16 in full, in all such contracts subject to such regulations, provisions meeting the requirements of this paragraph, for such contracts in excess of $10,000.00.
56. ENVIRONMENTAL CONDITIONS
A. Air and Water
Subrecipient agrees to comply with the following requirements insofar as they apply to the performance of this contract:
-Clean Air Act, 42 U.S.C., 7401, et seq.
-Federal Water Pollution Control Act, as amended, 33 U.S.C. 1251, et seq., as amended, 1318 relating to inspection, monitoring, entry, reports, and information, as well as other requirements specified in said Section 1251 and Section 1318, and all regulations and guidelines issued thereunder.
-Environmental Protection Agency (EPA) regulations pursuant to 40 C.F.R., Part 50, as amended.
-National Environmental Policy Act of 1969.
-HUD Environmental Review Procedures (24 CFR, Part 58). -California Environmental quality Act of 1974.
B. Flood Disaster Protection
In accordance with the requirements of the Flood Disaster Protection Act of 1973 (42 U.S.C. 4001), Subrecipient shall assure that for activities located in an area identified by FEMA as having special flood hazards, flood insurance under the National Flood Insurance Program is obtained and maintained as a condition of financial assistance for acquisition or construction purposes (including rehabilitation).
C. Lead-Based Paint
Subrecipient agrees that any construction or rehabilitation of residential structures with assistance provided under this contract shall be subject to HUD Lead-Based Paint Regulations at 24 CFR 570.608, and 24 CFR Part 35. Such regulations pertain to all HUD-assisted housing and require that all owners, prospective owners, and tenants of properties constructed prior to 1978 be properly notified that such properties may include lead-based paint. Such notification shall point out the hazards of lead-based paint and explain the symptoms, treatment and precautions that should be taken when dealing with lead-based paint poisoning and the advisability and availability of blood lead level screening for children under seven.
The notice should also point out that if lead-based paint is found on the property, abatement measures may be undertaken.
D. Historic Preservation
Subrecipient agrees to comply with the Historic Preservation requirements set forth in the National Historic Preservation Act of 1966, as amended (16 U.S.C. 470) and the procedures set forth in 36 CFR, Part 800, Advisory Council on Historic Preservation Procedures for Protection of Historic Properties, insofar as they apply to the performance of this contract.
17 In general, this requires concurrence from the State Historic Preservation Officer for all rehabilitation and demolition of historic properties that are fifty years old or older or that are included on a Federal, state, or local historic property list.
57. CONFIDENTIALITY OF REPORTS. Subrecipient shall keep confidential all reports, information and data received, prepared or assembled pursuant to the performance of the Contract. Such materials shall not be made available to any person, firm, corporation or entity without the prior written consent of the City. Such materials shall not, without prior written consent of the City, be used by the Subrecipient for any purposes other than the performance of the Activity Services.
58. SAFETY STANDARDS AND ACCIDENT PREVENTION. The Subrecipient shall comply with all applicable federal, state local laws, rules and regulations governing safety, health and sanitation. The Subrecipient shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. The Subrecipient shall provide all safeguard, safety devices and protective equipment and take any other needed actions, as its own responsibility, reasonably necessary to protect the life and health of employees on the job and the safety of the public and to protect property in connection with the performance of this Contract.
59. SEVERABILITY. In the event that any provision contained in this Contract is held to be invalid, void, or illegal by any court of competent jurisdiction, the same shall be deemed severable from the remainder of this Contract and shall in no way affect, impair or invalidate any other provision contained herein. If any such provision shall be deemed invalid due to its scope of breadth, such provision shall be deemed valid to the extent of the scope of breadth permitted by law.
60. INTERPRETATION. No provision of this Contract is to be interpreted for or against either Party because that Party or that Party’s legal representative drafted such provision, but this Contract is to be construed as if it were drafted by both Parties hereto.
61. WAIVER. No breach of any provision hereof can be waived unless in writing. Waiver of any one breach of any provision shall not be deemed to be a waiver of any breach of the same or any other provision hereof. No waiver, benefit, privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual rights by custom, estoppel or otherwise.
62. TERMINATION FOR IMPROPER CONSIDERATION. In addition to the provisions of Section 22, the City may, by written notice to the Subrecipient, immediately terminate the right of the Subrecipient to proceed under this Contract if it is found that improper consideration, in any form, was offered or given by the Subrecipient, either directly or through an intermediary, to any City officer, employee or agent with the intent of securing the Contract or securing favorable treatment with respect to the award, amendment or extension of the Contract or the making of any determinations with respect to the Subrecipient’s performance pursuant to the Contract. In the event of such termination, the City shall be entitled to pursue the same remedies against Subrecipient as it could pursue in the event of default by the Subrecipient.
63. ENTIRE CONTRACT/INCORPORATION. This Contract constitutes the entire understanding and agreement of the Parties. The Recitals, the Exhibits, and other attachments
18 constitute a material part of this Contract and are hereby incorporated herein by reference as though fully set forth herein.
64. ATTORNEYS’ FEES. In the event of the bringing of an arbitration, action or suit by a Party hereto against another Party by reason of any breach of any of the terms or any intentional inaccuracies in any of the representations and warranties on the part of the other Party arising out of this Contract, the prevailing Party in such action or dispute, whether by final judgment or arbitration award, shall be entitled to have and recover all costs and expenses of suit or claim, including attorneys’ fees.
65. BENEFIT. The terms of this Contract shall be binding upon and inure to the benefit of the Parties hereto and their successors and assigns.
66. COUNTERPARTS. This Contract may be executed in counterparts. When executed, each counterpart shall be deemed an original, irrespective of date of execution. Said counterparts shall together constitute one and the same Contract.
67. LAWS GOVERNING THIS CONTRACT. This Contract shall be governed by and construed in accordance with the laws of the State of California, all applicable federal statutes and regulations as amended, and all applicable local laws.
68. NO THIRD PARTY BENEFICIARIES. The performance of the City’s and the Subrecipient’s respective obligations under this Contract are not intended to benefit any Party other than the City and Subrecipient, except as expressly provided otherwise herein.
69. USE OF RECYCLED-CONTENT PAPER PRODUCTS. To the extent practicable, Subrecipient is encouraged to reduce the amount of solid waste deposited at the County landfills, the Subrecipient agrees to use recycled-content paper to the maximum extent possible on the Activity.
19 IN WITNESS WHEREOF, the City Council of the City of Corona has caused this Contract to be subscribed by the City Manager or His Designee and subscribed by the Subrecipient, the day, month and year first above written.
CITY OF CORONA: SUBRECIPIENT:
By: By:
Jacob Ellis
City Manager
Date: Date:
Community Development Block Grant Program
Subrecipient Agreement
Exhibit A: Activity Detail
RECIPIENT INFORMATION
Agency Name:
Contact Information:
FEDERAL AWARD INFORMATION
Federal Awarding Agency Name:
U.S. Department of Housing and Urban Development
Assistance Listing Title:
Community Development Block Grants / Entitlement Grants Assistance Listing Number:
14.218
Federal Award Identification Number (FAIN):
B-25-MC-06-0573
SUBRECIPIENT INFORMATION
Agency Name:
Agency Type:
Unique Entity Identifier (UEI):
Tax ID Number (TIN):
Contact Person:
Authorized Official:
SUBAWARD INFORMATION
Version:
1.0 Fiscal Year:
2025-2026
Start Date:
07/01/2025
End Date:
06/30/2026
Indirect Cost Rate:
Funding Amount:
Amount Previously Approved $0
Amount Approved by this Action
Total Amount Approved
Community Development Block Grant Program
Subrecipient Agreement
Exhibit A: Program Detail
ACTIVITY INFORMATION
Activity Name:
Eligibility Citation:
National Objective Citation:
Objective:
Outcome:
R&D:
No
PERFORMANCE MEASUREMENT PLAN
Start Date:
07/01/2025
End Date:
06/30/2026
Activity Description:
Performance Goal: Performance Indicator:
Accomplishments % Target Date
25% 9/30
50% 12/31
75% 3/31
100% 6/30
Disbursement of grant funds shall be proportional to the Subrecipient’s progress in meeting the activityspecific performance measures outlined in the Performance Measurement Plan. The City shall not disburse funds at a rate that exceeds the Subrecipient’s demonstrated progress toward these performance targets. This requirement shall no longer apply once the Subrecipient has achieved as least ninety percent (90%) of the specified performance measurements.
Community Development Block Grant Program
Subrecipient Agreement
Exhibit A: Program Detail
ACTIVITY BUDGET
No expenses may be incurred under this Agreement until it has been fully executed. Additionally, the Subrecipient is advised to review Section 5 of this Agreement, which outlines specific conditions that must be met prior to the disbursement of program funds.
All reimbursement requests must be received by no later than 5:00 p.m. on July 10, 2026. Requests submitted after this deadline will not be paid.
To ensure compliance with federal timeliness requirements, the Subrecipient must submit sufficient documentation to justify reimbursement of at least seventy-five percent (75%) of the total grant funds by April 10, 2026, for expenses incurred through March 31, 2026 (the “Timeliness Test Date”). If the City is unable to reimburse at least 75% of the grant by this date, the City reserves the right to deobligate the shortfall. Any deobligated funds will be removed from this Contract and shall not be available for reimbursement.
2025-2029
Consolidated Plan
Agenda Item 8.1
Karen Roper
Housing & Homeless Solutions Manager
July 2, 2025 Page 530 of 622
Discussion
Consolidated Plan Overview
Consolidated Plan Process
Consolidated Plan Strategies
2025-2026 Action Plan Projects
Residential Rehabilitation Program
HUD increase to HOME-ARP (American
Rescue Plan) funding
Overview
Purposes of the
Consolidated Plan
HUD Planning Documents
*Program Year 2025-26 2026-27 2027-28 2028-29 2029-30
5-Year
Consolidated
Plan
Action Plan
Consolidated
Annual
Performance
Report
Action Plan
Consolidated
Annual
Performance
Report
Action Plan Action Plan
Consolidated
Annual
Performance
Report
Action Plan
Consolidated
Annual
Performance
Report
*The Program Year is July 1, 2025 – June 30, 2026.
Consolidated
Annual
Performance
Report
Citizen
Participation
Plan
Process
Process followed to develop
the Consolidated Plan
Plan Development
August – September 2024
Data Analysis, Mapping and Preparation for Community
Engagement Process
October 2024
Citizen Participation Plan updates
Resident Survey – 2,583 responses
Stakeholder and Resident Community Meetings at City Hall (English and Spanish)
November – December 2024
Analysis of community engagement results
Draft priorities and strategies
Plan Development
February – April 2025
Data Analysis, Mapping and Preparation for
Community Engagement Process Annual Action
Plan; issued Notice of Funding Availability
launched
May – June 2025
Draft Plan posted for public review & comment
July 2025
Public Hearing
Submission to HUD
Implementation of new CDBG and HOME
activities begins
Citizen Participation
➝ Notice via City website, Social Media, and physical postings ➝ The draft documents were available for public review
beginning June 2, 2025 at: www.CoronaCA.gov/CDBG with
hardcopies available for review in the City Clerk’s Office and at the Corona Public Library
➝ The public was advised of the public hearing and
encouraged to submit comments via email to:
[email protected]
Strategies
Draft Consolidated Plan Strategies
July 1, 2025 through June 30, 2030
The Consolidated Plan Strategies
01 02
03 04
Affordable
Housing
Public
Services
Community
Facilities
Infrastructure
Prevent and eliminate homelessness; Increase the supply of affordable housing; Preserve the supply of affordable housing
Provide public services for low-income residents and residents with special needs Improve community facilities: Parks and recreation, youth center and healthcare facilities; cleanup of abandoned lots
Improve infrastructure: Street & sidewalk improvements
Affordable Housing
Supply
Tenant-Based Rental Assistance,
Acquisition, Rehabilitation, or
Construction of rental housing including
Permanent Supportive Housing
Preservation
Code Enforcement
Residential Rehabilitation Program
Public Services
Each Year
➝ Fair Housing
Years 1-5: Implementation & Completion of 2025-2029 Public Service Grants
➝ Big Brothers-Big Sisters - Bridging the gap with youth and mentors ➝ Inspire Life Skills Training - Build youth resiliency and self-sufficiency ➝ Starting Over Inc. - Employment and readiness training ➝ Voices For Children - Youth advocate program
Community Facilities
Acquisition, Construction, or Rehabilitation of:
• Emergency Shelter
• Parks
• Senior Centers
• Other eligible community facilities
Infrastructure
Rehabilitation or Reconstruction of:
• Alleyways
• Streets
• Sidewalks
• ADA Accessibility Improvements
• Infrastructure in support of Affordable Housing
• Other eligible infrastructure projects
Action Plan
Proposed uses of CDBG and HOME funds
for the program year beginning July 1, 2025
CDBG Activities
1. Fair Housing Council: Fair Housing $34,594
2. Big Brothers Big Sisters: Mentoring Program $32,048
3. Inspire Life Skills Training: Hope, Corona $32,048
4. Starting Over, Inc: Employment Readiness $32,048
5. Voices For Children: CASA Program $32,048
6. City of Corona: Housing Code Enforcement $100,000
7. City of Corona: Public Works ADA Compliance $605,426
8. CDBG Program Planning and Administration $217,052
TOTAL: $1,085,264
HOME Activities
1. Tenant-Based Rental Assistance $306,979.70
2. Community Housing Development Organization
(CHDO) Set-Aside $61,395.94
3. HOME Program Planning and Administration $40,930.63
TOTAL: $409,306.27
Residential
Rehabilitation Program
Revised Program Guidelines
Updated RRP Guidelines
1. Increased maximum loan for single-family homes
and condos from $25,000 to $50,000
• Loan is 0% interest, forgivable over 20 years
2. Added a maximum $50,000 grant for mobilehome
units owned and occupied by a low-income
registered owner
3. Added HUD’s Radon Gas testing requirements to
identify potential hazards for occupants
4. Partnering with LDM for online application and
rehabilitation case management system via
Neighborly Software
HOME American Rescue Plan
(HOME-ARP)
HUD notified City of Grant Increase
Amendment to HOMEARP Allocation Plan
HOME-ARP Allocation Plan adopted by City Council on May 4, 2022 allocated funds to support the development of
affordable rental housing units
The original plan allocated $1,799,854
In June 2025, the City was notified that HUD discovered an error in the allocation amount
Corona’s grant increased by $2,019 from $ 1,799,854 to
$1,801,873
With City Council approval, the City Manager may execute the revised grant agreement with HUD to receive the
additional funds Page 550 of 622
QUESTIONS?
(951) 847-6348
[email protected]
www.CoronaCA.gov/cdbg
Definition of Low-and
Moderate-Income
▪ A person whose family
earns less than 80
percent of area median
income, adjusted for
family size
DATE: 07/02/2025
TO: Honorable Mayor and City Council Members
FROM: Economic Development Department
2025-280
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
NORTH MALL REDEVELOPMENT OPTIONS REVIEW
EXECUTIVE SUMMARY:
This staff report asks the City Council to provide feedback and direction on the North Mall Redevelopment conceptual scenarios prepared by staff and an architectural consultant.
The purpose of this action is to identify a preferred level of development intensity that balances revitalization objectives with community compatibility and long-term fiscal sustainability.
RECOMMENDED ACTION:
That the City Council:
a. Receive and file the Conceptual Master Plans; and
b. Select a preferred development intensity; and
c. Direct the City Manager to initiate development of the entitlement process for the selected development option, including further planning studies and environmental reviews as needed.
BACKGROUND & HISTORY:
The North Mall site, located at the Northeast corner of 6th and Main Streets has a site area of approximately, 9.6 acres and 7.7 acres of developable area. With strong direction from the Council and significant community input over multiple years, it was identified as a critical catalytic project of the City’s long-term Downtown Revitalization vision, as outlined in the 2020–2040 General Plan, the 2022 Downtown Revitalization Plan, and the adopted Downtown Design Guidelines. Recognized as a strategic infill opportunity, the site is envisioned to become a pedestrian-oriented, mixed-use destination that serves as a cultural, residential, and economic hub for the community. The ultimate goal for this project is to spur an overall redevelopment effort within the core of the historic Corona to rebuild a vibrant downtown.
In May 2025, a conceptual master planning study for the site was prepared with the assistance of an architectural consultant, Arcadis, providing four development options with varying levels of intensity. The intent of these scenarios is to frame potential buildout configurations and inform policy direction from the City Council on future entitlement and implementation efforts.
The design philosophy for this project is to draw from the significant buildings of Corona’s past, those historic buildings that were demolished in the gradual redevelopment of the downtown area in the first half of the 20th century. This “Corona Revival” style will rely on honest building materials, such as brick, tile, wood, and historic architectural proportions to recreate the original look and feel of what was originally the core of civic, employment, shopping, and dining life for residents. This project will balance architectural consistency with the downtown, while providing updated flexibly commercial space and new housing opportunities in the historic heart of the city.
This project will be a model for continued private redevelopment in the area for decades to come, which fosters the need to design this project in a thoughtful manner to provide an example for the projects that will follow and reinforce the revitalization of downtown.
ANALYSIS:
The master planning process evaluated four different development scenarios of progressively increasing intensity. Each development option includes three components:
retail, housing, and a hotel.
Retail (including dining, entertainment, and commercial) is essential to creating a vibrant, walkable area and to restoring Downtown Corona as an active regional shopping and dining destination.
Housing adds new residents and introduces new housing options downtown, which supports both existing and future retail, while helping to sustain the economics of the overall redevelopment effort. New housing in the downtown core, in the form of mixed-use projects that include retail, dining and employment opportunities, has been the centerpiece of downtown planning efforts for more than thirty years across General Plan updates, the Downtown Revitalization Plan and, most recently, the Downtown Corona Revitalization Specific Plan. More residents downtown helps support the current and future businesses in the area, provide passive observation and security, and helps establish downtown as a worthwhile
place to invest, work, and play. Affordable housing as a part of the new housing development is also a necessary component as housing funds were used to purchase some of the retail suites in the North Mall in the early 2000’s when the initial redevelopment efforts were undertaken. Affordable housing intermixed with market rate housing provides an opportunity to ensure that the affordable component won’t appear inconsistent or out of character with the market rate housing.
The final component, a boutique hotel, is intended to initially support Corona Regional Medical Center and other nearby medical uses, such as City of Hope, by providing accommodations for traveling medical professionals and the friends and families of patients. The hotel will also enhance the viability of downtown’s retail and dining offerings.
A summary of each development option is presented below.
Option
Floor Area
Ratio
(FAR)
Housing
Units
Hotel
Rooms
Commercial
Space
Parking
Stalls
1 0.77 138 108 73,200 sf 681
2 1.09 196 144 107,300 sf 962
3 2.00 452 224 143,900sf 1,709
4 2.99 772 224 179,400sf 2,485
Option 1 presents retail area, comparable in scale to the existing site, with a modest addition of housing to create a mixed-use project. This project would provide new vitality in the downtown core by providing modern flexible retail space, improved outdoor public plazas for event programing and dining opportunities, and new housing. This option, being the smallest, is the most consistent with today’s downtown and may set a tone of keeping future developments smaller than what is permissible and may limit the overall positive impact to the downtown core and city in general.
Options 2 and 3 present development options of increasingly larger scale, and are consistent with the vision for the North Mall as presented in the Downtown Specific Plan and previous direction to develop a mixed use development at this site. These options scale up the amount of commercial space and housing units in order to provide the support for a more vibrant and active development. They reflect the vision that the new buildings constructed in this effort will serve the residents of Corona for 50-100 years, and will set a standard for the type of downtown envisioned for the future.
Option 4 was prepared as a part of this master planning exercise to show what the theoretical maximum development possible under the existing development standards.
This option is not considered by staff to be a viable redevelopment option for the North Mall.
Any of the viable options, 1, 2 or 3, will inject new life into the downtown core and will demonstrate that additional private investment in the area is worthwhile. Each option will also add a new housing option in the downtown for individuals looking for urban housing without private yard space, which can include first time buyers or older households looking to downsize. All of the housing options are planned to include amenities, such as gyms, community spaces, pools and patio spaces, to provide recreation and private outdoor spaces. The hotel to support the current and future CRMC facility, and to support future tourism and business travel, will also add a unique and supportive element to the site for businesses in the area.
Once the City Council provides guidance about the options from the four presented, or a hybrid of the options, staff will begin the development of the plans and technical studies, such as traffic and infrastructure impact studies, needed to present the project to the Planning Commission for entitlements. This entitlement effort will increase the value of the project for a private development as it removes the time and monetary costs of working through the Planning Commission process, and removes uncertainty by providing a guarantee of a specific project that the City supports and that can be built. This city-run effort, most importantly, guarantees that the City will get a project that is best suited to the area and consistent with the City Council’s vision and direction for this key initial step in building a downtown Corona for today and for the future.
Concurrent with the development of the refined plans, staff will continue to vet the final project through consultations with technical consultants and, most importantly, with experienced developers to refine the design to guarantee an achievable project.
Once the City has an entitled project that is ready to build, staff will commence a competitive selection process to identify a development partner. The City will be working to identify a highly experienced development that understands the local economy, understands the community, and supports the City’s vision for the downtown. The City Council will have full oversight of this selection process and the eventual development agreement with the development.
FINANCIAL IMPACT:
There is no financial impact from the selection of a development option. The anticipated cost for preparation of the entitlement package is available in the Fiscal Year 2026 budget.
ENVIRONMENTAL ANALYSIS:
Each of the presented development options is consistent with the general development assumptions for the site included in the City’s General Plan. Once a development option is selected and as the entitlement plans are fully developed, there may be the need to prepare various technical studies to analysis specific elements of the project to ensure all impacts of the project are analyzed and appropriately mitigated.
PREPARED BY: JOEL BELDING, ECONOMIC DEVELOPMENT DIRECTOR REVIEWED BY: JUSTIN TUCKER, ASSISTANT CITY MANAGER
ATTACHMENTS:
1. Exhibit 1 – City Council Presentation
Joel Belding
Economic Development Director
July 2, 2025
That City Council
provide feedback and
direction for a mixeduse development at
the North Mall
•History
•Redevelopment options
•Request for direction
•Next steps
•History
•Redevelopment options
•Request for direction
•Next steps
2024 2025
5 2004 2018 2020 2022
2018 DDA W/ LAB for
redevelopment of North
Mall
Mar 2024 - Council Direction to
“Continue acquiring properties and
redevelop the North Mall into a
thriving, vibrant, mixed-use
development with retail, residential,
and commercial components.”
History
6 th Street Corridor
Oct 2022 - Downtown
Revitalization Plan adopted.
2004 Adoption of City General Plan,
which includes mixed use
development on site
City Redevelopment Agency began
acquiring properties in North Mall
Dec 2024 – Adoption of
Downtown Specific Plan, with
design standards and a land use
plan for a mixed-use
development in the North Mall
2020 Updated General Plan
with mixed use development
proposed on North Mall
2025 Council direction to
start conceptual work and
entitlement for mixed use
development on North
Mall
Site Description
• Bounded by
• 6
th & 4th
• Main & Ramona
• 7.8 – 9.6 acres
• Existing 115,000 s.f. strip
mall
• Office building additional
36,000 s.f.
Constraints
• Housing a required
component
• Housing Authority Funds
• Surplus Lands Act
• City does not own all the
parcels
7 Grocery Store
CRMC
City of Hope
Project Site
•History
•Redevelopment options
•Request for direction
•Next steps
• Reviewed resident preferences and
community input
• Evaluated current market trends in
similar-scale developments
• Built data-driven concepts (viable mix of
sizes, use types, construction types, etc.)
• Met with architects, real estate
consultants, & five developers to vet
concepts for viability
16 Commercial/Residential
25 • 73,200 square feet of retail,
dining, entertainment
• 138 Apartments/Condos - some
affordable
• 108 Room Hotel
• Support Spaces
• Surface and Structured Parking (681)
• 2-5 Stories
27 • 107,300 square feet of
retail, dining, entertainment
• 196 Apartments/Condos -
some affordable
• 144 Room Hotel
• Support Spaces
• Surface and Structured Parking (962)
• 2-5 Stories
29 • 143,900 square feet
of retail, dining, entertainment
• 452 Apartments/Condos -
some affordable
• 224 Room Hotel
• Support Spaces
• All Structured Parking (1,709)
• Includes property not owned by the
City just for planning purposes
• 4-8 Stories, with 1-2 Story elements
31 • 179,400 square
feet of retail, dining, entertainment
• 772 Apartments/Condos -
some affordable
• 224 Room Hotel
• Support Spaces
• All Structured Parking (2,485)
• Includes property not owned by
the City just for planning purposes
•History
•Redevelopment options
•Request for direction
•Next steps
34 Commercial
Space
73,200 s.f. 107,300 s.f. 143,900 s.f. 179,400 s.f.
Housing Units 138 196 452 772
Hotel rooms 108 144 224 224
Parking stalls 681 962 1,709 2,485
Max Stories 5 5 8 25
*Numbers presented are approximate for comparison of scale. Final counts will be determined in the entitlement process Page 591 of 622
•History
•Redevelopment options
•Request for direction
•Next steps
What works
best here?
1. Downtown
Revitalization Plan
2. Downtown
Specific Plan
3. Market viability:
Retail
Commercial
Housing
Site Planning
1. Project Concept
Architecture
Layout
Open space
Parking
Phasing
2. Most viable
and beneficial option
Entitle project
1. Public input
2. CEQA Clearance
3. Commission
review
Development
Partner
1. Outreach
2. SLA
3. Negotiations
4. DDA
Spring 2026 Summer 2026 Fall 2026
39 Summer 2025 Fall 2025 Winter 2026
Commence Phase
1 demolition work
Identify a development partner
Commence entitlement process
Assist remaining
tenants in City-owned
buildings with
relocation
Continue working with
remaining owners on
acquisitions
Refine project design
Complete demolition work
Development Agreement
Site Preparation
That City Council
provide feedback and
direction for a mixeduse development at
the North Mall
DATE: 07/02/2025
TO: Honorable Mayor and City Council Members
FROM: Economic Development Department
2025-252
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
DESIGNATION OF AN ENTERTAINMENT ZONE FOR THE HUB.
EXECUTIVE SUMMARY:
This staff report seeks City Council direction on whether to designate The Hub., also known as the South Mall, as an “Entertainment Zone” under Senate Bill 969 (SB 969). In addition, staff requests input on whether to proceed through a stand-alone ordinance specific to The Hub., or by amending the City’s Municipal Code to create a framework for Entertainment Zones citywide.
RECOMMENDED ACTION:
That the City Council provide direction to staff on the following:
a. Whether to designate portions of The Hub. as an Entertainment Zone pursuant to SB 969.
b. Whether staff should return with:
i. A stand-alone ordinance specifically designating portions of The Hub. as an Entertainment Zone, or
ii. A broader amendment to the City’s Municipal Code allowing for the establishment of Entertainment Zones citywide.
BACKGROUND & HISTORY:
The Hub., also known as the South Mall, is a city-owned property that is designated in the Downtown Revitalization Plan as a center for entertainment and dining in the downtown. It has the potential to serve as a vibrant public space for community events and activities. The City is actively recruiting tenants for this center and has identified some potential conflicts with planned alcohol sales within common areas.
Senate Bill 969 (SB 969), signed into law by Governor Gavin Newsom on September 28, 2024, authorizes local governments to designate “Entertainment Zones” where licensed bars and restaurants can sell alcoholic beverages for consumption on public streets and sidewalks during special events. This legislation aimed to revitalize downtown areas and stimulate local economies by increasing foot traffic and supporting hospitality businesses.
ANALYSIS:
As previously presented to Council, The Hub. will support potentially up to 18 tenants, with some of those intending to serve alcohol alongside their food menus. Approximately 14 of those potential tenants will have access to a common outdoor patio area, also known as the “backyard,” located along Ramona Avenue. As a key feature of The Hub., the “backyard” patio space will be used for outdoor dining for tenants that occupy the inline building and the food hall.
With multiple tenants desiring to serve alcohol in a common space, the overlap of alcohol licenses presents some regulatory challenges for Alcoholic Beverage Control (ABC) licensing. Typically, each ABC license applies to a defined, exclusive space for each tenant. Partitioning the “backyard” space into separate and exclusive spaces for each tenant would diminish the unique opportunity to have a community space that is shared between all of the tenants, many of which will not have outdoor spaces on their own.
Similar to the “backyard” space, tenants within the inline building along Sixth Street will share a common patio space on the parking lot side of their suites. Rather than divide these common spaces, staff are recommending that, to the extent possible, these spaces remain flexible and open to serve multiple tenants.
SB 969 allows cities to designate a defined area as an Entertainment Zone, where alcohol could be served in a common area. Applying the Entertainment Zone designation to the Hub. would simplify the potential overlap of alcohol licensees, remove the need to partition the backyard space, and allow the patio space in front of the 6th street tenants to serve multiple tenants. Both of these spaces are fenced and will only be served by properly licensed restaurants, which will allow for safe operations while these businesses are open.
The designation and its allowances are proposed seven days a week from 7:00 a.m. to 1 a.m. for unrestricted alcohol consumption, allowing each food and beverage operator to serve its full menu outside or for customers to carry food and drinks outside. This designation does not require service between these hours but simply allows tenants to propose service within this designated time, as appropriate for the individual business plans for each tenant.
While the designation of an Entertainment Zone will allow for flexibility related to the licensing for the food and beverage providers, it does not eliminate the need for each business to seek approval from the Planning & Development Department to sell alcohol, with the opportunity to regulate each business as needed to maintain public safety, including hours of service inside and in the common outdoor spaces.
This designation could also allow for special events to be held within the newly renovated parking lot. Staff is proposing to designate this area for alcohol consumption during special events, but only when the parking lot has temporary fencing and additional security in place, as required by Alcoholic Beverage Control.
The designation of an Entertainment Zone requires the City Council action. There are three options for Council consideration. The first option is to not designate the Hub. as an Entertainment Zone. The second is to adopt a stand-alone ordinance that designates only The Hub. as an Entertainment Zone. The third option is to direct staff to prepare a Municipal Code Amendment to establish a designation process citywide for other sites to apply for the Entertainment Zone designation.
Staff recommend the second option - a single purpose ordinance applicable only to the Hub. (including the parking lot). Designating this area as an Entertainment Zone would address the potential conflicts in ABC licensing, align with the goals of SB 969, and capitalize on the opportunity presented with these common use areas within the Hub. Any future requests to designate an area as an Entertainment Zone would require separate review and City Council consideration.
If directed to proceed with this designation, staff will prepare an ordinance for Council consideration.
FINANCIAL IMPACT:
There are no immediate financial impacts associated with the adoption of this resolution.
Potential revenue generation may result from increased business activity during events held within the Entertainment Zone.
ENVIRONMENTAL ANALYSIS:
This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action involves the establishment of an entertainment zone as defined by state law that allows for consumption of alcohol outside within defined area and there is no possibility that this action will have a significant effect on the environment. Therefore, no environmental analysis is required.
PREPARED BY: TERESA MARYANSKI, ECONOMIC DEVELOPMENT
ADMINISTRATOR
REVIEWED BY: JOEL BELDING, ECONOMIC DEVELOPMENT DIRECTOR ATTACHMENTS:
1. Exhibit 1 – Presentation
Joel Belding
Economic Development Director
July 2, 2025
Why The Hub. Needs This
The Hub. will host up to 18 tenants, many planning
to serve alcohol.
Shared patio spaces (“The Backyard” and Sixth
Street frontage) require regulatory flexibility.
Designation prevents fencing off shared spaces—
preserving a unified and vibrant environment.
2
•Signed into law by Governor Newsom on September
28, 2024.
•Authorizes cities to designate “Entertainment Zones”
for outdoor alcohol consumption during special
events.
•Aims to revitalize downtowns, stimulate foot traffic,
and support local hospitality businesses.
3
4 • Common patio space
for daily operations
• Parking Lot available
for special events
Built-in Safeguards
Only licensed operators can serve in these areas.
Outdoor areas are fenced and controlled.
Hours allowed: 7:00 a.m. – 1:00 a.m., but each tenant sets their hours.
ABC and City retain permitting and enforcement authority. Special event use of parking lot subject to fencing and security.
5
That City Council:
1. Designated portions of
The Hub. as an
Entertainment Zone
pursuant to SB 969.
2. Direct staff to return
with a stand-alone
ordinance specific to
The Hub.
DATE: 07/02/2025
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2025-266
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
REQUEST BY COUNCIL MEMBER SPEAKE TO EXPLORE OPTIONS TO REDUCE
THE NUMBER OF FEATHER FLAGS ALLOWED ON A PROPERTY AND LIMIT
FEATHER FLAGS TO SPECIAL EVENTS
EXECUTIVE SUMMARY:
This staff report asks the City Council to provide direction on amending the Zoning Code in Title 17 of the Corona Municipal Code placing restrictions on the use of feather flags.
Feather flags are used by commercial establishments to attract attention and advertise the services or special promotions of the business on the property where the feather flag is located.
RECOMMENDED ACTION:
That the City Council provide direction to amend the Zoning Code placing restrictions on the use of feather flags in the City.
BACKGROUND & HISTORY:
City Council Request
At the City Council meeting on March 19, 2025, Council Member Speake requested that the Council engage in further discussion on limiting the number, duration, and use of feather flags in the City. Council Member Speake talked about the possibility of limiting feather flags to no more than five flags per property, limiting the use to special events,
and limiting the display to no longer than 60 days within 12 consecutive months. The majority of the City Council agreed they were open to further discussion on this topic.
Regulation of Feather Flags
Corona Municipal Code (CMC) Chapter 17.74 establishes the rules for signage within the City. Section 17.74.080 describes the permit for temporary flags, banners, pennants, and devices to attract attention. Feather flags would fall into the category of a device used to attract attention.
Table 1 lists the permit required and duration allowed by the CMC for temporary devices used to attract attention.
Table 1
Permit Requirement for Temporary Devices Used to Attract Attention Type of Temporary
Device
Annual
Permit
# Allowed Duration
w/in
consecutive
12 months
Banner (attached to the
building)
Banner Permit 1 per business 180 days
Rooftop mounted balloon,
pennants, spinners,
tethered balloons, or similar
devices (would include
feather flags)
Temporary
Use Permit
Rooftop balloon (1 per
business)
Feather Flags (10 per property)
No limit on other devices.
120 days
Same as above, if
associated with a special
event requiring a special
use permit.
Special Use
Permit
Same as above 180 days
Feather flags are permitted by a Temporary Use Permit (TUP). In 2010, the City established a policy on the number of feather flags allowed on a property, since the CMC does not limit the quantity for similar devices. The City’s policy for allowing feather flags by TUP includes the following conditions:
Advertising sleeves shall be maintained in a clean and orderly fashion and not torn or faded.
Flags shall be spaced at least 15 feet apart.
No more than 10 flags shall be allowed per property and/or commercial center.
The message placed on the feather flag is not regulated by the CMC, unlike a banner which is limited to advertising a special sale, grand opening, or promotion. However, the message on the feather flag shall be related to the nature of the business on the premises it is located and not a business in a different location than the feather flag.
Temporary Use Permits Issued for Feather Flags
The following shows the number of TUPs issued for feather flags since 2022. Year 2022: 12 permits
Year 2023: 22 permits
Year 2024: 29 permits
The overall average number of feather flags per permit is three.
ANALYSIS:
To establish specific regulations for feather flags, outside of the general definition provided for TUPs, and similar to the concise rules for a banner issued by a banner permit, the sign ordinance in CMC Chapter 17.74 would need to be amended.
The amendment would establish specific, objective standards to permit feather flags, removing any vagueness that could be construed from the description provided by the TUP. Specific regulations for feather flags, like banners, can include the following:
limit the number of flags per property,
limit the number of days within a consecutive 12 months, limit the height, and
limit message to special events, if properly defined.
The amendment to the sign ordinance is a public hearing and requires the Planning and Housing Commission to make a recommendation to the City Council. The amendment would require the adoption of an ordinance by the City Council.
FINANCIAL IMPACT:
A text amendment to the Zoning Code is $6,273 according to the City’s adopted fee schedule. The fee is based on the number of hours used by staff to process the amendment. However, no application fee will be associated with this amendment since the amendment is initiated by the City.
ENVIRONMENTAL ANALYSIS:
This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from the CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This request is for staff to receive policy direction from the City Council and will not have a significant effect on the environment. Therefore, no environmental analysis is required.
PREPARED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR ATTACHMENTS:
1. Exhibit 1 - Feather flag power point presentation
2. Exhibit 2 - Future agenda item request from Council Member Speake
Joanne Coletta
Planning and Development Director
July 2, 2025 Page 612 of 622
The City Council provide direction to
amend the Zoning Code placing
restrictions on the use of feather flags.
City Council Request
• March 19, 2025
• Council Member Speake requested further discussion
on limiting the number, duration and use of feather
flags.
Permit Requirement: Temporary Devices to Attract Attention • Sign Ordinance describes the permit for:
• Temporary flags
• Banners
• Pennants
• Device used to attract attention
Permit Requirement for Temporary Devices Used to Attract Attention Type of Temporary Device Annual Permit # Allowed Duration w/in consecutive 12
months
Banner
(attached to the building)
Banner Permit 1 per business 180 days
Rooftop mounted balloon,
pennants, spinners, tethered
balloons, or similar devices*
(*includes feather flags)
Temporary Use
Permit
Rooftop balloon (1 per business)
Feather Flags (10 per property
established by city policy)
No limit on the quantity of other
devices.
120 days
Same as above, if associated
with a special event requiring a
special use permit.
Special Use Permit Same as above 180 days
Feather Flag Policy Under Temporary Use Permit (TUP)
• Established in 2010
• Advertising sleeves shall be maintained in a clean and orderly fashion and not torn or faded.
• Flags shall be spaced at least 15 feet apart.
• No more than 10 flags shall be allowed per property and/or commercial center.
TUPs issued for Feather Flags
Year # of Permits
2022 12
2023 22
2024 29
Overall Avg: 3 flags per permit
• 5 feather flags per property
• 60 days of display within consecutive 12 months
• Limit use to special events
Amend Zoning Code, Sign Ordinance to:
• Establish permit process for feather flags
• Establish objective standards
EXAMPLES FOR THE CITY COUNCIL TO CONSIDER
Objective Standards Example Proposed Example
Annual permit Feather Flag Permit
# of flags allowed 5 per property
# of days allowed 60 days within a consecutive
12 months
Flag height 8’, 10’, 12’, or 16’ (?)
When feather flags can be
used
Used for special events for a
special sale, promotion, or
grand opening.
• Anticipated Completion
• 4 to 6 months
The City Council provide direction to
amend the Zoning Code placing
restrictions on the use of feather flags.
Future Agenda Item Request Form
Future agenda items should be limited to new issues that emerge during the course of the year that are urgent and cannot wait until the next priority setting session of Council before requiring action.
Name: Wes Speake
Date: 3/12/2025
Title Name/Topic: Feather Flag Permit Amendments
Background
1. What is the purpose for the request i.e. what you are trying to achieve or do? I understand that we allow 10 per property for up to 120 days. o How many permits do we issue a year? Y2022: 12 permits, Y2023: 22 permits, and Y2024: 29 permits.
o How often are permits for 10 vs some other #? The average number of flags per permit is 3.
o I know maintaining condition is requirment in the permit, do we regular inspect those or are visits happenstance? The conditions of the flags are normally inspected by Code Compliance during field visits to ensure the flags are erected with a valid permit.
o Can the flags stay out for 120 days straight or does it have to broken up? Both options are allowed as long as the number of days in a 12 month period does not exceed 120 days.
o Can I get a copy of a permit, a representative sample? The following link will take you to the city’s application that is available online TEMPORARY USE PERMIT v2.doc
2. What is the scope of the work you wish to see done?
Explore changes to reduce the # of flags and time to limit to special events not a regular feature
3. Does this request align with the City’s Strategic Plan? How? #5 Sense of Place
4. What is the desired timeline to have the issue considered by Council? Soon
5. Is the issue urgent requiring action before the next priority setting session of Council (Fall Workshop)?
Yes
Staff Section (To be completed by staff)
Approximate Staff Time Required: 27 Hours
Approximate Cost: $ 6,273
DATE: 07/02/2025
TO: Honorable Mayor and City Council Members
FROM: Council Member Richins
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
APPOINTMENT TO THE HISTORIC PRESERVATION BOARD
EXECUTIVE SUMMARY:
The Historic Preservation Board is a newly established advisory body. Applications for appointments were submitted to the Office of the City Clerk and reviewed by the City Council.
I will announce my appointment at July 2, 2025, City Council meeting. The appointment will become effective after the live scan clearance and the Oath is administered by the City Clerk.
RECOMMENDED ACTION:
That the City Council approve the appointment to the Historic Preservation Board.