveloped lands heavily vegetated with coastal sage scrub, chaparral, non-native grasslands, coast live oak woodland, and riparian forest, including access roads and canyon routes.
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LEGEND
FIGURE 3-3: PCL-1 ALIGNMENT
SOURCE: GLENN LUKOS ASSOCIATES, 2024. PAGE: 3-9
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3.2 MODIFIED PROJECT DEFINITION
3.2.1 MODIFIED PROJECT OVERVIEW
The proposed GRRSP Amendment (GRRSPA) and BPI Development represent the proposed Project or Modified Project under scrutiny in this Subsequent EIR (SEIR). To implement the proposed Project, the Project Applicant, PSIP WR Green River, LLC,seeks approval of several discretionary actions from the City in addition to approval of this SEIR. These actions include approval of a General Plan Amendment (GPA), Specific Plan Amendment (SPA), Tentative Tract Map (TTM), and Precise Plan (PP). Each of these actions, or Project components, are described in the following Sections 3.2.2 through 3.2.5.
The GRRSPA would rearrange and change the previously approved land uses, slightly expand the Specific Plan boundary, and designate a large portion of the site as open space for permanent preservation in compliance with the WR-MSHCP. The proposed reconfigured and changed land uses include 5.5 acres of General Commercial uses on proposed PA 4; ±49.31 acres of Business Park Industrial uses on proposed PAs 1, 2, and 3; up to 32 Estate Residential lots on ±20.39 acres on proposed PA 5; and ±83.34 acres of Open Space General land uses on proposed PA 6.
In addition to the land use changes associated with the GRRSPA, the Project includes proposed entitlement requests that would result in the development of a 746,167 square-foot industrial business park consisting of five industrial buildings on 49.31 acres within proposed PAs 1 (17.16 acres), 2 (17.73 acres) and 3 (14.42 acres) proposed for designation of BPI land uses.
This development represents build out of these PAs.
Consequently, the proposed Project includes: 1) a programmatic component that would change and reconfigure the overall land uses and PAs governed by the GRRSP; and 2) a projectspecific component that would result in the BPI Development consisting of five industrial buildings totaling 746,167 square-feet in PAs 1, 2 and 3. For these reasons, the proposed GRRSPA is evaluated at a programmatic level of detail in this SEIR, while the BPI Development portion of the Project proposed on PAs 1, 2 and 3 is evaluated at a projectspecific level of detail.
Table 3-1 summarizes the Approved Project and Modified Project land use acreages and development quantities by land use type. As shown below, the proposed GRRSPA, or Modified Project, would entail a smaller footprint and less intense development in comparison to the approved GRRSP, or Approved Project. The Approved Project encompasses 167. 8 acres and permits the land use types of Mixed Use (MU) within 59.01 acres, Nonresidential Manufactured Slopes & Public Streets with 27.3 acres, 19,600 sf of General Commercial (GC) uses including hotel on 8.12 acres, and allows up to 32 dwelling units (DUs) on 98.2 acres of Estate Residential (ER) land uses.
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Table 3-1: Comparison of the Approved and Modified Project GRRSP Land Uses GRRSP PAs Approved
GRRSPA PAs Modified
Approved Project Modified Project
Acreage
Land Use/
DUs or SF Acreage
Land Use/
DUs or SF
Approved: PAs 1, 2, 3, 4, 5
Modified: PAs 1, 2, 3
53.1 Hotel, Mixed Use1, Office/
150 rooms, 491,300 SF
49.31 Business Park Industrial/
746,167 SF
Approved: PA 7
Modified: PA 4
5.91 Mixed Use1/
10,000 SF
5.5 General Commercial/
19,600 SF
Approved: PA 6
Modified: PA 5
98.2 Estate Residential
/32 DUs
20.39 Estate Residential /
32 DUs
Approved: NA
Modified: PA 5
NA NA
83.34 Open Space
DUs = residential dwelling units SF = commercial building area NA = not applicable 1 Includes a mix of retail, service and support commercial, light industrial, hotel/motel, or office uses and a 150-room hotel.
The Modified Project would encompass 160.00 total acres, thereby reducing the footprint by
7.8 acres. The Modified Project would reconfigure the acreage within the footprint to introduce
83.34 acres of dedicated OS. The Modified Project’s reconfiguration of the acreage would provide 49.31 acres of Light Industrial (LI), thereby reducing the more intense MU land use by 9.7 acres. Although the 19,600 sf of GC uses would be unchanged, the Modified Project would reduce GC acreage by 2.62 acres to 5.5 acres and would eliminate hotel uses. The Modified Project would allow for the same, up to 32 residential DUs, however would reduce the ER land use acreage by 77.81 acres to 20.39 acres. Figure 3-4 below, illustrates the existing and proposed General Plan land use designations.
3.2.2 PROPOSED GENERAL PLAN AMENDMENT
The City of Corona General Plan currently designates the GRRSP Planning Area as Mixed Use: Industrial/Commercial (MU2), General Commercial (GC), and Estate Residential (ER), and designates property along Dominguez Ranch Road that is proposed to be added to the Specific Plan boundary as Open Space – General (OS-G). The proposed GPA, GPA2020-0002, proposes to: i) change the MU2 designation on approximately 5.5 acres located north of Green River Road to GC; ii) change the current configuration and designation of MU2, GC, ER, and OS-G on 49.31 acres south of Green River Road to Light Industrial (LI); iii) change the current configuration and designation of MU2 and ER on approximately 20.39 acres south of the proposed LI areas to ER; and iv) change the configuration and designation of ER on 83.34 acres located south of the proposed ER to Open Space.
FIGURE 3-4: EXISTING AND PROPOSED GENERAL PLAN LAND USE DESIGNATIONS SOURCE: T&B PLANNING, INC., 2024. PAGE: 3-13
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3.2.3 PROPOSED SPECIFIC PLAN AMENDMENT
The approved GRRSP designates 31.5 acres as Mixed Use, 5.8 acres as Hotel/Mixed Use Office, 5.0 acres as General Commercial, and 98.2 acres as Estate Residential, with the remaining portions of the existing GRRSP Planning Area designated for manufactured slopes and public streets. Consistent with the proposed GPA, the proposed GRRSPA would modify planned land uses within the affected planning area. The proposed GRRSPA, SPA2020-0006, redesignates 5.5 acres located north of Green River Road from Mixed Use to General Commercial as part of proposed PA 4. Additionally, the land uses located south of Green River Road would be redesignated from Mixed Use, Hotel/Mixed Use/Office, and General Commercial to Business Park Industrial (BPI) on 49.31 acres within proposed PAs 1, 2, and 3; Estate Residential would occur on 20.39 acres within proposed PA 5, and Open Space – General would cover 83.34 acres as PA 6, of which 80.77 acres are intended for conveyance to the Riverside Conservation Authority (RCA) for inclusion in the WR-MSHCP Conservation Area. Onsite roadways would occur on 1.46 acres and reconfigured to provide a single northsouth oriented access road (Street A), which would connect to Green River Road in the north and provide primary vehicular access to PAs 1, 2, 3, and 5. Figure 3-5 illustrates the proposed Green River Ranch Specific Plan land use designations.
In addition to amending the land uses, SPA2020-0006 proposes a conceptual grading plan and a conceptual infrastructure plan; amendments to development standards to govern future development of the GRRSP Planning Area; and includes design guidelines for site planning, architectural character, and landscape architecture to guide the intended character of future development as well as the proposed Business Park Industrial development in PAs 1, 2, and 3.
SPA2020-0006 also includes an implementation chapter that would govern development phasing, financing, maintenance responsibilities, and administration of the Specific Plan.
3.2.4 PROPOSED TENTATIVE TRACT MAP
Proposed Tentative Tract Map TTM 37963 proposes to subdivide 154.50 acres of the Specific Plan area located south of Green River Road into nine (9) lots. The lots would be in PAs 1, 2, 3, 5, and 6 as proposed by SPA2020-0006. The purpose of the subdivision proposed by TTM 37963 is to facilitate the change of zone proposed by SPA2020-0006 for PAs 1, 2, 3, 5, and 6 and development within PAs 1, 2, and 3 as proposed by PP2020-0004. The Assessor Parcel Numbers (APNs) for the Project include: 101-180-014; 101-180-015; 101-180-017; 101-180- 034; 101-180-035; 101-180-037; 101-180-038; and 101-190-034. PA 4, which is located on the north side of Green River Road, is not part of the subdivision proposed by TTM 37963 because there is currently no associated development plan proposed for PA 4 at this time.
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FIGURE 3-5: EXISTING AND PROPOSED SPECIFIC PLAN LAND USE DESIGNATIONS SOURCE: ENPLANNERS INC., 2024. PAGE: 3-17
EXISTING SPECIFIC PLAN LAND USE DESIGNATIONS PROPOSED SPECIFIC PLAN LAND USE DESIGNATIONS
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3.2.5 PROPOSED PRECISE PLAN
Precise Plan PP2020-004 covers the proposed BPI Development component of the Project within proposed PAs 1, 2, and 3. The Precise Plan includes detailed site planning, architectural treatments, landscaping details, and a signage plan for the future construction of five (5) light industrial buildings within the proposed BPI land use designation. The building sizes would range from 86,600 square feet to 296,737. The total building square footage planned within the BPI designation would be 746,167 square feet.
The proposed grading plan would create five building pads designed to be flat to very gently sloping to accommodate flat building foundations and parking areas. The pads would be higher in elevation compared to Green River Road, and Street A would increase in grade as it extends south from Green River Road. Manufactured slopes would be constructed around the development pads, with the manufactured slopes transitioning into the natural condition at certain perimeters. The permanently disturbed area is estimated to be 64.8 acres, with an additional 2.76 acres temporarily disturbed for construction. Approximately 1,267,300 cubic yards of cut and 1,120,300 cubic yards of fill are anticipated. Earthwork volumes are expected to balance after compaction. The proposed BPI Development site plan is shown in Figure 3-6.
Building 1 is proposed within proposed PA 1 and would contain a total of 296,737 square feet of building area (285,535 square feet building footprint; 11,202 square feet of mezzanine space). Truck trailer loading docks are proposed along the southern side of the building and decorative metal fencing is proposed to secure the truck courts and assist in screening the proposed truck docking area from public view. Passenger vehicle parking areas would occur to the west, north, and east of the building, as well as to the south side of the truck trailer docking area. The maximum height of Building 1 is proposed at 46’-6”. Roofline parapets are proposed to screen rooftop equipment and metal mechanical screens are proposed above the proposed ancillary office spaces to additionally shield rooftop mechanical equipment from public view. Access to Building 1 would be provided from a driveway connecting with Street A.
Buildings 2 and 3 are proposed within proposed PA 2. Building 2 would contain a total of 131,695 square feet of building area (125,588 square feet building footprint; 6,107 square feet of mezzanine space) and Building 3 would contain a total of 130,980 square feet of building area (124,693 square feet building footprint; 6,287 square feet of mezzanine space). Truck trailer loading docks are proposed along the east side of Building 2 and along the west side of Building 3. Decorative metal fencing is proposed to secure the truck courts and assist in screening the proposed truck docking areas from public view. Passenger vehicle parking areas are proposed to the west, north, and east of the proposed buildings, with additional passenger vehicle parking proposed along the south side of Building 3. The maximum heights of Buildings 2 and 3 are proposed at 43’-0”. To conceal rooftop mechanical equipment, roofline parapets would be installed and metal mechanical screens are proposed above the ancillary
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FIGURE 3-6: PROPOSED BUSINESS PARK SITE PLAN
SOURCE: BASTIEN AND ASSOCIATES, INC., 2023.
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office areas for additional screening of rooftop equipment from public view. Access to Buildings 2 and 3 would be accommodated by driveways extending from Street A. Buildings 4 and 5 are proposed within proposed Planning Area 3. Building 4 would contain a total of 100,155 square feet of building area (93,868 square feet building footprint and 6,287 square feet of mezzanine space) and Building 5 would contain a total of 86,600 square feet of building area (80,320 square feet building footprint and 6,280 square feet of mezzanine space). Truck trailer loading docks are proposed along the east side of Building 4 and along the west side of Building 5. Decorative metal fencing is proposed to secure the truck courts and assist in screening the proposed truck docking areas from public view. Passenger vehicle parking areas are proposed to the west, south, and east of the proposed buildings, with additional passenger vehicle parking proposed along the north side of Building 5. The maximum heights of Buildings 4 and 5 are proposed at 43’-0”. To conceal rooftop mechanical equipment, roofline parapets would be installed and metal mechanical screens are proposed above the ancillary office areas for additional screening of rooftop equipment from public view. Access to Buildings 4 and 5 would be accommodated by two driveways extending from Street A, and a single emergency-only driveway extending from Dominguez Ranch Road.
The five proposed industrial building exteriors would be constructed using typical concrete tilt-up panels. Variable rooflines and screening elements would be used to break up monotonous roof lengths and widths. Complexity would be added to façades by adding glazing and articulated stone veneer to ancillary office spaces. A mix of colors would be used to further break up facades including brown and light brown colors near offices and light brown and offwhite colors along the remaining portions of the buildings. Metal mechanical screens would be installed above the office spaces to shield roof-top mechanical equipment from public view.
Decorative metal fencing would be used to screen the truck docks from public view.
The landscape plan for the proposed BPI component would be landscaped with a combination of trees, shrubs, and groundcover throughout the site. Surrounding the parking and buildings areas would include a mixture of 24-inch box trees comprised of Chinese pistache, desert museum palo verde, coast live oak, and forest pansy redbud. Landscaping on the manufactured slopes in the southern portions of the site, for slope stabilization and aesthetic purposes, would include hydroseeded and a mixture of 24-inch box trees comprised of California laurel, coast live oak, and Catalina cherry.
In addition, the frontages along Green River Road, Fresno Road, and Dominguez Ranch Road would accommodate a landscaping buffer along proposed manufactured slopes. The parkways of these roads along the site’s frontage would include 24-inch box coast live oak trees, while trees within the landscape buffer would include mixture of 24-inch box trees comprised of California sycamore, California laurel, and crape myrtle .
At the main entrance along Street A, the street corners would include a major entry sign, 48- inch box coast live oak trees, 24-inch box forest pansy redbud accent trees, and shrubs
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including creeping sage, pink muhly, artichoke agave, and century plant. Enhanced landscaping elements at the intersections of Fresno Road at Green River Road and Dominguez Ranch Road at Green River Road would be similar, however would feature a smaller entry sign and corner enhancement landscaping.
The maximum extent of off-site improvements would include roadway improvements and utilities connections adjacent to the Modified Project within the Fresno Road, Green River Road, and Dominguez Ranch Road rights-of-way.
3.3 RELOCATION OF PCL-1 PROJECT DEFINITION
Over the past 20 years since the WR-MSHCP was approved, discussions regarding the existing location of PCL-1 have occurred because of several known constraints associated with its alignment. Most recently in 2016, a Criteria Refinement analysis for the relocation of PCL-1 was submitted to Regional Conservation Authority (RCA) but not approved. The City, RCA, and the U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and Wildlife (CDFW) generally agree relocation of PCL-1 to a superior alignment would better meet the expressed goals of the MSCHP.
As noted previously, there is general agreement that constraints reduce the potential effectiveness of the existing alignment of PCL-1. As such, the proposed Relocation of PCL-1 would ensure that areas to the north and south of SR 91 and the Santa Ana River can be linked to provide a viable wildlife Linkage. Although the alternate PCL-1 would introduce a slight reduction in acreage, the total amount of protected land will be maintained by incorporating new areas outside the original zone. Moreover, the alternate PCL-1 alignment would conserve over 500,000 acres of land, reduce connection obstacles between the Santa Ana Mountains and the Chino Hills, and allow for the development of the GRRSP Planning Area.
3.4 EXISTING LAND USES, GENERAL PLAN LAND USE
DESIGNATIONS, AND ZONING
Modified Project
Table 3-2 provides a summary of existing land uses, General Plan land use designations, and zoning for the GRRSP Planning Area and surrounding areas.
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Table 3-2: Modified Project Existing Land Uses, General Plan Land Use Designations, Zoning
Location Current Land Uses
General Plan Land Use
Designations Zoning
Existing
GRRSP
Planning Area
Vacant Mixed Use:
Industrial/Commercial;
General Commercial;
Estate Residential 1-3 du/ac
Green River Ranch Specific
Plan - Mixed Use;
Commercial – General;
Estate Residential;
Manufactured Slopes &
Public Streets.
Northeast Railway;
Vacant
Light Industrial Light Manufacturing.
Northwest SR-91 right-of-way;
Multi-family
development;
Commercial
development.
Open Space General;
Medium Density Residential 6-15
du/ac;
General Commercial.
Open Space;
Low Density Multiple
Family; Residential;
General Commercial.
East Vacant;
Commercial
development.
Open Space General;
General Commercial
Sierra Del Oro Specific Plan -
Neighborhood Commercial
District; Open Space.
South Vacant Rural Mountainous (Corona SOI);
Rural Foundation (Riverside
County)
Rural Residential (Riverside
County)
West Vacant Rural Mountainous (Corona SOI);
Rural Foundation (Riverside
County)
Rural Residential; Multiple
Family Dwellings (Riverside
County)
Source: City of Corona General Plan Land Use Map, 2018. Riverside County General Plan Land Use Element, 2021.
Relocation of PCL-1
Table 3-3 provides a summary of existing land uses, General Plan land use designations, and zoning for the Relocation of PCL-1 alignment and surrounding areas. Note, the PCL-1 alignment is within the City’s Sphere of Influence (SOI) and unincorporated Riverside County.
Table 3-3: Relocation of PCL-1 Existing Land Uses, General Plan Land Use Designations, Zoning
Location Current Land
Uses
General Plan Land Use
Designations
Zoning
Existing
PCL-1
Alignment
Vacant Mixed Use: Industrial/Commercial;
General Commercial;
Estate Residential 1-3 du/ac.
Rural Mountainous (Corona Sphere
of Influence); Rural Foundation
(Riverside County)
GRRSP -
Mixed Use;
Commercial – General;
Estate Residential;
Manufactured Slopes &
Public Streets.
Rural Residential (Riverside
County)
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3.5 PROJECT OBJECTIVES
The California Environmental Quality Act (CEQA) Guidelines require an EIR Project Description include “a statement of objectives sought by the proposed project.” Modified Project
The following project objectives from the previously approved GRRSP EIR remain valid for the proposed Modified Project.
• To provide for the orderly and efficient development of the Green River Ranch property. • To implement the goals, objectives, and policies of the City of Corona General Plan. • To develop land uses which reflect sound economic, market, and financial consideration. • To develop uses which will generate additional revenue for the City of Corona, and establish a strong tax base for the City.
• To provide convenient commercial and industrial services for the community, in addition to similar services for freeway oriented and generated visitors. • To promote organized and well-planned development within the Specific Plan area. • To provide guidance and direction for the future development of this property. • To create an aesthetically pleasing western gateway into the City of Corona.
Table 3-3: Relocation of PCL-1 Existing Land Uses, General Plan Land Use Designations, Zoning
Location Current Land
Uses
General Plan Land Use
Designations
Zoning
Northeast Railway;
Vacant
Light Industrial
Light Manufacturing.
Northwest SR-91 right-of-way;
Multi-family
development;
Commercial
development.
Open Space General;
Medium Density Residential 6-15
du/ac;
General Commercial.
Open Space;
Low Density Multiple
Family; Residential;
General Commercial
East Vacant;
Commercial
development.
Open Space General;
General Commercial
Sierra Del Oro Specific Plan
-
Neighborhood Commercial
District;
Open Space.
South Vacant Cleveland National Forest Cleveland National Forest West Vacant and Star
Ranch;
Rural Mountainous (Corona SOI);
Rural Foundation (Riverside
County); Open-Space (City of
Anaheim).
Rural Residential; Multiple
Family Dwellings (Riverside
County); Open-Space ( City
of Anaheim).
Source: City of Corona General Plan Land Use Map, 2018. Riverside County General Plan Land Use Element, 2021.
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Relocation of PCL-1
The project objectives for the proposed Relocation of PCL-1 are as follows:
• Improve wildlife linkage between Core Areas A and B by connecting wildlife habitats, between the Santa Ana Mountains, Prado Basin, and Chino Hills. • Establish a superior PCL-1 wildlife corridor due to existing constraints from roads, railroads, SR 91, and development associated with the existing PCL-1 alignment. • Increase overall Covered Habitat as described in the WR-MSHCP through conserving additional lands.
3.6 DISCRETIONARY ACTIONS, PERMITS, AND OTHER
APPROVALS
The legislative and discretionary actions to be considered by the City as part of the proposed Project include:
Modified Project
• General Plan Amendment No. 2020-0002 (GPA2020-0002): The Modified Project requires City approval of a GPA to amend the existing GRRSP designations. As discussed in Section 3.2.2, the MU2 designation on approximately 5.5 acres would change to GC.
The current configuration and designation of MU2, GC, ER, and OS-G on 49.31 acres would change to Light Industrial (LI). The current configuration and designation of MU2 and ER on approximately 20.39 acres would change to ER. The configuration and designation of ER on 83.34 acres would change to Open Space. • Specific Plan Amendment to the GRRSP (SPA2020-0006): The Modified Project requires City approval of an SPA to amend the existing GRRSP Land Use Plan and the City’s Zoning Map consistent with GRRSPA No. 1. As discussed in Section 3.2.3, the Modified Project would: redesignate 5.5 acres from Mixed Use to General Commercial as part of proposed PA 4; redesignate 49.52 acres of Mixed Use, Hotel/Mixed Use/Office, and General Commercial to BPI as part of proposed PAs 1 through 3; Estate Residential would occur on 20.39 acres within proposed PA 5; Open Space – General would cover
83.34 acres as PA 6; and onsite roadways would be reconfigured to provide a single northsouth oriented access road (Street A), which would connect to Green River Road in the north and provide primary vehicular access to PAs 1, 2, 3, and 5. In addition to amending the land uses, the Modified Project requires City approval of a conceptual grading plan and a conceptual infrastructure plan; amendments to development standards; design Guidelines for site planning, architectural character, landscape architecture, and development phasing, financing, maintenance responsibilities, and administration of the Specific Plan.
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• Tentative Tract Map No. 39763 (TTM 37963): The Modified Project requires City approval of a TTM to change the City Zoning Map consistent with GGRSP. As discussed in Section 3.2.4, the Modified Project Site is comprised of Assessor’s Parcel Numbers 101- 180-014; 101-180-015; 101-180-017; 101-180-034; 101-180-035; 101-180-037; 101-180- 038; and 101-190-034. The TTM would subdivide 154.90 acres of the Specific Plan area into nine (9) lots within PAs 1 through 6.
• Precise Plan No. 2020-0004 (PP2020-004) (pertaining to the industrial park component of the proposed Project in PAs 1, 2 and 3): The Modified Project requires City approval of a PP to approve the final design of the proposed industrial park component of the Project within PAs 1, 2, and 3. As discussed in Section 3.2.5, the PP includes detailed site planning, architectural treatments, landscaping details, and a signage plan for the future construction of five (5) light industrial buildings within the proposed BPI land use designation. The building sizes range from 86,600 square feet to 296,737 resulting in a total of 746,167 square feet. In addition, the PP would include off-site improvements to roads and utilities impacting a total of 12.8 acres.
Relocation of PCL-1
• Relocation of Proposed Constrained Linkage: The proposed Relocation of PCL-1 requires the City, as permittee to the WR-MSHCP, to prepare CEQA documentation and approval of the relocation based on superiority of the proposed alignment in comparison to the alignment of existing PCL-1. This SEIR will be used by RCA, the U.S. Fish and Wildlife Service and California Department of Fish and Wildlife to approve the relocation in their role as Responsible and Trustee agencies.
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4.0 MODIFIED PROJECT ENVIRONMENTAL IMPACT
ANALYSIS
4.0.1 APPROACH TO THE ENVIRONMENTAL ANALYSIS OF THE
PROPOSED MODIFIED PROJECT
Section 4 of this SEIR presents the impact analysis of the Modified Project. The Modified Project consists of two components, the proposed Amendment to the Green River Ranch Specific Plan (GRRSP) and an entitlement request for development of the Business Park Industrial (BPI) portion of the GRRSP. The GRRSP Amendment (GRRSPA) is analyzed at a programmatic level and the BPI Development is analyzed at a project level. For some environmental topics, the impact analysis for each component is analyzed separately because of the difference between program and project level analysis.
In these instances, subheadings are added to distinguish the separate GRRSPA and BPI Development analyses. In other subsections, the analysis is conducted for the overall GRRSPA inclusive of the BPI Development because the program and project level analyses are the same. In these instances, no subheadings are needed and therefore none are provided.
Because this SEIR addresses two separate but related projects, use of the terms Project, Project site, or Project area in Section 4 is in reference to the proposed Modified Project including the GRRSPA and BPI Development. Similarly, use of these terms in Section 5 is in reference to the proposed Relocation of PCL-1.
Pursuant to CEQA and the State CEQA Guidelines, a lead agency shall focus the EIR’s discussion on significant environmental effects and may limit discussion on other effects to brief explanations about why they are not significant (PRC Section 21002.1, State CEQA Guidelines Section 15128). Potentially significant impacts were identified based on review of comments received as part of the public scoping process (see Appendix A), comments received in response to the Notice of Preparation, (see Appendix B), technical studies prepared for the proposed Project and the Relocation of PCL-1, and additional research and analysis of relevant data during preparation of this Draft SEIR.
The City has determined that the Modified Project has the potential to result in new and/or substantially more severe significant environmental impacts (pursuant to the State CEQA Guidelines [Section 15162]) on the following resources, which are addressed in detail in this Draft SEIR:
4.1 Aesthetics 4.2 Land Use and Planning
4.3 Agricultural & Forest Resources 4.4 Minerals
4.5 Air Quality 4.6 Noise
4.7 Biological Resources 4.8 Population and Housing
4.9 Cultural Resources 4.10 Public Services
4.11 Energy 4.12 Recreation
4.13 Geology / Soils 4.14 Transportation
4.15 Greenhouse Gas Emissions 4.16 Tribal Cultural Resources
4.17 Hazards & Hazardous Materials 4.18 Utilities / Service Systems
4.19 Hydrology / Water Quality 4.20 Wildfire
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The previously certified EIR included an Initial Study used to screen or focus the EIR to include only those impacts needing further analysis. The certified EIR includes the Initial Study, Draft EIR and supporting technical studies, and Final EIR. For the purposes of this SEIR, references to the previously certified 2001 EIR is defined as all of the analysis contained in the certified EIR including the conclusions from the Initial Study.
4.0.2 MODIFIED ENVIRONMENTAL CHECKLIST
The City created modified checklist headings to address the questions posed by CEQA Guidelines Sections 15162 and 15163 regarding Subsequent and Supplemental documents. The headings are included in Section 4.1 through 4.20 and include the following:
• 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 circumstancesresulting 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.
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4.1 AESTHETICS
4.1.1 INTRODUCTION
This section provides a summary of applicable impacts and mitigation measures from the 2001 EIR, describes the existing visual setting and aesthetic character of the GRRSP Planning Area and proposed BPI Development site and evaluates the potential for the Modified Project to result in a change in impacts to scenic vistas and/or conflicts with applicable zoning and other regulations governing scenic quality in comparison to the Approved Project. This analysis focuses on changes to scenic vistas that would be seen from public viewpoints and provides an assessment of whether the Project would conflict with applicable zoning and other regulations governing scenic quality. No NOP comment letters were received pertaining to this topic. A Public Scoping Meeting comment was received from Craig Reiter, Cassandra Stone Francesca Da Sacco pertaining to this topic.
This section of the Draft SEIR is based on the Green River Ranch Visual Impact Analysis, prepared by T&B Planning, dated January 8, 2024 (Appendix C) .
4.1.2 SUMMARY OF IMPACTS AND MITIGATION MEASURES FROM THE 2001 EIR
The Approved Project impact analysis related to Aesthetics as presented in Section 4.6 of the 2001 EIR as well as any mitigation measures identified to reduce significant impacts are summarized as follows.
a) Affect the scenic vista or scenic highway?
b) Have a demonstrable negative aesthetic effect?
c) Create light or glare?
The 2001 EIR identified a potential impact associated with the Approved Project. Due to the conceptual nature of the documentation provided by the GRRSP, construction of the manufactured slope proposed between PAs 1 and 5 and PA 6 and development of the estate residential homes in PA 6 were determined to be potentially inconsistent with the City’s Hillside Development Overlay Ordinance resulting in a potentially significant impact. The 2001 EIR determined implementation of mitigation measures, MM 4.6.1A through MM
4.6.1L, MM 4.6.2A through MM 4.6.2C, and MM 4.6.3A would reduce such impacts to aesthetics and visual resources related to visual intrusiveness of development to less than significant. Implementation of the mitigation measures were determined to also reduce inconsistencies with the City's Hillside Development Overlay Ordinance to less than significant levels. Additional light and glare visible from adjacent land uses and the light and glare spillover that may affect nearby sensitive residential uses were determined to be less than significant with implementation of Mitigation measures MM 4.6.1M through 4.6.1O. Lastly,
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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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SOURCE: BASTIEN AND ASSOCIATES, INC., 2021. PAGE: 4.1-41 FIGURE 4.1-12: SITE PHOTOMETRICS - BUILDINGS 2, 3, 4, & 5
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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