Exhibit 3 - Planning and Commission Staff Report.pdf — Corona City Council, February 5, 2025 (part 1 of 4)

DATE: 11/25/2024
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2024-163
APPLICATION REQUEST:

PP2020-0004: Precise Plan application for the review of the site plan, architecture, landscaping and other features associated with the proposed development of five warehouse/industrial buildings totaling 746,167 square feet on 49.31 acres, located on the south side of Green River Road, between Fresno Road and Dominguez Ranch Road. (Applicant: PSIP WR Green River LLC, 500 Newport Center Drive, Suite 630, Newport Beach, CA 92660)
RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2651 GRANTING PP2020- 0004 based on the findings contained in the staff report and conditions of approval.

BACKGROUND
Precise Plan 2020-0004 is for the review of five warehouse/industrial buildings totaling 746,167 square feet proposed on 49.31 acres located within the Green River Ranch Specific Plan. The applicant and developer of the project is PSIP WR Green River. The project site is located on the south side of Green River Road, between Fresno Road and Dominguez Ranch Road. The project site is comprised of four parcels which are identified by assessor’s parcel numbers 101-180-014, -015, -037, and -038.

The applicant is in the process of acquiring approximately 3.4 acres of city-owned land which currently lie outside of the specific plan’s east boundary (Exhibit 12). The 3.4 acres consist of 1.46 acres of a portion of the city’s Landscape Maintenance District (LMD) area (APN 101-190-034) and 1.94 acres of a portion of excess street right-of-way on Green River Road and a portion of the LMD area.

The surrounding land uses consist of single family residential neighborhoods to the southeast, a commercial retail center to the east, and undeveloped land to the north, south and west. The SR-91 is located approximately 480 feet northwest of the project site.

Land Use Entitlements
PP2020-0004 is being reviewed in conjunction with three other land use entitlements which include General Plan Amendment 2020-0002, Specific Plan Amendment 2020-0006, and Tentative Tract Map 37963. The purpose of each entitlement is summarized below. • General Plan Amendment (GPA) 2020-0002 – The GPA proposes to change and redistribute the General Plan land use designations located within the Green River Ranch Specific Plan.
• Specific Plan Amendment (SPA) 2020-0006 – The SPA proposes to amend the Green River Ranch Specific Plan to reorganize the zoning districts and planning areas for consistency with the land use changes proposed by GPA2020-0002. The amendment also includes corresponding changes to maps, tables, illustrations and text throughout the document.
• Tentative Tract Map (TTM) 37963 – TTM 37963 proposes to subdivide 154.50 acres into seven (7) lots, which encompasses the areas of the Green River Ranch Specific Plan that are south of Green River Road.

Assembly Bill 98 (California Government Code § 65098)
Assembly Bill 98 (AB 98) was signed into law on September 29, 2024, which imposes new statewide design and build standards for a new or expanded warehouse/logistics use development. The bill includes standards for building design and location, parking, truck loading bays, landscape buffers, entry gates and signage. The bill goes into effect January 1, 2026. However, projects that meet certain conditions are exempted from the requirements in the bill. The conditions include the following:
• Projects that were approved by a local agency prior to AB 98’s effective date (i.e.

January 1, 2026).
• Projects subject to local entitlement that were submitted to the local agency prior to September 30, 2024.
• The logistics use development is a mixed-use development that may create sensitive receptors on the site of the new logistics use, and there are no existing sensitive receptors within 900 feet of a loading bay.

The applicant initially submitted preliminary applications to the city on December 17, 2019 which initiated the entitlement process. The preliminary applications were DPR2019-0029, DPR2019-0030 and DPR2019-0031. The applicant subsequently submitted the formal development applications (GPA2020-0002, SPA2020-0006, TTM 37963, and PP2020-0004) to the city on August 13, 2020. Since the applicant initiated the entitlement process prior to September 30, 2024, the project is exempted from AB 98. In other words, the project proposed by PP2020-0004 is not required to comply with the requirements in AB 98.

PROJECT DESCRIPTION
The following discusses the project’s site plan, parking, architecture, conceptual landscape design, and other features associated with the project.

Site plan
The project site is comprised of five parcels which will be created by the subdivision proposed by TTM 37963. The largest parcel is 17.16 acres which is located at the corner of Green River Road and Fresno Road. This parcel is designed to accommodate the largest building (Building 1) which is 296,737 square feet. Four smaller parcels ranging in size from

6.13 acres to 9.04 acres are clustered at the corner of Green River Road and Dominguez Road. These four parcels will be developed with four smaller buildings (Buildings 2-5)ranging from 86,600 square feet to 131,695 square feet. Each parcel will also contain the building’s associated parking and landscaping. The site planning appropriately places the largest building closer to the SR-91 freeway to the west, with the smaller buildings closer to the Dominguez Ranch Road to the east. The site plan is attached as Exhibit 3. The buildings and lot sizes are summarized in Table 1.

Table 1
Building Summary
Building No. Building Size Parcel Size
1 296,737 sq. ft. 17.16 ac. (747,489 sq. ft.)
2 131,695 sq. ft. 8.69 ac. (378,536 sq. ft.)
3 130,980 sq. ft. 9.04 ac. (393,782 sq. ft.)
4 100,155 sq. ft. 6.13 ac. (276,022 sq. ft.)
5 86,600 sq. ft. 8.29 ac. (361,112 sq. ft.)
Total 746,167 sq. ft. 49.31 ac. (2,147,943 sq. ft.)
The associated specific plan amendment (SPA2020-0006) proposes to rezone the project site from its current zoning designation of Mixed Use to Business Park Industrial (BPI). All five buildings will be used for office, warehousing, light industrial or light manufacturing uses which are permitted uses in the BPI designation. For reference purposes, these same uses were also permitted in the original Mised Use designation. The buildings are set back from Green River Road by approximately 128 feet to 200 feet, and from Dominguez Ranch Road by 163 feet. The building setbacks exceed the minimum building setback requirements established by the Green River Ranch Specific Plan for the BPI designation.

Access into the project site is from Green River Road via Private Street A, which will be constructed with the project to provide vehicular access to the individual parcels. The project has a secondary access point on Dominguez Ranch Road that is required to be provided by the Fire Department. The second access will be gated and used only in the event of an emergency. The on-site circulation is comprised of private drive aisles that range in width from 28 feet to 30 feet wide which meet the Fire Department’s minimum 28-foot-wide fire access lane requirement.

The building pads and parking lots are surrounded by 2:1 slopes and are elevated from Green River Road by approximately 28 feet to 55 feet, and by approximately 12 feet to 50 feet from Dominguez Ranch Road. The buildings are designed with the front entrances of the buildings facing outward towards the streets, and with the loading bays facing inwards or towards the hillside to the south. Nine-foot-high screen gates will be constructed at the entrances of the loading areas. Trash enclosures will be placed behind the screen fence (Exhibit 5). The building layout combined with screened fencing and elevated pads reduce the visibility of the loading bays and trash enclosures from street view. The site plan layout is consistent with the site planning guidelines in the Design Guidelines of the Green River Ranch Specific Plan.

Site-line Analysis from Montenero Residences
The nearest sensitive land use is an existing residential tract neighborhood located to the southeast of the project site. The tract is part of the Montenero Community, which is located at a higher elevation than the project site. The applicant conducted a site-line analysis of the project site from three residential properties located at the perimeters of the tract. The site-line analysis is attached as Exhibit 6, and summarized below.  1220 Dominguez Ranch Road – Section A shows that the homes at his location would be approximately 100 feet higher in elevation than the pad for the nearest building within the project, which is Building 3. The rooftops would be visible from the homes; however, truck courts would not be visible.
 703 San Viscaya Circle – Section B shows that the homes at this location would be approximately 131 feet higher in elevation than the pad elevation for the nearest building within the project, which is Building 5. The rooftops and truck courts would not be visible from the homes due to obstructions from existing hillsides.  780 San Sebastian Circle – Section C shows that the homes at this location would be approximately 206 feet higher in elevation than the pad elevation for the nearest building within the project, which is Building 5. The rooftops would be visible from the homes; however, truck courts would not be visible.

Parking
The project is required to meet the parking requirements established by Chapter 17.76 of the Corona Municipal Code which are the following:
• Office – 1 space per 250 square feet of floor area
• Manufacturing – 1 space per 500 square feet of floor area • Warehouse – 1 space per 1,000 square feet of floor area (subject to ZA approval) The 1:1000 warehouse ratio requires the approval of the city’s Zoning Administrator (ZA). The applicant has filed the required applications with the Planning and Development Department to use of the 1:1000 warehouse ratio for all five buildings.

Based on the parking data provided on the site plan, the five buildings are required to provide a combined total of 153 parking spaces. The project is providing 160 parking spaces.

Floor Plans
Based on the applicant’s conceptual floor plans, each building will have offices on the ground floor and open office areas within a mezzanine. The plans also show that the buildings may be separated through the tenant improvement process to create individual suites within the building. The floor plans are attached as Exhibit 7.

Architecture
The buildings will be constructed of concrete tilt-up panels and have variable rooflines with screening elements extending to a structural height of no more than 46 feet and 6 inches.

The buildings’ exteriors have stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with stile entry doors, glazed windows, stone veneer, and aluminum awnings. Although the roofline above the entrances will have a metal screen wall for screening of mechanical rooftop equipment, the applicant has agreed to have all mechanical equipment such as air conditioning units placed on the ground instead of having them placed on the rooftops. The color palette includes a mix of dark and light shades of browns, off-white colors and grays.

Overall, the project’s architecture including the materials, colors, and roof design complies with the architectural design guidelines in the specific plan, which prescribes no specific architectural theme for the area. The architectural plans are attached as Exhibit 8.

Renderings of the project are attached as Exhibit 9.

Landscape Plan
The landscape plan attached as Exhibit 10 conceptually depicts the landscaping for the project. The plant palette consists of climate adaptive plant materials that require low to medium water usage. The plant materials were chosen for multiple purposes, including their ability to provide wide site coverage, slope stabilization, fire protection, parking lot shade, and enhancements to the project entries. The project will be landscaped with 17 varieties of trees which will be planted throughout the perimeters of the site, slopes and parking lots.

Additionally, the 2:1 slopes along the streets will be landscaped with an assortment of ornamental plant materials including succulents, flowering shrubs and groundcover for erosion control. The street corners at Green River Road and Fresno Road, Project Street A, and Dominguez Ranch Road will have enhanced landscaping featuring accent trees and ornamental planting. The slopes located on the south sides of the buildings will be landscaped with trees and a mixture of hand-planted container plants and hydroseed mix for erosion control. The landscape plan overall complies with the Green River Ranch Specific Plan landscape requirements, and is required to comply with the Fire Department’s Vegetation Management Guidelines and the project’s fuel modification plan.

Signage
Companion application SPA2020-0006 proposes to amend the sign program in the specific plan to allow up two (2) major entry monument signs, one (1) minor entry monument sign, and three (3) tenant monument signs for the project site. The signage is summarized in Table

5. Building signage is permitted and will be allowed per the requirements in the Corona Municipal Code, Chapter 17.74, for the industrial zones. On-site directional signage is also proposed and will advertise the name of the center and addresses for the buildings. The project’s sign program is attached as Exhibit 11.

Table 5
Proposed Project Sign Program
Quantity Type of Sign Location Maximum
Height
Maximum
Sign Area
Allowable
Advertisement
2 Major Project
Entry Sign
At the entrance
of Private A St
and Green River
Rd
6 ft. 80 sq. ft. Name of center
only
1 Minor Project
Entry
Corner of Green
River Rd and
Dominguez
Ranch Rd
6 ft. 50 sq. ft. Name of center
only
3 Tenant
Monument
Sign
Along Green
River Rd
6 ft. 50 sq. ft. Name of center
and up to 3
tenants
Total = 6
Project Entrance
The primary access into the project site is provided from Green River Road via Private Street A. The street will form a three-way intersection at Green River Road which will be signalized to allow for full access into the project. Private Street A is designed as a modified collector and will have an overall right-of-way width of 89 feet at the entrance with the street narrowing to 64 feet beyond the entrance. The street will include lanes for two-way access and 10 feet of parkway (12 feet at the entrance) with a five-foot wide sidewalk on both sides of the street.

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

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

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

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

The applicant’s conceptual street striping plan for Green River Road is attached as Exhibit 13.
• Dominguez Ranch Road
The segment of Dominguez Ranch Road adjacent to the project site is classified as a collector street and has an overall right-of-way width of 68 feet. The west half of Dominguez Rach Road adjacent to the project site is currently improved with roadway paving, curb and gutter, and sidewalk. No widening of the street is necessary; however, the applicant is required to construct the missing landscaped parkway behind the sidewalk along the project’s frontage.

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

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

Conceptual Grading Plan
Due to the site’s natural sloping topography, significant grading is necessary in order to balance the site and create level buildable pads for the proposed buildings and associated parking lots within lots 1-5. Per the project’s Conceptual Grading Plan, Exhibit 14, the pads will be higher in elevation than Green River Road, Private Street A, and Dominguez Ranch Road. Manufactured 2:1 slopes will be constructed around the pads, with the manufactured slopes transitioning into the natural condition at certain perimeters. Grading of the site will extend into the northern portion of the adjacent lot the north (lot 7 of TTM 37963) for the construction of three debris/detention basins, manufactured slopes, and to accommodate roadway entry access into the future residential development within lot 7.

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

Water, Sewer and Drainage Facilities
The applicant will construct a network of sewer, water and storm drain lines within the site to provide the necessary infrastructure to support the proposed business park development.

The lines include 8-inch sewer and 12-inch water lines which will connect to existing sewer and water lines in Dominguez Ranch Road. A 24-inch and 48-inch storm drain line will be constructed onsite to connect to an existing storm drain line in Green River Road.

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

Maintenance Responsibilities
The applicant is required to form a property owners’ association (POA) for the purpose of maintaining Private Street A and various manufactured slopes and common areas within the development. Through the recordation of the associated tentative tract map (TTM 37963), the city will be granted easements throughout the project site for access and maintenance of several public water, sewer and storm drain lines and three debris/detention basins.

ENVIRONMENTAL ANALYSIS
Proposed Constrained Linkage 1
The Green River Ranch Specific Plan contains a wildlife linkage identified by the Western Riverside County’s Multiple Specific Habitat Conservation Plan (MSHCP) as Proposed Constrained Linkage 1 (PCL-1). The current alignment of PCL-1 extends through the specific plan from the Cleveland National Forest south of the specific plan to the Prado Dam and Santa Ana River areas north of the 91 Freeway. An exhibit for PCL-1 is attached as Exhibit 15.

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

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

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

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

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

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

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

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

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

Table 4
Environmental Impact Comparison
of the Approved GRR Specific Plan vs. Proposed GRR Specific Plan Environmental Area of
Concern
Level of Significance
(Environmental Impact) for
Approved GRR Specific Plan
Proposed GRR Specific
Plan Comparison
Aesthetics Less than Significant with
Mitigation
Similar
Agricultural & Forestry
Resources
Less than Significant Similar
Air Quality Significant and Unavoidable Similar
Biological Resources Significant and Unavoidable Reduced Cultural Resources Less than Significant Similar
Energy No Impact Similar
Geology/Soils/Paleontology Less than Significant with
Mitigation
Similar
Greenhous Gas Emissions Was not required by CEQA to
be addressed in 2001
Less than Significant with
Mitigation
Hazards & Hazardous
Materials
Less than Significant Similar
Hydrology/Water Quality Less than Significant with
Mitigation
Similar
Land Use & Planning Less than Significant Similar
Minerals Less than Significant Similar
Noise Less than Significant with
Mitigation
Reduced
Population & Housing Less than Significant Similar
Public Services Less than Significant with
Mitigation
Similar
Recreation Less than Significant Similar
Transportation Significant and Unavoidable,
(in terms of the number of
vehicle trips to be generated
by the original project)
Similar (in terms of the
project’s daily VMT)
Reduced (in terms of the
number of vehicle trips to
be generated by the
proposed project)
Tribal Cultural Resources Was not required by CEQA to
be addressed in 2001
Less than Significant with
Mitigation
Utilities/Service Systems Less than Significant Similar Wildfire Less than Significant with
Mitigation
Similar
The Subsequent EIR is proposed to be certified with associated General Plan Amendment application GPA2020-0002.

FISCAL IMPACT:

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

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

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

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

STAFF ANALYSIS
The project is consistent with the applicable standards in the Green River Ranch Specific Plan, including building setbacks, site layout, signage, landscaping, parking and architecture. The project requires 153 parking spaces and provides 160 spaces. The project’s floor area ratio of 0.34 is within the General Plan’s established floor area ratio limit of 2.0 for the Mixed Use II land use designation.

The architecture is well designed and compatible with the neighboring developments in the area. The overall landscaping, enhanced project entries and building layout, including the internally placed loading areas and ground mounted mechanical equipment, will enhance the aesthetics of the project and surrounding area.

The project is consistent with the objectives of the Green River Ranch Specific Plan and goals and policies of the General Plan. Therefore, the Planning and Development Department recommends approval of PP2020-0004, subject to the findings of approval below and recommended conditions of approval attached as Exhibit 4.

FINDINGS OF APPROVAL FOR PP2020-0004

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

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070 of the CMC do exist in reference to PP2020-0004 for the following reasons:
a. PP2020-0004 is consistent with companion application GPA2020-0002 and General Plan Goal LU-12 by providing industrial land uses that provide a wide range of employment opportunities for Corona’s residents and to provide sufficient goods, services and revenues to sustain the City’s economy. Additionally, the project is designed in accordance with the Green River Ranch Specific Plan design guidelines which is consistent with General Plan Policy LU-12.6, which is to require new and renovated industrial properties and structures to be designed in accordance with the City industrial design guidelines to achieve a high level of quality, distinctive architecture and be compatible with adjoining uses in consideration of the principles listed in Policy LU-12.6. Furthermore, the site planning and building layout conforms to General Plan Policy LU-12.9, which requires heavy truck and vehicle access for industrial land uses to be effectively placed and managed to ensure that it is safe and efficient for the present use and that it minimizes noise, odor, vibration, traffic, queuing back onto streets or existing or adjacent properties, and other safety impacts on adjoining uses.
b. PP2020-0004 is consistent with companion application SPA2020-0006, which proposes to amend the Green River Ranch Specific Plan land use plan to change the

49.31-acre project site to Business Park Industrial. This zoning designation permits warehousing and light industrial uses. PP2020-0004 also complies with the applicable provisions of this Title 17, other applicable provisions of the Corona Municipal Code and the development and design standards in the Green River Ranch Specific Plan, as amended by SPA2020-0006.
c. The project has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment, with the exception that impacts to air quality and transportation will be significant and unavoidable.
d. As demonstrated by the project plans associated with PP2020-0004, the 49.31-acre project site accommodates the scale of the project by adhering to the objective development standards required by the zoning of the site which includes the setbacks and height for buildings, landscaping coverage, parking and other physical features of the proposal.
e. The architectural design of the project adheres to the design guidelines set forth in the Green River Ranch Specific Plan. The architecture features stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with stile entry doors, glazed windows, stone veneer, and aluminum awnings. The architecture is compatible with the character of the surrounding area.

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

1. Resolution No. 2651

2. Locational and Zoning Map

3. Site Plan

4. Conditions of Approval

5. Fence and Trash Enclosure Plan

6. Site-line Analysis from Montenero Residences

7. Floor Plans

8. Elevations

9. Renderings

10. Landscape Plan

11. Sign Program

12. Land Acquisition

13. Green River Road Striping Plan

14.Conceptual Grading Plan

15. Proposed Constrained Linkage 1 Realignment Exhibit

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

RESOLUTION NO. 2651
APPLICATION NUMBER: PP2020-0004

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A PRECISE PLAN FOR THE

REVIEW OF THE SITE PLAN, ARCHITECTURE,

LANDSCAPING AND OTHER FEATURES ASSOCIATED

WITH THE PROPOSED DEVELOPMENT OF FIVE

WAREHOUSE/INDUSTRIAL BUILDINGS TOTALING
746,167 SQUARE FEET ON 49.31 ACRES, LOCATED ON

THE SOUTH SIDE OF GREEN RIVER ROAD, BETWEEN
FRESNO ROAD AND DOMINGUEZ RANCH ROAD.
(APPLICANT: PSIP WR GREEN RIVER LLC)
WHEREAS, the application to the City of Corona, California, for a Precise Plan under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the review of the site plan, architecture, landscaping and other features associated with the proposed development of five warehouse/industrial buildings totaling 746,167 square feet on 49.31 acres, located on the south side of Green River Road, between Fresno Road and Dominguez Ranch Road; and WHEREAS, the Precise Plan 2020-0004 was submitted in conjunction with General Plan Amendment 2020-0002 (GPA2020-0002), Specific Plan Amendment 2020-0006 (SPA2020-0006), and Tentative Tract Map 37963 (TTM 37963) (“Proposed Project”); and WHEREAS, the Planning and Housing Commission held a noticed public hearing for GPA2020-0002, SPA2020-0006, TTM 37963, and PP2020-0004 on November 25, 2024, as required by law; and
WHEREAS, on November 25, 2024, as the first action on the Proposed Project, the Planning and Housing Commission approved Resolution No. 2650 adopting GPA2020-0002 and recommended to the City Council the certification of the Subsequent Environmental Impact Report (EIR) to the previously certified Green River Ranch Specific Plan Environmental Impact Report (SCH No. 2022080640) prepared for the Proposed Project pursuant to CEQA Guidelines Section 15162, because based on the information contained in the Subsequent EIR and the administrative records for this project, including all written and oral evidence provided during RESOLUTION NO. 2651
APPLICATION NO. PP2020-0004
PAGE | 2
the comment period and presented to the Planning and Housing Commission, the Commission found that most environmental impacts from the previous EIR remained unchanged, with impacts to air quality and transportation being significant and unavoidable; and

WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2020-0004 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the PP2020-0004 according to certain conditions of approval and the findings set forth below.

NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this PP2020- 0004, the Planning and Housing Commission has reviewed and considered the information contained in the Subsequent EIR and the administrative records for this Precise Plan, including all written and oral evidence provided during the comment period. Based upon the facts and information contained in the Subsequent EIR and the administrative record, including all written and oral evidence presented to the Planning and Housing Commission, the Commission finds that most environmental impacts from the previous Green River Ranch Specific Plan EIR, which was certified February 7, 2001, remain unchanged, with impacts to air quality and transportation being significant and unavoidable.

SECTION 2. Precise Plan Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.91.070 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:

1. In accordance with Section 15162 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA), the City of Corona, as the lead agency under CEQA, prepared a draft Subsequent Environmental Impact Report (EIR) to the Green River Ranch Specific Plan Final Environmental Impact Report certified by the City Council on February 7, 2001. The Subsequent EIR was prepared to address the potential environmental impacts of the proposed changes to the Green River Ranch Specific Plan. The Subsequent EIR also addresses the relocation of Proposed Constrained Linkage 1 (PCL-1) of the Riverside County Multiple Species Habitat Conservation Plan as a separate but related project. The Subsequent EIR was submitted to the State Clearinghouse (SCH No. 2022080640). The Subsequent EIR identified most environmental impacts from the previous EIR remain unchanged, with impacts to air quality and transportation being significant and unavoidable.

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070 RESOLUTION NO. 2651
APPLICATION NO. PP2020-0004
PAGE | 3
of the CMC do exist in reference to PP2020-0004 for the following reasons:
a. PP2020-0004 is consistent with companion application GPA2020-0002 and General Plan Goal LU-12 by providing industrial land uses that provide a wide range of employment opportunities for Corona’s residents and to provide sufficient goods, services and revenues to sustain the City’s economy. Additionally, the project is designed in accordance with the Green River Ranch Specific Plan design guidelines which is consistent with General Plan Policy LU-12.6, which is to require new and renovated industrial properties and structures to be designed in accordance with the City industrial design guidelines to achieve a high level of quality, distinctive architecture and be compatible with adjoining uses in consideration of the principles listed in Policy LU-12.6. Furthermore, the site planning and building layout conforms to General Plan Policy LU-12.9, which requires heavy truck and vehicle access for industrial land uses to be effectively placed and managed to ensure that it is safe and efficient for the present use and that it minimizes noise, odor, vibration, traffic, queuing back onto streets or existing or adjacent properties, and other safety impacts on adjoining uses. b. PP2020-0004 is consistent with companion application SPA2020-0006, which proposes to amend the Green River Ranch Specific Plan land use plan to change the 49.31-acre project site to Business Park Industrial. This zoning designation permits warehousing and light industrial uses. PP2020-0004 also complies with the applicable provisions of this Title 17, other applicable provisions of the Corona Municipal Code and the development and design standards in the Green River Ranch Specific Plan, as amended by SPA2020-0006.
c. The project has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment, with the exception that impacts to air quality and transportation will be significant and unavoidable.
d. As demonstrated by the project plans associated with PP2020-0004, the 49.31-acre project site accommodates the scale of the project by adhering to the objective development standards required by the zoning of the site which includes the setbacks and height for buildings, landscaping coverage, parking and other physical features of the proposal.
e. The architectural design of the project adheres to the design guidelines set forth in the Green River Ranch Specific Plan. The architecture features stone veneer, recessed elements, and wall projections to provide breaks in the massing of the facades. Areas proposed for office use at the corners and along the street-facing elevations of the buildings will be articulated with stile entry doors, glazed windows, stone veneer, and aluminum awnings. The architecture is compatible with the character of the surrounding area.

RESOLUTION NO. 2651
APPLICATION NO. PP2020-0004
PAGE | 4
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Precise Plan.

LOCATIONAL MAP
General Plan Legend:

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

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

ONLY NO

PARKING NO
PARKING 140' 140' 233' 140' 140' 253'
465'
324' 260'258'
480'
339'

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

ZERO CURB FACE
T
T
T

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
NO

PARKING
NO

PARKING NO

PARKING
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
VAN
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
VAN
EVCS
FUTURE

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
VAN
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
VAN

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
T
FUTURE
VAN
EVCS
FUTURE

AMBULATORY

EVCS NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
10'-0" 5'-0" 12'-0"
9'-0"
20'-0" TYP
FUTURE
EVCS

CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CP/EV CA/ CP/EV CA/ CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR
POS
NEG
POS
NEG 10"8" 8" PS-2 WB-1
XXXX GPM @
XX PSI

DIESEL DRIVEN
FIRE PUMP WB-1
CENTERLINE @ 10'-0" A.F.F.

SUCTION

DISCHARGE
PS-1
PS-1 PS-1
PS-1
PS-1
PS-1
WB-1 PS-1
250#
250# 250# 250#
250# 250#
300 GAL. NOM.

FUEL TANK DIESEL
270 GAL. USABLE
14 J.P. CTRLR FIRE PUMP CONTROLLER 175#
175#
175#

GREEN RIVER ROAD
RIVER

DOMINGUEZ
FRESNO
91 FREEWAY

EB EXIT RAMP
EB ENT. RAMP
GREEN
ROAD
ROAD

RANCH ROAD
91 FREEWAY 20' SETBACK
R35'
128'
212'-1"
201'-6"
30'

SETBACK
30'

SETBACK

SETBACK
30'
10' SETBACK
10' SETBACK
163'-10"
30' 30'
45' 45'
310'
FUTURE
EVCS
FUTURE
EVCS
30' SETBACK
30'

SETBACK

VISITOR
135'
NO

PARKING
NO

PARKING

ZERO CURB FACE NO

PARKING NO

PARKING

ZERO CURB FACE
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

VISITOR

VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

VISITOR

VISITOR CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV 921'
28'
28'
28'
28'
C
C
C C C

C C C C C C C C C C C C C C C C
C C

C C C C

C C C C C C C C C C C C C C C C C C C C C C

C C C C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C C C C C 28'
28'
C C
30' SETBACK
TYP
50' 56' TYP
60'

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR
28'
MIN
28'
MIN 37'-2"

OFF-SITE OPEN SPACE
OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE (PARCEL 6) RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT (PARCEL 7)

RESIDENTIAL LOT
10'-0" SETBACK

VISITOR

VISITOR
10'-0" SETBACK
T

VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR R50'
Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights. PLOT DATE: March 9, 2023 4:57 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A0.13-14_ Master Site Plan & Fence Plan.dwg B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 0 9 , 2 0 2 3 A0.19 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K WESTERN REALCO N o r t h S c a l e : 1 " = 1 0 0 ' - 0 " 0 100 200 300 400 GENERAL COMMERCIAL 5.0 Acres
1D
Contact: Mike C. TaingTelephone: 951 734 2130Corona, CA 92881-33701880 Compton Ave. KWC ENGINEERS CIVIL: Contact: Michael Viscetto Telephone: 714 617 8600Tustin, California 9278015661 Red Hill Avenue, Suite 150BASTIEN AND ASSOCIATES, INC. ARCHITECT: Contact: Eric Freeman Telephone: 714 680 0417 Fullerton, CA 92832 305 N. Harbor Blvd., Suite 222 EMERALD DESIGN LANDSCAPE: [email protected] [email protected]@emeraldladesign.com Legal Description
(Refer to Civil for additional information) Parcel 1: Portion of Rancho La Sierra Yorba. Recorded in book 637, page 432 of Deeds, Riverside County Records. Parcel 2: Portion of Rancho La Sierra Yorba. Recorded in book 637, page 432 of Deeds, Riverside County Records. Parcel 3: That portion of Tract "C" marked "A. B. No 5, in the County of Riverside, Recorded of the partition of Maria de Jesus Y De Scully Estates, filed Action No. 7939 of the Superior Court of The State of California. County of Riverside, Recorded in Book 637, page 432 of Deeds, Riverside County Records. 5 FREEWAY N o r t h Scope of Work
· Five New Concrete Tilt Industrial Buildings.· All new Drives Shall be Concrete Paving.· All new Walks Shall be Concrete with Medium Broom Finish.· Public Improvements as directed by City Staff.· All new Landscaping Per City Requirements. DEVELOPER / APPLICANT: Contact: Gary Edwards Telephone: 949 720 3788 Newport Beach, California 92660 500 Newport Center Drive, Suite 630 [email protected] 91 FREEWAY 15 FREEWAY
71 FREEWAY
57 FREEWAY 60 FREEWAY CORONA RIVERSIDE NORCO CHINO ONTARIO PROJECT SITE PERRIS IRVINE POMONA 10 FREEWAY Bldg. 1 Footprint 285,535 s.f.

Assessor Parcel Numbers (APN)
101-180-014-8, 101-180-037-9, 101-180-038-0, 101-180-015-9 C O N C E P T U A L S I T E P L A N DIAMOND BAR 55 FREEWAY

TOLL ROAD
241 TOLL ROAD TUSTIN
261 30' Drive
30' Drive
30' Drive
30' Drive
30' Drive 40' Drive 30' Drive
28' Drive 28' Drive
28' Drive
44' Drive
65' Drive
28' Drive
28' Drive
Project Directory
Vicinity Map (N.T.S.)
Planning Information
(Refer to Civil for additional information)Specific Plan: Green River Ranch Specific Plan SP00-001Specific Plan Zone: Business Park Industrial Bldg. Setbacks:

Front Building Setback Green River Road: 30 ft Other Public Streets (Dominguez Ranch Rd & Fresno Rd): 20 ft Private Streets (Street A): 10 ft Rear Building Setback: No minimum Interior Building Setback: No minimum Street Side Building Setback: 15 ft Bldg. 2 Footprint 125,588 s.f. Bldg. 3 Footprint 124,693 s.f. Bldg. 4 Footprint 93,868 s.f. Bldg. 5 Footprint 80,320 s.f. 2B 1C
1B
1A 2A 3B3A 4A4B 5B5A
30' Drive
Pump House DEBRIS/ FLOW-BY BASIN Property Boundary Line Building Setback Line Potential Interior Wall Location Solid Dark Hatch Represents Landscape Area Diagonal Hatch Represents Painted Striping
Decorative Fencing
Legend
Solid Light Hatch Represents On-Site HardscapeDark Hatch Represents Enhanced HardscapeSolid Hatch Represents Hillside Revegetation DEBRIS/ FLOW-BY BASIN DEBRIS/ DETENTION BASIN DEBRIS/ FLOW-BY BASIN TUBULAR STEEL GATE FOR EMERGENCY ACCESS ONLY. 30'-0" MIN IRRIGATED LANDSCAPE ALONG SOUTH DRIVE PSIP WR Green River, LLC.

Private St. 'A' Lot / Easement Line Extent of Mfr. Slope General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green RiverRanch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 36' Drive
28' Drive
GATE
GATE
Solid Hatch Represents OFF-SITE OPEN SPACESolid Hatch Represents Residential Lot WILDLIFE FENCING WILDLIFE FENCING Wildlife Fencing at Open Space PA-5 NOTE: Prior to proceeding forward with a Precise Plan for development in Planning Area 5 (PA-5), address two points of access to PA-5 and submit a revised fuel modification plan addressing PA-5. MAINTENANCE VEHICLE TURNAROUND MAINTENANCE VEHICLE TURNAROUND MAINTENANCE VEHICLE TURNAROUND 30'-0" MIN IRRIGATED LANDSCAPE ALONG SOUTH DRIVE Site Plan Summary Gross Site Area (+/- 49.31 Acres) +/- 2,148,077.48 s.f. Excludes Parcels 6 & 7 (Refer to Civil Plans) Total Building Area 746,167 s.f. Ground Floor 710,004 s.f. Total Mezzanine Total 36,163 s.f. F.A.R. (Based on Gross Site Area) 34.73% Landscape Area +/- 647,754 s.f. Native Buffer / Fuel Mod Area +/- 604,665 s.f. BUILDING SUMMARY BUILDING 1 (Parcel 1) F.A.R. = .39 (Gross Parcel Area = 17.16 Acres = 747,525.57 s.f.) Building Area 296,737 s.f. Building Footprint 285,535 s.f. Mezzanine 11,202 s.f. (ESFR Pump House , (456 s.f.), not included in s.f.) BUILDING 2 (Parcel 2) F.A.R. = .34 (Gross Parcel Area = 8.69 Acres = 378,285.77 s.f.) Building Area 131,695 s.f. Building Footprint 125,588 s.f. Mezzanine 6,107 s.f. BUILDING 3 (Parcel 3) F.A.R. = .33 (Gross Parcel Area = 9.04 Acres = 393,929.35 s.f.) Building Area 130,980 s.f. Building Footprint 124,693 s.f. Mezzanine 6,287 s.f. BUILDING 4 (Parcel 4) F.A.R. = .37 (Gross Parcel Area = 6.13 Acres = 267,132.84 s.f.) Building Area 100,155 s.f. Building Footprint 93,868 s.f. Mezzanine 6,287 s.f. BUILDING 5 (Parcel 5) F.A.R. = .24 (Gross Parcel Area = 8.29 Acres = 361,203.95 s.f.) Building Area 86,600 s.f. Building Footprint 80,320 s.f. Mezzanine 6,280 s.f. BUILDING 2 Parking Required 195 Stalls Parking Provided 195 Stalls Office (9%) 12,000 s.f. 1/250 48 Stalls Manufacturing (21%) 27,000 s.f. 1/500 54 Stalls Warehouse (70%) 92,695 s.f. 1/1,000 93 Stalls (131,695 s.f.) BUILDING 3 Parking Required 219 Stalls Parking Provided 220 Stalls Office (9%) 12,000 s.f. 1/250 48 Stalls Manufacturing (40%) 52,180 s.f. 1/500 104 Stalls Warehouse (51%) 66,800 s.f. 1/1,000 67 Stalls (130,980 s.f.) BUILDING 4 Parking Required 174 Stalls Parking Provided 174 Stalls Office (12%) 12,000 s.f. 1/250 48 Stalls Manufacturing (37%) 37,000 s.f. 1/500 74 Stalls Warehouse (51%) 51,155 s.f. 1/1,000 52 Stalls (100,155 s.f.) BUILDING 5 Parking Required 153 Stalls Parking Provided 160 Stalls Office (14%) 12,000 s.f. 1/250 48 Stalls Manufacturing (34%) 30,000 s.f. 1/500 60 Stalls Warehouse (52%) 44,600 s.f. 1/1,000 45 Stalls (86,600 s.f.) Parking Summary BUILDING 1 (296,737 s.f.) Parking Provided 461 Stalls Parking Required 460 Stalls Office (11%) 30,000 s.f. 1/250 Manufacturing (24%) 73,000 s.f. 1/500 Warehouse (65%) 193,737 s.f. 1/1,000 120 Stalls 146 Stalls 194 Stalls

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MNOPQRORPS
ROTUP

MH MH MH NO PARKING NO PARKING

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

ZERO CURB FACE T T T VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO

PARKING
NO

PARKING NO

PARKING
NO

PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS

FUTURE EVCS FUTURE EVCS

FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
FUTURE

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS T FUTURE VAN EVCS FUTURE AMBULATORY EVCS NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS 10'-0" 5'-0" 12'-0" 9'-0" 20'-0"FUTURE TYP EVCS CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CP/EV CA/

CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR

VISITOR VISITOR
XXXX GPM @XX PSI DIESEL DRIVEN FIRE PUMP CENTERLINE @ 10'-0" A.F.F. SUCTION DISCHARGE 250# 250# 250# 250# 250# 250# 250# 250# 300 GAL. NOM. FUEL TANK DIESEL 270 GAL. USABLE 14 175# 175# 175# FUTURE EVCS FUTURE EVCS

VISITOR NO PARKING NO PARKING ZERO CURB FACE NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR CA/ CP/EV

CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR OFF-SITE OPEN SPACE

OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT RESIDENTIAL LOT VISITOR VISITOR T

ZERO CURB FACE

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
NO

PARKING
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
ZERO
CURB

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO

PARKING
NO

PARKING NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS

FUTURE EVCS FUTURE EVCS

FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
FUTURE

EVCS NO

PARKING
ZERO

CURB CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

VISITOR

CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS FUTURE AMBULATORY EVCS NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS CP/EV CA/ CP/EV CA/ CP/EV CA/ FUTURE EVCS FUTURE EVCS NO PARKING NO PARKING ZERO CURB FACE NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR CA/ CP/EV

CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
CA/ CP/EVCA/ CP/EV Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 PLOT DATE: April 11, 2022 2:18 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A0.13-15_ Master Site Plan & Fence Plan.dwg M A R C H , 3 0 2 0 2 2 A0.14 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K N o r t h S c a l e : 1 " = 1 0 0 ' - 0 " 0 100 200 300 400 F E N C E & T R A S H E N C L O S U R E P L A N GATE GATE GATE GATE GATE GATE Fence / Gate Notes Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.) FENCE: 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) GATE: 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) There shall be a complete Separate Fence and Gate submittal to the City. There shall be a complete Fence and Gate submittal to the Architect for approval prior to fabrication. FENCE ONLY TUBULAR STEEL GATE FOR EMERGENCY ACCESS ONLY. 9'-0" Bldg. 1 Bldg. 2 Bldg. 3 Bldg. 4 Bldg. 5 Fence and Gate Elevation * * * Fence and Gate On North Elevation of Buildings 2 & 3 Shall Receive Painted Wire Mesh to Screen Truck Yard from Green River Rd. BUILDING 2 (131,695 s.f.) BUILDING 3 (130,980 s.f.) BUILDING 4 (100,155 s.f.) BUILDING 5 (86,600 s.f.) BUILDING 1 (296,737 s.f.) Square Footage Required = 456 Square Footage Provided = 550 8" 6" 8'-5" 2'-0" 8'-5" 2'-0" 8'-5" 8'-8"
6'-6"
8"
8" 31'-7" 8" 6"
6'-0" MIN.
6" CONC.

APRON Trash Enclosure Detail - Scale: NTS Gross Square feet = 275 Industrial buildings shall provide trash enclosures at a rate of 60 square feet per 10,000 square feet of gross floor area or major fraction thereof for the first 20,000 square feet of building area. Thereafter, trash enclosures shall be provided at a rate of 60 square feet for each 50,000 square feet of building area or major fraction thereof. CMC Chapter 17.79.040 - 'C' Building #1 GFA = 296,737 - 20,000 sf = 276,737 / 50,000 = 5.6 5.6 x 60 = 336 sf + 120 sf = 456 sf Required Square Footage Required = 258 Square Footage Provided = 275 Building #2 GFA = 131,695 - 20,000 sf = 111,695 / 50,000 = 2.3 2.3 x 60 = 138 sf + 120 sf = 258 sf Required Building #3 GFA = 130,980 - 20,000 sf = 110,980 / 50,000 = 2.3 2.3 x 60 = 138 sf + 120 sf = 258 sf Required Square Footage Required = 222 Building #4 GFA = 100,155 - 20,000 sf = 80,155 / 50,000 = 1.7 1.7 x 60 = 102 sf + 120 sf = 222 sf Required Square Footage Required = 204 Building #5 GFA = 86,600 - 20,000 sf = 66,600 / 50,000 = 1.4 1.4 x 60 = 84 sf + 120 sf = 204 sf Required Square Footage Required = 258 Square Footage Provided = 275 Square Footage Provided = 275 Square Footage Provided = 275 TE - Indicates Trash Enclosure Location - See Detail Below TE TE TE TE TE TE Trash Enclosure Summary Poured In Place Concrete Walls with Metal Gates Painted to Match Bldgs GATE 10' GATE MIN 10' MIN 10'
MIN 10'
MIN 6" Concrete Slab Min. With 6' Apron Min. WILDLIFE FENCING AT OPEN SPACE WILDLIFE FENCING WILDLIFE FENCING WILDLIFE FENCING 6'-0" Tall Chain Link Fence MH NO PARKING NO PARKING 140'-0" 140'-0" 233'-0" 140'-0" 140'-0" 253'-0" 465'-0"
324'-0" 260'-0" 258'-0"
480'-0"
339'-0"

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

ZERO CURB FACE T T T VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

NO PARKING

NO PARKING
NO

PARKING
NO

PARKING NO

PARKING
NO

PARKING
FUTURE
EVCS
FUTURE

EVCS FUTURE
EVCS

FUTURE EVCS
FUTURE

EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS

FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS

FUTURE EVCS FUTURE EVCS

FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
FUTURE

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE

EVCS T FUTURE VAN EVCS FUTURE AMBULATORY EVCS NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS 10'-0" 5'-0" 12'-0" 9'-0"
20'-0" FUTURE

TYP EVCS CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CP/EV CA/

CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR

VISITOR VISITOR
XXXX GPM @

XX PSI DIESEL DRIVEN FIRE PUMP
CENTERLINE @ 10'-0" A.F.F.

SUCTION
DISCHARGE 250# 250# 250# 250# 250# 250# 250# 250# 300 GAL. NOM. FUEL TANK DIESEL 270 GAL. USABLE 14 175# 175# 175# 20'-0" SETBACK R35'-0" 128'-0" 212'-1"
201'-6"
30'-0"

SETBACK

SETBACK
SETBACK 30'-0"
10'-0" SETBACK
10'-0" SETBACK
163'-10"
30' 30'
45' 45'310'-0"

FUTURE EVCS FUTURE EVCS
30'-0" SETBACK
30'-0"

SETBACK

VISITOR
135'

NO PARKING NO PARKING

ZERO CURB FACE NO PARKING NO PARKING

ZERO CURB FACE
FUTURE
EVCS

FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE
EVCS
FUTURE
EVCS

VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR

CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
921'-0"
28'
28' 28' 28' C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 28' 28' C C 30'-0" SETBACK 50'-0" TYP 56'-0" TYP60'-0"

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR
28' MIN
28' MIN
37'-2"

OFF-SITE OPEN SPACE
OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE OFF-SITE OPEN SPACE RESIDENTIAL LOT OFF-SITE OPEN SPACE RESIDENTIAL LOT RESIDENTIAL LOT 10'-0" SETBACK VISITOR VISITOR 10'-0" SETBACK T R50'-0" 559.5' 575' BUILDING 1 BUILDING 2 BUILDING 4 BUILDING 5 BUILDING 3 703' SAN SEBASTIAN CIRCLE 780' SAN VISCAYA CIRCLE 573'-0" 573'-0" 568.5' 565'-0" 565'-0" POINT 1 POINT 1 POINT 2 564'-0" 564'-0" 577'-0" 578'-0" 579'-0" 580'-0" 581'-0" 610'-0" 538'543'548' 558' 553' SECTION B SECTION A SECTION A SECTION B SECTION C DOMINGUEZ RANCH RD. 665' BLDG 4 573' Drive 569' 780' SECTION B 574' Existing topography blocks sight lines from San Sebastian Circle POINT 1 POINT 2 HILL BLOCKS SITE LINE Truck Court SECTION A 573'-6" POINT 2 BLDG 4 Truck Court BLDG 5 568' CA. Sycamore 48" Box 573'-6" 572' 703' BLDG 1 580.5' 581.3' 577' POINT 1 Drive New topography blocks some sight lines from Green River Rd. Roof top screening completely screens the units from Green River Rd. Green River Rd. BLDG 5 SECTION C 565' 559.5' 565' Dominguez Ranch Road 665' BLDG 3 Truck Court BLDG 2 545' Drive Drive SITE LINE SITE LINE CA. Sycamore 48" Box CA. Sycamore 48" Box Property Line Property Line Property Line 4341 San Viscaya Circle Between 4251 & 4261 San Viscaya Circle Near 1220 2:1 Slope 2:1 Slope (Skewed) 2:1 Slope 620' 581' FIN. FLOOR 6' PROPERTY FENCE LINE FRESNO ROAD OPEN SPACE 66'-0" DRIVE 100' +/- VARIES DRIVE BLDG #1 580' SEE CIVIL SECTION "A-A" FOR ADD'L. INFO. Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights.

XXXX GPM
@

XX PSI DIESEL DRIVEN
FIRE PUMP CENTERLINE @ 10'-0" A.F.F.

SUCTION DISCHARGE 250# 250# 250# 250# 250# 250# 250# 250# 300 GAL. NOM.

FUEL TANK DIESEL 270 GAL. USABLE 14 175# 175# 175# FUTURE EVCS FUTURE EVCS NO PARKING NO PARKING ZERO CURB FACE NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR

CA/ CP/EV

CA/ CP/EV
CA/
CA/
CP/EV
CP/EV
CA/
CA/
CP/EV
CP/EV
C
C
C C C
C
C
C
C
C
C
C
C
C
C
C
C
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C
C
C

C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C
C
C
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C
C
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C C C C C

C C VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
VISITOR 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 UPDN 21 22 23 24 25 26 UP 2 3
45 1
678910111213 14 171819201516 DN 212223242526
NEG

POS NEG
POS 10" 8" 8" PS-2 WB-1
XXXX GPM @

XX PSI DIESEL DRIVEN
FIRE PUMP WB-1 CENTERLINE @ 10'-0" A.F.F.

SUCTION DISCHARGE
PS-1 PS-1 PS-1 PS-1 PS-1 PS-1 WB-1 PS-1 250# 250# 250# 250# 250# 250# 250# 250# 300 GAL. NOM. FUEL TANK DIESEL
270 GAL. USABLE
14 J.P. CTRLR FIRE PUMP CONTROLER 175# 175# 175#
1 2
3 4
5 6
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ABC
D
E
F
HG S c a l e : 1 " = 4 0 ' - 0 "
0 40 80 120 160 Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A1.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K N o r t h Floor Plan Summary BUILDING SUMMARY PARKING SUMMARY BUILDING 1 F.A.R. = .44 (Gross Area = 18.88 Acres) (Net pad area = 15.05 Acres) Building Area 296,737 s.f. Building Footprint 285,535 s.f. Mezzanine 11,202 s.f. (ESFR Pump House , (456 s.f.), not included in s.f.) Building 1 (296,900 - Total s.f.) Office 30,000 s.f. 1/250 120 Stalls Manufacturing 73,000 s.f. 1/500 146 Stalls Warehouse 193,737 s.f. 1/1,000 194 Stalls Parking Required 460 Stalls Parking Provided 460 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 3 van spaces) 9 9 Clean Air / Vanpool / EV Stalls (460 x 8%) 37 38 Visitor Stalls (460 x 20%) 92 92 Future - EVCS (476 x 6% = 27.6 = 28) 28 28 Compact Stalls (25.8%) 119 Standard Stalls 174 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (460 x 20% = 92) (92 x 5% = 4.6 = 5) (5 Required) - Long Term Bicycle Parking. (460 - 92 = 368 x 5% = 18.4) (19 Required) Required Provided Short Term 5 8 Long Term 19 20 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 FIRE DEPARTMENT GENERAL NOTES: 1) Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal. Plans shall show a minimum drive width of 28 feet. 2) Provide plans for two (2) all weather surface access ways to be approved by the Fire Prevention Manager and construct the access way(s) to accommodate 70,000 lbs GVW during all phases of construction. 3) All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the Fire Department counter. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction. 4) Provide a minimum twenty-five (25) foot inside and fifty (50) foot outside radius for access drive(s). 5) Street and drive grades shall not exceed 10% unless approved by the Fire Chief and City Engineer. 6) Any overhead obstruction such as the second story of a building, porte cochere, etc., that intrudes into the required clear width of fire vehicle access drives shall provide a minimum clear height of fifteen (15) feet unless otherwise approved by the Fire Chief. 7) Meet with Corona Fire Department to determine locations of red curbing and signage by fire hydrants, fire department connections, and designated fire lanes on site. 8) A Knox Padlock shall be provided for gate(s) in this project. Applications for Knox Padlock(s) are available at the City Hall Fire Department counter. 9) A Knox Box shall be provided for the following building(s): 10) A minimum fire flow of 3500 gpm shall be provided. 11) The fire service waterline shall be looped and provided with two (2) separate points of connection. 12) Fire hydrants are to be spaced a maximum 250 feet apart. 13) Provide one-hour constructed eaves for all homes located within two hundred (200) feet of wildland areas. Entire house perimeter shall comply. 14) Fuel modification is required for this project. Consult with Fire Department to plan and implement the most effective method for the site. 15) Provide Class A roofing material. 16) A fire facilities fee of $231.00 per acre is required per Corona Municipal Code Section 3.36.030 and must be paid prior to building permit issuance. 17) Per 511 of the Corona Municipal Code, a public safety radio communication study is required. Consult with the Fire Department for specific requirements for this study. 18) Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development. 19) A specific address, assigned by the City of Corona, shall be provided for each building as specified by the fire department address standard which can be obtained at the fire department counter at City Hall. Address must be illuminated during all hours of darkness. 20) Buildings housing high-piled combustible stock shall comply with the provisions of NFPA Standard 231(c). Note: High-piled combustible stock may require modifications of the fire sprinkler systems, smoke vents, draft curtains, fire department access and fire department access roads. 21) N/A 22) Required fire code permits will be applied for and processed prior to final inspection and/or certificate of occupancy, Fire code permit application and all other guidelines are available at coronaca.gov 23) In structures of undetermined use, the minimum fire sprinkler design density required shall be for an Ordinary Hazard, Group 2, and not be less than .20 gpm/1500 sf. Buildings intending to house high-piled combustible storage shall be provided with a fire sprinkler system designed to protect the potential hazard. 24) At no time shall fire hydrants or fire lanes be blocked by building materials, storage, equipment, and/or vehicles. 25) Hazardous Materials Disclosure and Business Emergency Plan required to be submitted and approved prior to occupancy or use. 26) Multiple unit buildings shall have suite number identification assigned by the Fire Department. Submit an exhibit for review and approval to the Fire Department. A copy of the Premise Identification Standard is available at coronaca.gov 27) This project is located within the City's very-high fire hazard severity zone, show 2016 California Building Code Chapter 7A. Reference can be made to Wildland Urban Interface products at the office of the State Fire Marshal at www.osfm.fire.ca.gov Key Plan N o r t h 1 B U I L D I N G # 1 F L O O R P L A N 1D Bldg. 1 Footprint 296,737 s.f. 1C 1B 1A ELECT ROOM 3 Typ. 19 14c
9 9
4 20 18 20 19 19
1 1
1 13 1 13 18 19 15 15 15
2 11 Typ.
5 Typ. 10 Typ. 10 Typ. 13
8 5 Typ. 17
8 11 11 14
4 16A 18 15 14
2 6
7 7 2
2 7 7
5 Typ. 20 14 11 12 6 12 19 18 15 16A
6 8
8 8 General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 19 16A 16B 4 14c 14c 16A 16B 1414 18
8 8 8 13 14 14 14 14c 10' MIN 10' MIN 22 22 22 21 23 23 Wildlife Fencing as Required - See Master Site Plan 23 NO PARKING NO PARKING ZERO CURB FACE FUTURE EVCS FUTURE EVCS OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP GROUND FLOOR = 3,240 S.F. UPPER FLOOR = 3,455 S.F. TOTAL AREA = 6,695 S.F. OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 23' x 13'-3 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12' SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR.EXIT STAIR #1UP LOBBY 16 17 AB AB 16 17 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 DN 21 22 23 24 25 26 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL GENDER OPEN OFFICE EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A1.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 1 E N L A R G E D T I P L A N N o r t h Ground Floor Plan Upper Floor Plan S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 5 8 4 2 9 3 4 6 7 10 11 1 Key Plan N o r t h 1 9 13 10'-0" MIN 10 MIN ZERO CURB FACE ZERO CURB FACE TVISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS NO PARKINGZERO CURB CP/EV CA/ CP/EV CA/ CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR UP UP ABCDEFG 1 2 3 4 5 6 7 8 9 10 ABCDEFG S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A2.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 2 F L O O R P L A N Bldg. 2 Footprint 125,588 s.f. 2B 2A BUILDING SUMMARY PARKING SUMMARY Building 2 (131,695 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 27,000 s.f. 1/500 54 Stalls Warehouse 62,695 s.f. 1/1,000 93 Stalls Parking Required 195 Stalls Parking Provided 195 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 6 6 Clean Air / Vanpool / EV Stalls (197 x 8%) 16 16 Visitor Stalls (197 x 20%) 40 40 Future - EVCS (197 x 6% = 28.8 = 29) 12 12 Standard Stalls 121 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (195x 20% = 39) (39 x 5% = 2) (2 Required) - Long Term Bicycle Parking. (195 - 40 = 155 x 5% = 7.75 = 8) (8 Required) Required Provided Short Term 2 4 Long Term 8 8 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 ELECT ROOM BUILDING 2 F.A.R. = .44 (Gross Area = 8.43 Acres) (Net pad area = 6.49 Acres) Building Area 131,695 s.f. Building Footprint 125,588 s.f. Mezzanine 6,107 s.f. Key Plan N o r t h 2 10 Typ. 3 Typ. 4 4 14 14 14 14 16B 16B 20 1 13 13 10 Typ. 18 6 7 19 7 28 6 7 2 8 11 11 20 11 12 8 8 5 Typ. 19 1919 20 19 14 1 18 15 9 14 14 14 15 16A PROVIDE PAINTED METAL MESH ON FENCE AND GATE - THIS LOCATION Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 21 22 OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12' SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR.EXIT STAIR #1UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. ABC 7 8 9 7 8 9 ABC 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 DN 21 22 23 24 25 26 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL GENDER OPEN OFFICE EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A2.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 2 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 3 6 7 10 11 1 Key Plan N o r t h 2 13 10'-0" MIN 10'-0" MIN
140'-0" 253'-0" 465'-0" ZERO CURB FACE ZERO CURB FACE VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS FUTURE EVCS NO PARKING ZERO CURB CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISIT VISITOR T UP UP ABCDEFG 1 2 3 4 5 6 7 8 9 10 BUILDING SUMMARY PARKING SUMMARY Building 3 (130,980 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 56,000 s.f. 1/500 104 Stalls Warehouse 62,980 s.f. 1/1,000 67 Stalls Parking Required 219 Stalls Parking Provided 220 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 7 7 Clean Air / Vanpool / EV Stalls (221x 8%) 18 18 Visitor Stalls (221 x 20%) 45 45 Future - EVCS (221 x 6% = 13.26 = 14) 14 14 Standard Stalls 136 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (221 x 20% = 45) (45 x 5% = 2.25 = 3) (3 Required) - Long Term Bicycle Parking. (221 - 45 = 176 x 5% = 8.8 = 9) (9 Required) Required Provided Short Term 3 4 Long Term 9 10 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A3.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 3 F L O O R P L A N BUILDING 3 F.A.R. = .45 (Gross Area = 8.42 Acres) (Net pad area = 6.41 Acres) Building Area 130,980 s.f. Building Footprint 124,693 s.f. Mezzanine 6,287 s.f. Key Plan N o r t h 3 3A 3B Bldg. 3 Footprint 124,693 s.f. ELECT ROOM3 4 4 8 2 2 13 13 1 8 9 7 7 10 Typ. 10 Typ. 14 14 14 11 20 5 Typ. 12 20 19 19 19 18 18 16B 16B 8 19 15 8 8 6 6 1 15 1414 PROVIDE PAINTED METAL MESH ON FENCE AND GATE - THIS LOCATION 16A Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 14 21 22 ZERO CURB FACE NO PARKING NO PARKING OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12'SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR. EXIT STAIR #1 UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. 1 2 3 1 2 3 AB AB 1412 20 19 18 17 16 15 13 1 2 3 4 5 6 7 8 9 10 11 DN 26 25 24 23 22 21 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL OPEN OFFICE GENDER EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A3.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 3 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 43 4 6 7 11 10 1 Key Plan N o r t h 3 10'-0" MIN
11'-6"
140'-0" 260'-0" 339'-0" ZERO CURB FACE ZERO CURB FACE T NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN EVCS NO PARKINGZERO CURB FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR
VISITOR UP UP 10'-0" MIN ABCDEFG 1 2 3 4 5 6 7 BUILDING SUMMARY PARKING SUMMARY BUILDING 4 F.A.R. = .41 (Gross Area = 6.21 Acres) (Net pad area = 5.23 Acres) Building Area 100,155 s.f. Building Footprint 93,868 s.f. Mezzanine 6,287 s.f. Building 4 (100,155 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 41,000 s.f. 1/500 82 Stalls Warehouse 47,155 s.f. 1/1,000 47 Stalls Parking Required 177 Stalls Parking Provided 178 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 6 6 Clean Air / Vanpool / EV Stalls (176 x 8%) 15 15 Visitor Stalls (176 x 20%) 36 36 Future - EVCS (176 x 6% = 10.56 = 11) 11 12 Standard Stalls 109 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (176 x 20% = 36) (36 x 5% = 1.8 = 2) (2 Required) - Long Term Bicycle Parking. (176 - 36 = 140 x 5% = 7) (7 Required) Required Provided Short Term 2 4 Long Term 7 8 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A4.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 4 F L O O R P L A N Key Plan N o r t h 4 4B 4A Bldg. 4 Footprint 93,868 s.f. ELECT ROOM 3 Typ. 4 4 13 1 13 10 Typ. 10 Typ. 9 16B 16A 14 2 2 8 8 6 7 7 6 14 14 14 14 20 19 18 18 18 11 11 5 8Typ. 8 8 1 19 19 19 19 12 14 14 14 19 Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 14 21 22 AB AB ZERO CURB FACE NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12' SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR.EXIT STAIR #1UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. 6 7 14 12 15 16 17 18 19 20 13 11 10 9 8 7 6 5 4 3 2 1 DN 21 22 23 24 25 26 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL GENDER OPEN OFFICE EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE 6 7 S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A4.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 4 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 5 4 3 4 6 7 11 1 10 8 Key Plan N o r t h 4 SLOPE 12 10'-0" MIN 10'-0" MIN
140'-0" 233'-0" 324'-0" ZERO CURB FACE ZERO CURB FACE T VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR NO PARKING NO PARKING NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE VAN NO EVCS PARKING ZERO CURB FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR UP UP ABCDEF 1 2 3 4 5 6 7 BUILDING SUMMARY PARKING SUMMARY BUILDING 5 F.A.R. = .40 (Gross Area = 8.29 Acres) (Net pad area = 4.64 Acres) Building Area 86,600 s.f. Building Footprint 80,320 s.f. Mezzanine 6,280 s.f. Building 5 (86,600 - Total s.f.) Office 12,000 s.f. 1/250 48 Stalls Manufacturing 35,000 s.f. 1/500 70 Stalls Warehouse 39,600 s.f. 1/1,000 40 Stalls Parking Required 158 Stalls Parking Provided 160 Stalls Parking Breakdown Required Provided Accessible Stalls (incl. 2 van spaces) 6 6 Clean Air / Vanpool / EV Stalls (161 x 8%) 13 13 Visitor Stalls (161 x 20%) 33 33 Future - EVCS (161 x 6% = 9.66 = 10) 10 10 Standard Stalls 98 Bicycle Parking Justification: - Short Term Bicycle Parking. Visitor Parking to be calculated as 20% of total parking (161 x 20% = 33) (33 x 5% = 1.65 = 2) (2 Required) - Long Term Bicycle Parking. (161 - 33 = 128 x 5% = 6.4 = 7) (7 Required) Required Provided Short Term 2 4 Long Term 7 8 PARKING CALCULATIONS BASED OFF: Green River Ranch Specific Plan Section 17.76 (Off-Street Parking) 2019 California Building Code 2019 California Green Building Standards Code Key Notes Dashed Line is the Approximate Extent of Future Office Area - Typ. (Blue Area is Anticipated to be Built with Shell Construction). Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Concrete Stairs and Painted Metal Railings - Typ Ramp Up to Ground Level Service Door - Typ. Fire Dept. Access Door at 125' max. Spacing - Steps as Required Refer Civil Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Trash Enclosure Per City Requirements - See Sheet A0.4 For Calculations Vertical Lift, Sectional Door - Painted to Match adjacent Wall - Typ. On-Site, Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Exterior Bike Rack for Short Term Bicycle Parking - Color: Green Interior Bike Rack for Long Term Bicycle Parking - Color: Black Standard Parking Space: 9'-0" x 20'-0" Compact Parking Space: 8'-6" x 17'-0" (min.) Dashed Line Indicates 2'-0" Parking Overhang at 9'-0" x 18'-0" Stalls Decorative Metal Fencing (All new Gates to have Corresponding Knox Box as Required by Fire Dept.): 9'-0" High, Decorative Metal Fence (Picket Style) (Painted Black - Typical) 9'-0" High, Decorative Rolling Metal Gate (Picket Style) (Painted Black - Typical) ESFR Pump House (Concrete Tilt-Up, Painted) (Building 1 only) Parcel Lot Line - Refer to Master Site Plan and Civil Drawings Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. A/C Condensing Units to be screened with landscaping as required. Potential Future A/C Condensing Units as required by future TI Build-Out. Screened with landscaping as required. 134567891011121314162 16A 16B 1518171920 14c 2122 S c a l e : 1 " = 3 0 ' - 0 " 0 30 60 90 120 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A5.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 5 F L O O R P L A N Key Plan N o r t h 5 5A 5B Bldg. 5 Footprint 80,320 s.f.ELECT ROOM 4 4 3 Typ. 14 14 13 1 1 13 2 8 8 2 6 7 11 7 6 11 16B 16A 9 85 Typ. 10 Typ. 10 Typ. 1919 19 19 19 18 18 8 12 14 20 20 151515 Floor Plan Summary General Notes 1. Site Plan Shall Meet All Engineering and NPDES Requirements. 2. All Lighting Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 3. All Signage Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 4. All Hardscape Shown on Plan will be Installed as Concrete Paving. 5. All Parking Spaces are shown as Standard Size Stalls - No Compact Spaces are Anticipated. 6. All Mechanical Equipment and Screening Shall Conform with the Municipal Standards and Green River Ranch Specific Plan. 7. All Public Improvements Shall Conform with the Municipal Standards. 12 21 22 ZERO CURB FACE NO PARKING NO PARKING FUTURE EVCS CA/ CP/EV CA/ CP/EV OPEN OFFICE EXIT STAIR #2 COFFEE ALL GENDER UP OFFICE 12'-8 x 12' 13' x 11'-6 CONF. RM 19' x 15'-4 COPY OFFICE OFFICE 12'-10 x 12' OFFICE 12'-10 x 12'SERVER OR All Gender MEN JAN WOMEN SERV. OR STOR. EXIT STAIR #1 UP LOBBY GROUND FLOOR = 3,229 S.F. UPPER FLOOR = 3,206 S.F. TOTAL AREA = 6,435 S.F. 1 2 3 AB AB 1412 20 19 18 17 16 15 13 1 2 3 4 5 6 7 8 9 10 11 DN 26 25 24 23 22 21 ALL GENDER 23451678910111213 14 171819201516 DN 212223242526 ALL OPEN OFFICE GENDER EXIT STAIR #2 EXIT STAIR #1 OPEN OFFICE COFFEE 1 2 3 S c a l e : 1/8 " = 1 ' - 0 " 0 8 16 24 32 N o r t h Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A5.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K B U I L D I N G # 5 E N L A R G E D T I P L A N Ground Floor Plan Upper Floor Plan Key Notes Extent of Office Area Anticipated to be Built with Shell. Decorative Colored Concrete with Exposed Aggregate at Main Building Entrances. Interior Bike Rack for Long Term Bicycle Parking Accessible Parking with Accessible Path to Entry - Typ. Future Electric Vehicle Charging Station (EVCS) Grade Level Exit Door Connected to Path of Travel Concrete Sidewalk (48" Wide Minimum) Natural Color with Medium Broom Finish - Refer to Civil Standard Parking Space: 9'-0" x 20'-0" Green Hatched Area Indicates Irrigated Landscape - Refer to Landscape Plans Accessible Path of Travel to a Public Way - Refer to Civil dwgs. for extent. Accessible Drinking Fountain - Dual height configuration. With 36" Tall Guard on ea.side. 36" Tall Guardrail at this location A/C Condensing Units to be screened with landscaping as required. 13456789101121213 1 2 9 8 4 3 4 6 7 10 11 1 5 9 Key Plan N o r t h 5 12 SLOPE 15 14 13 12 11 10 9 8 0'-0" Ground Floor 42'-9" Parapet 15'-0" 2nd Floor Office 10'-6" Top of Canopy 18'-0" Top of Stone 18 16 44'-3" Parapet 40'-3" Parapet 40'-3" Parapet 40'-3" Parapet 40'-3" + 12" Massing 40'-3" Parapet 46'-6" Tower Screen 40'-3" Parapet 40'-3" Parapet 46'-6" Tower Screen 44'-3" Parapet 17 9 8 7 6 5 4 3 2 1 46'-6" Tower Screen 18'-0" Top of Stone 15'-0" 2nd Floor Office 0'-0" Ground Floor 44'-3" Parapet 40'-3" Parapet 40'-3" + 12" Massing 40'-3" Parapet 46'-6" Tower Screen 40'-3" Parapet 42'-9" Parapet 40'-3" Parapet 44'-3" Parapet 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 A 18'-0" Top of Stone 15'-0" 2nd Floor Office 0'-0" Ground Floor 40'-3" Parapet 40'-9" Parapet 44'-9" Tower 38'-9" Parapet 38'-9" Parapet 42'-9" Parapet 41'-9" Parapet 46'-6" Tower Screen 42'-9" Tower H G F E D C BB 40'-3" Parapet RIDGE HT 41'-9" North Elevation North Elevation (Continued) Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights. PLOT DATE: September 7, 2022 2:46 PM N:\18028-WR_GRN-RIVER(CORONA)\Design\Arch\Dwgs\A6_Elevations.dwg B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 S E P T E M B E R 0 9 , 2 0 2 2 A1.4 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K WESTERN REALCO B U I L D I N G # 1 C O N C E P T U A L E L E V A T I O N S Overall North Elevation (Not to Scale) MATCH LINE MATCH LINE 0' 20' 40' 60' 80' S c a l e : 1 " = 2 0 ' P5 PAINT - P-5 (Accent/Canopy) DUNN EDWARDS IRON CREEK DE5775 Finish Legend P1 P2 P3 P4 PAINT - P-1 DUNN EDWARDS EXCLUSIVE IVORY DE6191 PAINT - P-2 DUNN EDWARDS PIGEON GRAY DE6214 PAINT - P-3 DUNN EDWARDS WHOLE WHEAT DE6124 PAINT - P-4 DUNN EDWARDS CHIC BRICK DE6104 ST1 STONE VENEER - ST-1 MFG - CREATIVE MINES STYLE - TBD COLOR - TBD P6 PAINT - P-6 (Mechanical Screen) DUNN EDWARDS WALRUS DE6368 East Elevation Key Plan N o r t h 1 2 3 4 5 MATCH LINE MATCH LINE MATCH LINE 10 11 12 13 14 15 16 17 18 0'-0" Ground Floor 40'-9" Tower 38'-9" Parapet 38'-9" Parapet 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 1 2 3 4 5 6 7 8 9 10 38'-9" Parapet 40'-9" Tower 38'-9" Parapet 0'-0" Ground Floor 40'-9" Tower 38'-9" Parapet G F E D C B A 18'-0" Top of Stone 15'-0" 2nd Floor Office 0'-0" Ground Floor 40'-9" 44'-9" Parapet Tower 42'-9" Tower 39'-9" Parapet 38'-9" Parapet 42'-9" Parapet 41'-9" 44'-6" Parapet Tower Screen RIDGE HT 41'-9" 40'-3" Parapet 38'-3" Entry Parapet South Elevation Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and theArchitect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shallretain all common law, statutory and other reserved rights, including copyrights.

B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A6.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K N O R T H E L E V A T I O N S F R O M G R E E N R I V E R R D. 0' 20' 40' 60' 80' S c a l e : 1 " = 2 0 ' Key Plan N o r t h 1 2 3 Bldg 2 Overall North Elevation (Scale=1"=20'-0") Bldg 1 North Elevation (Scale = NTS) Bldg 3 Overall North Elevation (Scale=1"=20'-0") Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.1 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G Overall View of Site From North of Hwy. 91 Facing South 200' Above Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.2 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View at Northeast Corner of Building #1 Facing Southwest Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.3 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View at Middle of Building #1 Facing Southwest Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.4 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Green River Rd. at Fresno Rd. Facing Southeast Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.5 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Green River Rd. West of Private Street "A" Facing Southeast - Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.6 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Green River Rd. Looking at Private Street "A" Facing South - Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.7 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Green River Rd. Just East of Private Street "A" Facing Southwest - Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.8 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Green River Rd. at Dominguez Ranch Road Facing Southwest - Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.9 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Dominguez Ranch Road Facing West - Street Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.10 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Residence Backyard Facing West - Eye Level Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.11 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K C O N C E P T U A L R E N D E R I N G View From Residence Side yard Facing West - Eye Level C O N C E P T U A L R E N D E R I N G Drawings, specifications and other documents, including those in electronic form, prepared by the Architect and the Architect's consultants are Instruments of Service for use solely with respect to this Project. The Architect and the Architect's consultants shall be deemed the authors and owners of their respective Instruments of Service and shall retain all common law, statutory and other reserved rights, including copyrights. B A S T I E N A N D A S S O C I A T E S , I N C . A R C H I T E C T U R E A N D P L A N N I N G W e b A d d r e s s : w w w . B a s t i e n A r c h i t e c t s . c o m P h o n e : ( 7 1 4 ) 6 1 7 - 8 6 0 0 T U S T I N , C A L I F O R N I A 9 2 7 8 0 1 5 6 6 1 R E D H I L L A V E N U E , S U I T E 1 5 0 M A R C H , 3 0 2 0 2 2 A0.12 4 6 0 2 G r e e n R i v e r R D. C o r o n a , C a l i f o r n i a G R E E N R I V E R R A N C H B U S I N E S S P A R K View From San Viscaya Circle Facing West - Eye Level

ZERO CURB FACE

VISITOR VISITOR VISITOR VISITOR VISITOR
NO

PARKING
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
ZERO
CURB

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

NO PARKING

NO PARKING
NO

PARKING
NO

PARKING NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS

FUTURE EVCS FUTURE EVCS

FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
FUTURE

EVCS NO

PARKING
ZERO
CURB

CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV

CA/ CP/EVCA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

VISITOR

CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
NO

PARKING NO

PARKING

ZERO CURB FACE
FUTURE
EVCS

FUTURE EVCS FUTURE
EVCS
FUTURE
EVCS
FUTURE

EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
VAN

EVCS FUTURE AMBULATORY EVCS
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE

EVCS FUTURE EVCS
FUTURE
EVCS

CP/EV CA/

CP/EV CA/
FUTURE

EVCS FUTURE EVCS
NO

PARKING NO

PARKING

ZERO CURB FACE
NO

PARKING NO

PARKING

ZERO CURB FACE
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
CA/

CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/

CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR

CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
C
C
C C C

C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C
C
C
C

C C C C C C
C C

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

CA/ CP/EVCA/ CP/EV
FUTURE
EVCS
FUTURE
EVCS
GC LOW

TYPE WATER USE

SENECIO SERPENS BLUE CHALKSTICKS

AGAVE ATTENUATA FOXTAIL AGAVE

ALOE ARBORESCENS TORCH ALOEBACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH

ORNAMENTAL PLANT LIST

BUILDING FOUNDATION PLANT LIST
LOWLOW
LOWLOW

CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM MED

ACHILLEA MILLEFOLIUM COMMON YARROW LOW
NOLINA SPECIES* MEXICAN GRASSTREE VERY LOW
AGAVE AMERICANA* CENTURY PLANT LOW
S
GC
GC
S
S
GC
S
S

BOTANICAL NAME COMMON NAME

HESPERALOE PARVIFOLIUM HESPERALOE S LOW

SALVIA SONOMENSIS CREEPING SAGE
AGAVE PARRYI* ARTICHOKE AGAVE S LOW

MYOPORUM PARVIFOLIUM
'PUTAH CREEK'

T LOW PUTAH CREEK MYOPORUM GC LOW
GC LOW
S LOW

TYPE WATER USE

LEYMUS CONDENSATUS GIANT WILD RYE

OPUNTIA LITTORALIS PRICKLY PEAR

WILDLAND TRANSITION PLANT LIST
(MIN. 40% OF AREA HAND PLANTED CONTAINER PLANTS, HYDROSEED TOTAL AREA) LOW

VERY LOW

HETEROMELES ARBUTIFOLIA TOYON LOW

QUERCUS AGRIFOLIA COAST LIVE OAK
SSS

BOTANICAL NAME COMMON NAME
(GROUNDCOVER, HAND PLANTED IN 1 GAL CONTAINERS)

ARCTOSTAPHYLOS EDMUNSI BIG SUR MANZANITA GC LOW

SENECIO SERPENS BLUE CHALKSTICKS GC LOWSALVIA SONOMENSIS CREEPING SAGE

LAMPRANTHUS SPECTABILIS 'ROSE'
(DO NOT USE DIRECTLY ADJACENTTO NATIVE/OPEN SPACE ZONES)

ROSE TRAILING ICEPLANT
GC LOW

MALEPHORA LUTEA
(DO NOT USE DIRECTLY ADJACENTTO NATIVE/OPEN SPACE ZONES)

ROCKY POINT ICE PLANT GC LOW

RHUS OVATA SUGAR BUSH

BACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH GC LOW

UMBELLULARIA CALIFORNICA CALIFORNIA LAUREL T MED

SYMBOL SIZE QUANTITY WATER USE
24" BOX LOW24" BOX MED24" BOX MED
24" BOX LOW
24" BOX MED24" BOX MED
24" BOX LOW
48" BOX MED
58625
115
1329
176
18 24" BOX 8 MED24" BOX 3 MED
(15 GAL ON HILLSIDE) QUERCUS AGRIFOLIA

BOTANICAL NAME COMMON NAME
PLANT LEGEND: TREES

CERCIS CANADENSIS'FOREST PANSY' FOREST PANSY REDBUD

PLATANUS RACEMOSA CALIFORNIA SYCAMORE

FEIJOA SELLOWIANA PINEAPPLE GUAVA

PARKINSONIA
'DESERT MUSEUM'

DESERT MUSEUMPALO VERDE

PISTACIA CHINENSIS CHINESE PISTACHE

LAGERSTROEMIA INDICA CRAPE MYRTLE

COAST LIVE OAK

PLATANUS RACEMOSA CALIFORNIA SYCAMORE

PLATANUS ACERIFOLIA LONDON PLANE TREEJACARANDA MIMOSIFOLIA JACARANDA PRODUCT APPLICATION RATEPromatrix BFM 3,500 lbs./acreHydropost Premium Compost 1,000 lbs./acreBiosol Forte 7-2-1 Organic fertilizer 800 lbs./acre AM 120 Mycorrhizal inoculum 60 lbs./acre
Tri-C Humate Soil Conditioner 400 lb./acre
Seed mix as prescribed by S & S Seeds

HYDROSEED SLURRY MIX

ORNAMENTAL PLANTING (IRRIGATED)
SEE PLANT LIST ON SHEET L5

BUILDING FOUNDATION PLANTING
(IRRIGATED) SEE PLANT LIST ON SHEET L5
HEDGE PLANTING - AS A PUBLIC SIDEWALK BARRIER AND ASHEADLIGHT BUFFER AROUND PARKING. HEDGE SHALL BE 36"HIGH AND FULL DENSITY AT THE TIME OF PLANTING AND TURN OVER. USE ALTERNATING SPECIES (CARISSA MACROCARPA,

RHAPHIOLEPIS UMBELLATA, WESTRINGIA FRUTICOSA)
DEBRIS BASIN (NONIRRIGARED) (HYDROSEED TOTAL AREA) SEESEED MIX ON SHEET L5 IRRIGATED WILDLAND/URBAN INTERFACE PLANTING WITH 40%
HAND PLANTED CONTAINER PLANTS. HYDROSEED TOTAL AREA. SEE SEED MIX ON SHEET L5 24" BOX LOW 24" BOX MED

LOWLOWLOW
48" BOX LOW
LOW
23 154
4 (15 GAL ON HILLSIDE)

QUERCUS ENGELMANNI ENGELMANN OAK

UMBELLULARIA

CALIFORNICA

CALIFORNIA LAUREL
AGAVE PARRYI* ARTICHOKE AGAVEAGAVE AMERICANA* CENTURY PLANT

SALVIA SONOMENSIS CREEPING SAGE

QUERCUS AGRIFOLIA COAST LIVE OAK

MUHLENBERGIA
CAPILLARIS* PINK MUHLY
PLANTING HATCHES ARE DIAGRAMMATIC ONLY AND ARE USED TO INDICATEAREAS WHERE PLANTING WILL OCCUR. FINAL PLANT SPECIES, SIZES AND

SPACING WILL BE DETERMINED DURING CONSTRUCTION DOCUMENT PHASE USING FIRE PLAN REQUIREMENTS PER ZONE. HATCHES DO NOT REPRESENT 100% PLANTING COVERAGE OR PLANT SPACING.

HYDROSEED ALL FUEL MODIFICATION AREAS WITH - ORNAMENTAL, LOW GROWING NATIVE MIX WITH

ADDITIONAL EROSION CONTROL SPECIES BY S&S SEED

LBS/ACRE
Acmispon glaber
Camissoniopsis cheiranthifoliaClarkia bottaeCollinsia heterophylla Eschscholzia californicaLasthenia californicaLayia platyglossaFestuca microstachys

HYDROSEED MIX FOR WILDLAND TRANSITION/FUEL MODIFICATION ZONE

BOTANICAL NAME
6 11
33 11
12 LBS/ACRE BOTANICAL NAME
Mimulus aurantiacus longiflorus
Mimulus aurantiacus puniceusMuhlenbergia microsperma
Sisyrinchium bellum
Bromus carinatus’Cucamonga’
Trifolium ciliatum
1 1
22 10
4 Date: 11-11-24
Prepared by:

EMERALD

D E S I G N
305 N. Harbor Blvd, Suite 222
Fullerton, California 92832
Tel: (714) 680-0417
California License #3098
Email: [email protected]
PSIP WR Green River LLC, c/o Western Realco
500 Newport Center Drive, Suite # 630
Newport Beach, CA, 92660
Tel. (949) 720-3787

GREEN RIVER RANCH BUSINESS PARK
CORONA, CALIFORNIA Landscape Conceptual Plan
1"=70'-0"
L1-

GRADING LIMIT

NATIVE LANDSCAPE

WILDLAND/ URBAN

INTERRFACE PLANTING
DEBRIS BASIN TYP.

GRADING LIMIT
NATIVE

LANDSCAPE

MINOR ENTRY

LANDSCAPE

ENHANCEMENT

MAJOR ENTRY

LANDSCAPE

ENHANCEMENT

MINOR ENTRY

LANDSCAPE

ENHANCEMENT

GRADING LIMIT
NO

PARKING NO

PARKING

ZERO CURB FACE
FUTURE
EVCS
FUTURE

EVCS FUTURE
EVCS
FUTURE
EVCS
FUTURE

EVCS FUTURE EVCS FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
VAN

EVCS FUTURE AMBULATORY EVCS
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE

EVCS FUTURE EVCS
FUTURE
EVCS

CP/EV CA/

CP/EV CA/
FUTURE

EVCS FUTURE EVCS
NO

PARKING NO

PARKING

ZERO CURB FACE
NO

PARKING NO

PARKING

ZERO CURB FACE
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR
CA/

CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/

CP/EV CA/ CP/EV
CA/

CP/EV CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR

CA/ CP/EV

CA/ CP/EV CA/ CP/EV CA/ CP/EV CA/ CP/EV
C
C
C C C

C C C C C C
C C

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR

VISITOR
FUTURE
EVCS
FUTURE
EVCS
BLDG. 1
PL PL
DEBRIS BASIN TYP.

NATIVE

LANDSCAPE

GRADING LIMIT

CORNER LANDSCAPE

ENHANCEMENT

SPECIMEN TREE MINOR ENTRY SIGN

WILDLAND/URBAN

INTERFACE PLANTING
6' LANDSCAPE BUFFER

ACCENT TREES

WILDLIFE FENCING
(TEMPORARY)
OAK

WOODLANDMITIGATION
AREA

WILDLIFE FENCING
LOWLOW
TS
GC LOW
GC LOW

TYPE WATER USE

LEYMUS CONDENSATUS GIANT WILD RYE

SENECIO SERPENS BLUE CHALKSTICKS

AGAVE ATTENUATA FOXTAIL AGAVE

ALOE ARBORESCENS TORCH ALOEBACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH

OPUNTIA LITTORALIS PRICKLY PEAR

ORNAMENTAL PLANT LIST

BUILDING FOUNDATION PLANT LIST

WILDLAND TRANSITION PLANT LIST
(MIN. 40% OF AREA HAND PLANTED CONTAINER PLANTS, HYDROSEED TOTAL AREA) LOWLOW
LOWLOW
LOW

VERY LOW

CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM MED ACHILLEA MILLEFOLIUM COMMON YARROW LOWNOLINA SPECIES* MEXICAN GRASSTREE VERY LOW AGAVE AMERICANA* CENTURY PLANT LOW

QUERCUS AGRIFOLIA COAST LIVE OAK

RHUS OVATA SUGAR BUSH
S
GC
GC
S
SSS
GC
S
S

BOTANICAL NAME COMMON NAME

HESPERALOE PARVIFOLIUM HESPERALOE S LOW
(GROUNDCOVER, HAND PLANTED IN 1 GAL CONTAINERS)

SALVIA SONOMENSIS CREEPING SAGE
AGAVE PARRYI* ARTICHOKE AGAVE S LOW

ARCTOSTAPHYLOS EDMUNSI BIG SUR MANZANITA GC LOW

SENECIO SERPENS BLUE CHALKSTICKS GC LOW

SALVIA SONOMENSIS CREEPING SAGE

MYOPORUM PARVIFOLIUM
'PUTAH CREEK'

PUTAH CREEK MYOPORUM GC LOW

LAMPRANTHUS SPECTABILIS 'ROSE'
(DO NOT USE DIRECTLY ADJACENT

TO NATIVE/OPEN SPACE ZONES)

ROSE TRAILING ICEPLANT
GC LOW

MALEPHORA LUTEA
(DO NOT USE DIRECTLY ADJACENT

TO NATIVE/OPEN SPACE ZONES)

ROCKY POINT ICE PLANT GC LOW

BACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH GC LOWHETEROMELES ARBUTIFOLIA TOYON S LOW

UMBELLULARIA CALIFORNICA CALIFORNIA LAUREL T MED

HYDROSEED ALL FUEL MODIFICATION AREAS WITH - ORNAMENTAL, LOW GROWING NATIVE MIX WITH

ADDITIONAL EROSION CONTROL SPECIES BY S&S SEED

LBS/ACRE
Acmispon glaber
Camissoniopsis cheiranthifoliaClarkia bottaeCollinsia heterophylla Eschscholzia californicaLasthenia californicaLayia platyglossa Mimulus aurantiacus longiflorus
Festuca microstachys

HYDROSEED MIX FOR WILDLAND TRANSITION/FUEL MODIFICATION ZONE

BOTANICAL NAME
Mimulus aurantiacus puniceusMuhlenbergia microsperma
Sisyrinchium bellum
Bromus carinatus’Cucamonga’
Trifolium ciliatum
6 11
3 3
11112
1 2
2 10
4 LBS/ACRE BOTANICAL NAME
PRODUCT APPLICATION RATEPromatrix BFM 3,500 lbs./acreHydropost Premium Compost 1,000 lbs./acreBiosol Forte 7-2-1 Organic fertilizer 800 lbs./acre AM 120 Mycorrhizal inoculum 60 lbs./acreTri-C Humate Soil Conditioner 400 lb./acre Seed mix as prescribed by S & S Seeds

HYDROSEED SLURRY MIX

SYMBOL SIZE QUANTITY WATER USE
24" BOX LOW
24" BOX MED

LOWLOWLOW
48" BOX LOW
24" BOX LOW24" BOX MED24" BOX MED
24" BOX LOW
24" BOX MED24" BOX MED
LOW
24" BOX LOW
48" BOX MED
23 154
4 58625
115
1329
176
18 24" BOX 8 MED24" BOX 3 MED
(15 GAL ON HILLSIDE) (15 GAL ON HILLSIDE)

QUERCUS AGRIFOLIA

BOTANICAL NAME COMMON NAME
PLANT LEGEND: TREES

QUERCUS ENGELMANNI ENGELMANN OAK

UMBELLULARIAALIFORNICA

CALIFORNIA LAUREL
AGAVE PARRYI* ARTICHOKE AGAVEAGAVE AMERICANA* CENTURY PLANT

SALVIA SONOMENSIS CREEPING SAGE

QUERCUS AGRIFOLIA COAST LIVE OAK

CERCIS CANADENSIS
'FOREST PANSY' FOREST PANSY REDBUD

PLATANUS RACEMOSA CALIFORNIA SYCAMOREFEIJOA SELLOWIANA PINEAPPLE GUAVA

PARKINSONIA
'DESERT MUSEUM'

DESERT MUSEUMPALO VERDE

PISTACIA CHINENSIS CHINESE PISTACHELAGERSTROEMIA INDICA CRAPE MYRTLE

MUHLENBERGIA
CAPILLARIS* PINK MUHLY

COAST LIVE OAK

PLATANUS RACEMOSA CALIFORNIA SYCAMOREPLATANUS ACERIFOLIA LONDON PLANE TREEJACARANDA MIMOSIFOLIA JACARANDA

ORNAMENTAL PLANTING (IRRIGATED)
SEE PLANT LIST ON SHEET L5

RHAPHIOLEPIS UMBELLATA, WESTRINGIA FRUTICOSA)
DEBRIS BASIN (NONIRRIGARED) (HYDROSEED TOTAL AREA) SEESEED MIX ON SHEET L5IRRIGATED WILDLAND/URBAN INTERFACE PLANTING WITH 40%HAND PLANTED CONTAINER PLANTS. HYDROSEED TOTAL AREA. SEE SEED MIX ON SHEET L5 PLANTING HATCHES ARE DIAGRAMMATIC ONLY AND ARE USED TO INDICATEAREAS WHERE PLANTING WILL OCCUR. FINAL PLANT SPECIES, SIZES AND

SPACING WILL BE DETERMINED DURING CONSTRUCTION DOCUMENT PHASE USING FIRE PLAN REQUIREMENTS PER ZONE. HATCHES DO NOT REPRESENT 100% PLANTING COVERAGE OR PLANT SPACING.

Date: 11-11-24
Prepared by:

EMERALD

GREEN RIVER RANCH BUSINESS PARK
CORONA, CALIFORNIA Landscape Conceptual Plan
1"=50'-0"
L2-
MATCHLINE - SEE SHEET L-3
MATCHLINE - SEE SHEET L-2

ZERO CURB FACE ZERO CURB FACE

ZERO CURB FACE

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

NO PARKING

NO PARKING
NO

PARKING
NO

PARKING NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS

FUTURE EVCS FUTURE EVCS

FUTURE EVCS FUTURE EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
FUTURE

EVCS NO

PARKING
ZERO
CURB

CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EV CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV
CA/
CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

CP/EV CA/

VISITOR VISITOR VISITOR VISITOR VISITOR

CA/ CP/EVCA/ CP/EV
BLDG. 2 BLDG. 3
PL
PL
PL
PL

MINOR LANDSCAPEENHANCEMENT

SPECIMEN TREE

MAJOR ENTRY SIGN

MINOR ENTRY SIGN

SPECIMEN TREE

ACCENT TREES

STREET TREE

ACCENT TREES

INFORMAL ROADSIDE HEDGE ORNAMENTAL PLANTING

BUILDING FOUNDATIONPLANTING
6' LANDSCAPE BUFFER
6'' LANDSCAPE
BUFFER
6' LANDSCAPE
BUFFER

CORNER LANDSCAPE

ENHANCEMENT
LOWLOW
TS
GC LOW
GC LOW

TYPE WATER USE

LEYMUS CONDENSATUS GIANT WILD RYE

SENECIO SERPENS BLUE CHALKSTICKS

AGAVE ATTENUATA FOXTAIL AGAVE

ALOE ARBORESCENS TORCH ALOEBACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH

OPUNTIA LITTORALIS PRICKLY PEAR

ORNAMENTAL PLANT LIST

BUILDING FOUNDATION PLANT LIST

WILDLAND TRANSITION PLANT LIST
(MIN. 40% OF AREA HAND PLANTED CONTAINER PLANTS, HYDROSEED TOTAL AREA) LOWLOW
LOWLOW
LOW

VERY LOW

CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM MED ACHILLEA MILLEFOLIUM COMMON YARROW LOWNOLINA SPECIES* MEXICAN GRASSTREE VERY LOW AGAVE AMERICANA* CENTURY PLANT LOW

QUERCUS AGRIFOLIA COAST LIVE OAK

RHUS OVATA SUGAR BUSH
S
GC
GC
S
SSS
GC
S
S

BOTANICAL NAME COMMON NAME

HESPERALOE PARVIFOLIUM HESPERALOE S LOW
(GROUNDCOVER, HAND PLANTED IN 1 GAL CONTAINERS)

SALVIA SONOMENSIS CREEPING SAGE
AGAVE PARRYI* ARTICHOKE AGAVE S LOW

ARCTOSTAPHYLOS EDMUNSI BIG SUR MANZANITA GC LOW

SENECIO SERPENS BLUE CHALKSTICKS GC LOW

SALVIA SONOMENSIS CREEPING SAGE

MYOPORUM PARVIFOLIUM
'PUTAH CREEK'

PUTAH CREEK MYOPORUM GC LOW

LAMPRANTHUS SPECTABILIS 'ROSE'
(DO NOT USE DIRECTLY ADJACENT

TO NATIVE/OPEN SPACE ZONES)

ROSE TRAILING ICEPLANT
GC LOW

MALEPHORA LUTEA
(DO NOT USE DIRECTLY ADJACENT

TO NATIVE/OPEN SPACE ZONES)

ROCKY POINT ICE PLANT GC LOW

BACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH GC LOWHETEROMELES ARBUTIFOLIA TOYON S LOW

UMBELLULARIA CALIFORNICA CALIFORNIA LAUREL T MED

HYDROSEED ALL FUEL MODIFICATION AREAS WITH - ORNAMENTAL, LOW GROWING NATIVE MIX WITH

ADDITIONAL EROSION CONTROL SPECIES BY S&S SEED

HYDROSEED MIX FOR WILDLAND TRANSITION/FUEL MODIFICATION ZONE

BOTANICAL NAME
Mimulus aurantiacus puniceusMuhlenbergia microsperma
Sisyrinchium bellum
Bromus carinatus’Cucamonga’
Trifolium ciliatum
6 11
3 3
11112
1 2
2 10
4 LBS/ACRE BOTANICAL NAME

SYMBOL SIZE QUANTITY WATER USE
24" BOX LOW
24" BOX MED

QUERCUS AGRIFOLIA

BOTANICAL NAME COMMON NAME
PLANT LEGEND: TREES

QUERCUS ENGELMANNI ENGELMANN OAK

UMBELLULARIAALIFORNICA

CALIFORNIA LAUREL
AGAVE PARRYI* ARTICHOKE AGAVEAGAVE AMERICANA* CENTURY PLANT

SALVIA SONOMENSIS CREEPING SAGE

QUERCUS AGRIFOLIA COAST LIVE OAK

CERCIS CANADENSIS
'FOREST PANSY' FOREST PANSY REDBUD

PLATANUS RACEMOSA CALIFORNIA SYCAMOREFEIJOA SELLOWIANA PINEAPPLE GUAVA

PARKINSONIA
'DESERT MUSEUM'

DESERT MUSEUMPALO VERDE

PISTACIA CHINENSIS CHINESE PISTACHELAGERSTROEMIA INDICA CRAPE MYRTLE

MUHLENBERGIA
CAPILLARIS* PINK MUHLY

COAST LIVE OAK

PLATANUS RACEMOSA CALIFORNIA SYCAMOREPLATANUS ACERIFOLIA LONDON PLANE TREEJACARANDA MIMOSIFOLIA JACARANDA

ORNAMENTAL PLANTING (IRRIGATED)
SEE PLANT LIST ON SHEET L5

RHAPHIOLEPIS UMBELLATA, WESTRINGIA FRUTICOSA)
DEBRIS BASIN (NONIRRIGARED) (HYDROSEED TOTAL AREA) SEESEED MIX ON SHEET L5IRRIGATED WILDLAND/URBAN INTERFACE PLANTING WITH 40% HAND PLANTED CONTAINER PLANTS. HYDROSEED TOTAL AREA. SEE SEED MIX ON SHEET L5 PLANTING HATCHES ARE DIAGRAMMATIC ONLY AND ARE USED TO INDICATEAREAS WHERE PLANTING WILL OCCUR. FINAL PLANT SPECIES, SIZES AND

SPACING WILL BE DETERMINED DURING CONSTRUCTION DOCUMENT PHASE USING FIRE PLAN REQUIREMENTS PER ZONE. HATCHES DO NOT REPRESENT 100% PLANTING COVERAGE OR PLANT SPACING.

PRODUCT APPLICATION RATEPromatrix BFM 3,500 lbs./acreHydropost Premium Compost 1,000 lbs./acreBiosol Forte 7-2-1 Organic fertilizer 800 lbs./acre AM 120 Mycorrhizal inoculum 60 lbs./acreTri-C Humate Soil Conditioner 400 lb./acre Seed mix as prescribed by S & S Seeds

HYDROSEED SLURRY MIX
Date: 11-11-24
Prepared by:

EMERALD

GREEN RIVER RANCH BUSINESS PARK
CORONA, CALIFORNIA L3- Landscape Conceptual Plan
1"=50'-0"
MATCHLINE - SEE SHEET L-2
MATCHLINE - SEE SHEET L-4

MAJOR ENTRY LANDSCAPE

ENHANCEMENT

ACCENT TREES ACCENT TREES

MINOR LANDSCAPEENHANCEMENT

SPECIMEN TREE

MAIN ENTRY

ENLARGEMENT A-A

MAIN ENTRY ENLARGEMENT B-B
MAIN ENTRY ENLARGEMENT A-A SCALE=1"=20'-0" MAIN ENTRY ENLARGEMENT B-B 1"=50'-0"
SCALE=1"=20'-0"

MAJOR ENTRY SIGN

MINOR ENTRY SIGN

ZERO CURB FACE

VISITOR VISITOR VISITOR VISITOR VISITOR
NO

PARKING
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN
EVCS
NO

PARKING
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

FUTURE VAN

EVCS NO

PARKING
ZERO
CURB
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV
ZERO
CURB

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

VISITOR

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR

VISITOR VISITOR VISITOR VISITOR
FUTURE
EVCS
FUTURE
EVCS
FUTURE
EVCS
BLDG. 4
BLDG. 5
PL
PL
PL
PL PL
DEBRIS BASIN TYP.

NATIVE LANDSCAPE

GRADING LIMIT
DEBRIS BASIN TYP.

DEBRIS BASIN TYP.

LOWLOW
TS
GC LOW
GC LOW

TYPE WATER USE

LEYMUS CONDENSATUS GIANT WILD RYE

SENECIO SERPENS BLUE CHALKSTICKS

AGAVE ATTENUATA FOXTAIL AGAVE

ALOE ARBORESCENS TORCH ALOEBACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH

OPUNTIA LITTORALIS PRICKLY PEAR

ORNAMENTAL PLANT LIST

BUILDING FOUNDATION PLANT LIST

WILDLAND TRANSITION PLANT LIST
(MIN. 40% OF AREA HAND PLANTED CONTAINER PLANTS, HYDROSEED TOTAL AREA) LOWLOW
LOWLOW
LOW

VERY LOW

CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM MED ACHILLEA MILLEFOLIUM COMMON YARROW LOWNOLINA SPECIES* MEXICAN GRASSTREE VERY LOW AGAVE AMERICANA* CENTURY PLANT LOW

QUERCUS AGRIFOLIA COAST LIVE OAK

RHUS OVATA SUGAR BUSH
S
GC
GC
S
SSS
GC
S
S

BOTANICAL NAME COMMON NAME

HESPERALOE PARVIFOLIUM HESPERALOE S LOW
(GROUNDCOVER, HAND PLANTED IN 1 GAL CONTAINERS)

SALVIA SONOMENSIS CREEPING SAGE
AGAVE PARRYI* ARTICHOKE AGAVE S LOW

ARCTOSTAPHYLOS EDMUNSI BIG SUR MANZANITA GC LOW

SENECIO SERPENS BLUE CHALKSTICKS GC LOW

SALVIA SONOMENSIS CREEPING SAGE

MYOPORUM PARVIFOLIUM
'PUTAH CREEK'

PUTAH CREEK MYOPORUM GC LOW

LAMPRANTHUS SPECTABILIS 'ROSE'
(DO NOT USE DIRECTLY ADJACENT

TO NATIVE/OPEN SPACE ZONES)

ROSE TRAILING ICEPLANT
GC LOW

MALEPHORA LUTEA
(DO NOT USE DIRECTLY ADJACENT

TO NATIVE/OPEN SPACE ZONES)

ROCKY POINT ICE PLANT GC LOW

BACCHARIS PILULARIS 'TWIN PEAKS' TWIN PEAKS COYOTE BRUSH GC LOWHETEROMELES ARBUTIFOLIA TOYON S LOW

UMBELLULARIA CALIFORNICA CALIFORNIA LAUREL T MED

HYDROSEED ALL FUEL MODIFICATION AREAS WITH - ORNAMENTAL, LOW GROWING NATIVE MIX WITH

ADDITIONAL EROSION CONTROL SPECIES BY S&S SEED

HYDROSEED MIX FOR WILDLAND TRANSITION/FUEL MODIFICATION ZONE

HYDROSEED SLURRY MIX

SYMBOL SIZE QUANTITY WATER USE
24" BOX LOW
24" BOX MED

QUERCUS AGRIFOLIA

BOTANICAL NAME COMMON NAME
PLANT LEGEND: TREES

QUERCUS ENGELMANNI ENGELMANN OAK

UMBELLULARIAALIFORNICA

CALIFORNIA LAUREL
AGAVE PARRYI* ARTICHOKE AGAVEAGAVE AMERICANA* CENTURY PLANT

SALVIA SONOMENSIS CREEPING SAGE

QUERCUS AGRIFOLIA COAST LIVE OAK

CERCIS CANADENSIS
'FOREST PANSY' FOREST PANSY REDBUD

PLATANUS RACEMOSA CALIFORNIA SYCAMOREFEIJOA SELLOWIANA PINEAPPLE GUAVA

PARKINSONIA
'DESERT MUSEUM'

DESERT MUSEUMPALO VERDE

PISTACIA CHINENSIS CHINESE PISTACHELAGERSTROEMIA INDICA CRAPE MYRTLE

MUHLENBERGIA
CAPILLARIS* PINK MUHLY

COAST LIVE OAK

PLATANUS RACEMOSA CALIFORNIA SYCAMOREPLATANUS ACERIFOLIA LONDON PLANE TREEJACARANDA MIMOSIFOLIA JACARANDA

ORNAMENTAL PLANTING (IRRIGATED)
SEE PLANT LIST ON SHEET L5

RHAPHIOLEPIS UMBELLATA, WESTRINGIA FRUTICOSA)
DEBRIS BASIN (NONIRRIGARED) (HYDROSEED TOTAL AREA) SEESEED MIX ON SHEET L5IRRIGATED WILDLAND/URBAN INTERFACE PLANTING WITH 40% HAND PLANTED CONTAINER PLANTS. HYDROSEED TOTAL AREA. SEE SEED MIX ON SHEET L5 PLANTING HATCHES ARE DIAGRAMMATIC ONLY AND ARE USED TO INDICATEAREAS WHERE PLANTING WILL OCCUR. FINAL PLANT SPECIES, SIZES AND

SPACING WILL BE DETERMINED DURING CONSTRUCTION DOCUMENT PHASE USING FIRE PLAN REQUIREMENTS PER ZONE. HATCHES DO NOT REPRESENT 100% PLANTING COVERAGE OR PLANT SPACING.

Date: 11-11-24
Prepared by:

EMERALD

GREEN RIVER RANCH BUSINESS PARK
CORONA, CALIFORNIA L4- Landscape Conceptual Plan
MATCHLINE - SEE SHEET L-2
MATCHLINE - SEE SHEET L-3
PARKING AREA ENLARGEMENT TYP. SCALE=1"=30'-0"
1"=50'-0"

PARKING AREA
ENLARGEMENT TYP.

SYMBOL SIZE QUANTITY WATER USE
24" BOX LOW
24" BOX MED

QUERCUS AGRIFOLIA

BOTANICAL NAME COMMON NAME
PLANT LEGEND: TREES

QUERCUS ENGELMANNI ENGELMANN OAK

UMBELLULARIAALIFORNICA

CALIFORNIA LAUREL
AGAVE PARRYI* ARTICHOKE AGAVEAGAVE AMERICANA* CENTURY PLANT

SALVIA SONOMENSIS CREEPING SAGE

QUERCUS AGRIFOLIA COAST LIVE OAK

CERCIS CANADENSIS'FOREST PANSY'

FOREST PANSY REDBUD

PLATANUS RACEMOSA CALIFORNIA SYCAMOREFEIJOA SELLOWIANA PINEAPPLE GUAVA

PARKINSONIA
'DESERT MUSEUM'

DESERT MUSEUMPALO VERDI

PISTACIA CHINENSIS CHINESE PISTACHELAGERSTROEMIA INDICA CRAPE MYRTLE

MUHLENBERGIA
CAPILLARIS*

PINK MUHLY

COAST LIVE OAK

PLATANUS RACEMOSA CALIFORNIA SYCAMOREPLATANUS ACERIFOLIA LONDON PLANE TREEJACARANDA MIMOSIFOLIA JACARANDA Date: 11-11-24
Prepared by:

EMERALD

GREEN RIVER RANCH BUSINESS PARK
CORONA, CALIFORNIA L5- Landscape Conceptual Plan

PLATANUS RACEMOSA

AGAVE AMERICANA

SENECIO SERPENS

MYOPORUM PARVIFOLIUM

AGAVE ATTENUATA

UMBELLULARIA CALIFORNICA

QUERCUS AGRIFOLIA

NOLINA NELSONII

HESPERALOE PARVIFLORA

QUERCUS ENGELMANNI
OLEA E. 'LITTLE OLLIE'

LAGERSTROEMIA 'NATCHEZ'

ALOE ARBORESCENS

RHAMNUS CALIFORNICA

LEYMUS CONDENSATUS OPUNTIA LITTORALIS

ARBUTUS UNEDO 'COMPACTA'

ROSA CALIFORNICA

BACCHARIS PILULARIS
'TWIN PEAKS'

MUHLENBERGIA CAPILLARIS

ACHILLEA MILLEFOLIUM

CARISSA MACROCARPA
'GREEN CARPET'

CERCIS CANADENSIS
'FOREST PANSY'

PARKINSONIA
'DESERT MUSEUM' PISTACIA CHINENSIS

SALVIA SONOMENSIS

AGAVE PARRYI

CISTUS X PURPUREUS FEIJOA SELLOWIANA HETEROMELES ARBUTIFOLIA

LAND ACQUISITION EXHIBIT

ZERO CURB FACE

VISITOR

VISITOR NO PARKING NO PARKING FUTURE EVCS FUTURE EVCS FUTURE EVCS FUTURE CA/
EVCS
CP/EV

CA/ CP/EV

CA/ CP/EV
CA/ CP/EV VISITOR EB SR-91 ON-RAMP GREEN RIVER ROAD

FRESNO ROAD

STREET A
PREPARED BY:

PREPARED FOR:

CITY OF CORONA

GREEN RIVER RANCH BUSINESS PA
STRIPING PLAN SEE SHEET 2

CA/ CP/EV

CA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EVCA/ CP/EV

VISITOR VISITOR VISITOR VISITOR VISITOR VISITOR

GREEN RIVER ROAD DOMINGUEZ RANCH ROAD
PREPARED BY:

PREPARED FOR:

CITY OF CORONA

GREEN RIVER RANCH BUSINESS PA
STRIPING PLAN SEE SHEET 1

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
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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
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DRAFT SUBSEQUENT EIR

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INDUSTRIAL DEVELOPMENT AND
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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

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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

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ENPLANNERS
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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 OF CONTENTS

ENPLANNERS
v
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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EXECUTIVE SUMMARY

ENPLANNERS
1-1

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.

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EXECUTIVE SUMMARY

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

83.34 acres as PA 6; and onsite roadways would be reconfigured to provide a single northsouth oriented access road (Street A), which would connect to Green River Road in the north and provide primary vehicular access to PAs 1, 2, 3, and 5. In addition to amending the land uses, the Modified Project requires City approval of a conceptual grading plan and a conceptual infrastructure plan; amendments to development standards; design Guidelines for site planning, architectural character, landscape architecture, and development phasing, financing, maintenance responsibilities, and administration of the Specific Plan.
• Tentative Tract Map No. 39763 (TTM 37963): The Modified Project requires City approval of a TTM to change the City Zoning Map consistent with GGRSP. As discussed in Section 3.2.4, the Modified Project Site is comprised of Assessor’s Parcel Numbers 101- 180-014; 101-180-015; 101-180-017; 101-180-034; 101-180-035; 101-180-037; 101-180- 038; and 101-190-034. The TTM would subdivide 154.90 acres of the Specific Plan area into nine (9) lots within PAs 1 through 6.
• Precise Plan No. 2020-0004 (PP 2020-004) (pertaining to the industrial park component of the proposed Project in PAs 1, 2 and 3): The Modified Project requires City approval of a PP to approve the final design of the proposed industrial park component of the Project within PAs 1, 2, and 3. As discussed in Section 3.2.5, the PP includes detailed site planning, architectural treatments, landscaping details, and a signage plan for the future construction of five (5) light industrial buildings within the proposed BPI land use designation. The building sizes range from 86,600 square feet to 296,737 resulting in a total of 746,167 square feet. In addition, the PP would include off-site improvements to roads and utilities impacting a total of 12.8 acres.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

1.5 TECHNICAL STUDIES AND RELATED DOCUMENTS INCORPORATED

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

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

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

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

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

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

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

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

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

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

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

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

I N D U S T R I A L D E V E L O P M E N T A N D
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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

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-19
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

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-20
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.

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-21
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

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-22
Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Threshold GEO-1: Fault
Rupture
Less than
Significant
N/A N/A Equal
GEO-2: Strong seismic ground
shaking
Less than
Significant
N/A N/A Equal
Threshold GEO-3: SeismicRelated Ground FailureLess than Significant
N/A N/A Equal
Threshold GEO-4: Landslides Less than
Significant
N/A N/A Equal
Threshold GEO-5: Soil Erosion
or Loss of Topsoil
Less than
Significant
N/A N/A Equal
Threshold GEO-6: Unstable
Soils
Less than
Significant
N/A N/A Equal
Threshold GEO-7: Expansive
Soils
Less than
Significant
N/A N/A Equal
Threshold GEO-8: Septic
Tanks
Less than
Significant
N/A N/A Equal
Threshold GEO-9: Destroy
paleontological resource
Potentially
Significant
PAL-1: 1) Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources by a qualified paleontologist or paleontological monitor. Full time monitoring of grading or excavation activities should be performed starting from the surface in undisturbed areas of very old Quaternary (middle to early Pleistocene) alluvial fan deposits, and the Tertiary-aged Sespe, Vaqueros, Santiago, and Silverado formations within the project. Paleontological monitors will be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossil invertebrates and vertebrates. The monitor must be empowered to temporarily halt or divert equipment to allow for the removal of abundant or large specimens in a timely manner. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface, or if present, are determined upon exposure and examination Less than
Significant
Equal

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-23
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

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-24
Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
facility to wet-screen the sediment. In the laboratory, individual fossils are cleaned of extraneous matrix, any breaks are repaired, and the specimen, if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g., a solution of acetone and Paraloid B-72).
4) Preparation of recovered specimens to a point of identification and permanent preservation, including screen washing sediments to recover small invertebrates and vertebrates, if necessary. Preparation of individual vertebrate fossils is often more time-consuming than for accumulations of invertebrate fossils.
5) Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the Western Science Center, 2345 Searl Parkway, Hemet, California 92543). The paleontological program should include a written repository agreement prior to the initiation of mitigation activities.
6) Preparation of a final monitoring and mitigation report of findings and significance, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location. The report, when submitted to the appropriate lead agency (City of Corona), will signify satisfactory completion of the project program to mitigate impacts to any paleontological resources.
7) Decisions regarding the intensity of the MMRP will be made by the project paleontologist based upon the significance of the potential paleontological resources and their biostratigraphic, biochronologic, paleoecologic, taphonomic, and taxonomic attributes, not upon the ability of a project proponent to fund the MMRP.

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-25
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

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

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

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

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

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

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

Less than
Significant
Equal

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-27
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

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-28
Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
• Use of other erosion control devices such as rip-rap, gabions, concrete lining, small check dams, etc. to reduce erosion in gullies and active stream channels.
• During the time that on-site soils are exposed, the soil surface shall be approximately 2 feet below the surrounding grade. Any storm water falling on exposed soils will infiltrate on site.
• To the maximum extent possible, on-site vegetation shall be maintained.
• Limit grading disturbance to essential project area.
• Limit grading activities during the rainy season.
• Balance and limit, to the extent possible, the amount of cut and fill. • Water entering and exiting the site shall be diverted through the placement of interceptor trenches or other erosion control devices. • Water shall be sprayed on disturbed areas to limit dust generation. • The construction entrance shall be stabilized to reduce tracking onto adjacent streets.
• Dikes, drains, swales or other features shall be used to divert and/or redirect runoff.

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

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

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

Threshold HYD-2:

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

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-29
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

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

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-30
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

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-31
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

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-32
Topic Impact Before
Mitigation
Mitigation Measure(s) Level of
Significance
After
Mitigation
Significance
Compared to
Approved
Project
Cumulative Less than
Significant
N/A N/A Equal
Recreation
Threshold REC-1: Existing
Recreational and Park Facilities
Less than
Significant
N/A N/A Equal
Threshold REC-2: New or
Physically Altered Recreation
and Park Facilities
Less than
Significant
N/A N/A Equal
Cumulative Less than
Significant
N/A N/A Equal
Transportation
Threshold TRA-1: Conflict
with applicable circulation
system program, plan,
ordinance, or policy.

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

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

Significant and
Unavoidable
Equal

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

EXECUTIVE SUMMARY

ENPLANNERS
1-33
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

GREEN RIVER RANCH SPA & BUSINESS PARK INDUSTRIAL DEVELOPMENT AND RELOCATION OF PCL - 1

EXECUTIVE SUMMARY

ENPLANNERS
1-34
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

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discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

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

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

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

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

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

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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.

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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
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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

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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.

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

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

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

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

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

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

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

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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.

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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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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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• 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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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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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
Planning

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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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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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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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Issue is
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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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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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(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
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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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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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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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Issue is
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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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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:

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

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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.

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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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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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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4.2 AGRICULTURAL AND FORESTRY RESOURCES

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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4.2.5 EXISITNG REGULATIONS, PLANS, PROGRAMS, AND POLICIES

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

4.2.7 ENVIRONMENTAL IMPACTS ASSOCIATED WITH THE MODIFIED

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

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

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

CITY OF CORONA
SEPTEMBER 202 4

AGRICULTURAL AND FORESTRY RESOURCES

ENPLANNERS

4.2-7
AGF-5 Involve other changes in
the existing environment,
which, due to their
location or nature, could
result in conversion of
Farmland to nonagricultural use or
conversion of forest land
to non-forest use?

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

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

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

Mitigation Measure
No mitigation measures are required.

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

CITY OF CORONA
SEPTEMBER 202 4

DRAFT SUBSEQUENT EIR

GREEN RIVER RANCH SPA & BUSINESS PARK

INDUSTRIAL DEVELOPMENT AND
RELOCATION OF PCL - 1

AGRICULTURAL AND FORESTRY RESOURCES

ENPLANNERS

4.2-8
Eliminated, Reduced, or No Changes to Impacts and No Changes to the Prior EIR are Required.

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

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

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

Mitigation Measure
No mitigation measures are required.

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

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

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

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

DRAFT SUBSEQUENT EIR

Corona City CouncilFebruary 5, 2025

Corona City Council
February 5, 2025