PUBLIC WORKS
14. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.
15. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Planning and Development Department, Development Services Division.
16. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.
Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.
17. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.
18. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.
19. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.
20. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.
21. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.
22. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the City Engineer.
23. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format. Prior to approval of the final WQMP, the applicant shall ensure that DMAs D-2, E-1, and E-2 comply with the approved guidance document.
24. Prior to the issuance of the first Certificate of Occupancy, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.
25. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future homeowners and/or occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.
26. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.
27. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the City Engineer.
28. Prior to map recordation or approval of any improvement plans, the applicant shall submit a detailed hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site.
TTM2024-0002 4 of 7 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
29. Prior to recordation of the final map or approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All residential lots shall drain toward the street or alley. Lot drainage to the street or alley shall be by side yard swales or by an underground piping system.
All areas requiring treatment shall drain toward an approved water quality or drainage facility. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.
30. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the City Engineer.
31. Prior to final map recordation or issuance of a building permit, whichever comes first, the applicant shall offer for dedication all required street right-of-way along Avenida Del Vista per the collector street standard (34-foot half width) and Via Del Rio per the secondary street standard (44-foot half width). Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the City Engineer.
32. Prior to map recordation, the applicant shall rededicate the underlying fee ownership in Via Del Rio and Avenida Del Vista, unless otherwise approved by the City Engineer.
33. Prior to final map recordation, the applicant shall release and relinquish all vehicular access rights to the City of Corona along Avenida Del Vista and Via Del Rio, except at approved intersections.
34. Prior to recordation or approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All driveways and driveway spacing shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans.
b) Under grounding of existing and proposed utility lines, other than overhead utility lines. c) Installation of street lights as required per City of Corona standards and undergrounding of street light conduit. d) All other public improvements shall conform to City of Corona standards.
35. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.
36. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.
37. Prior to acceptance of improvements, the City Engineer may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.
38. Prior to recordation of the final map, the developer shall pay fair share of the full cost to the County of Riverside Transportation Department for the off-site improvements as defined in the Traffic Impact Analysis. These improvements shall include: new traffic signals at the following locations Via Del Rio / Paseo Grande (5.8%) this fair share amount shall be collected for the purpose of a future Riverside County Capital Improvement Project.
39. Prior to map recordation or approval of improvement plans, the developer shall comply with the approved traffic study recommendations.
40. Prior to the improvement plan approval, the applicant shall demonstrate that the proposed driveway on Via del Rio shall be limited to right-in/right-out access only.
TTM2024-0002 5 of 7 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
41. Prior to final map recordation the applicant shall annex this project into a City of Corona Community Facilities District (CFD) 2016-1 (Public Services) for the purpose of maintaining public services including but not limited to emergency services, and 2016-3 (Maintenance Services) for the purpose of maintaining public landscaping, curb, gutter, sidewalk, pavement, street lights, traffic signals, parks, water quality features, etc. within master planned street right-of-way and/or easements . All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs.
42. Prior to final map recordation the applicant shall prepare a disclosure statement indicating that the property is within an Assessment District, Community Facilities District and/or Landscape Maintenance District and will be subject to an annual levy.
The disclosure statement is subject to the review and approval of the Planning and Development Department, Development Services Division and shall be recorded concurrently with the final map.
43. Prior to issuance of a Certificate of Occupancy, all proposed parkway, slope maintenance, and/or median landscaping specified in the tentative map or in these Conditions of Approval shall be constructed.
44. Prior to the issuance of a Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.
45. Prior to map recordation, issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.
46. All the potable water and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utilities Directors.
47. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Utilities Department and constructed by the developer, to the satisfaction of the Utilities Director and Fire Chief.
48. Prior to issuance of the first Certificate of Occupancy, all weather access road(s) shall be provided to all sewer manholes not located within public right-of-way.
49. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.
50. Prior to issuance of any building permits, the developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.
51. Prior to final map recordation or approval of improvement plans, when applicable, the applicant shall submit detailed potable water and sewer studies, prepared by a registered civil engineer, which shall be submitted to the Planning and Development Department, Development Services Division for review and approval. The study shall analyze the existing and proposed sewer and water facilities. Results of the system analysis may require special construction for the potable water and sewer systems, such as upsizing downstream sewer lines, installing pressure regulators, booster pumps, special material for pipeline construction, backwater valves and construction of other appurtenances as necessary to serve the proposed development.
Effects of the proposed development, engineering analysis and special construction requirements shall be submitted for review and approval by the Planning and Development Department, Development Services Division and the Utilities Department.
52. Prior to map recordation, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, sewer line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.
53. Prior to map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of 8-inch extra strength VCP or PVC sewer in alleys A, B, C, and D and connections to street Avenida Del Vista.
54. Prior to map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of 8-inch ductile iron class 350 water in alleys A, B, C, D, and E and connections to streets Via Del Rio and Avenida Del Vista.
TTM2024-0002 6 of 7 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
55. The applicant shall dedicate easements for all public water and sewer facilities needed to serve the project in accordance the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 feet for more than one public utility facility. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the Utilities Director. Structures and trees shall not be constructed or installed within a public utility easement.
56. Prior to final map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of public water systems with all public fire services to the satisfaction of the Utilities Department and Fire Chief.
57. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.
58. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.
59. Static pressures exceeding 80 psi require an individual pressure regulator.
60. Reclaimed water shall be used for any construction activity, unless otherwise approved by the Utilities Director or their designee. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water.
61. The applicant shall provide a separate irrigation water service for all HOA-CFD landscaped lots or easements.
62. The developer shall install automatic irrigation to all street trees separated from adjacent residences by a fence or wall prior to the issuance of a Certificate of Occupancy.
63. Decorative pavers shall not be located within the public right-of-way. Decorative pavement within utility easement limits is subject to review and approval by the Utilities Department. 7 of 7
Project Conditions
City of Corona
VIA DEL RIO
AVENIDA DEL VISTA
OVERHEAD LINES
TO REMAIN
PROPERTY
BOUNDARY
SOCAL POWER
POLE LOCATIONS
EXISTING OVERHEAD LINES
OVERHEAD WIRE EXHIBIT
SOCAL POWER POLES
OVERHEAD LINES TO REMAIN
OVERHEAD LINES TO BE REMOVED
SOCAL POWER POLES
OFFSITE OVERHEAD LINES TO REMAIN
PROJECT FRONTAGE LINES TO REMAIN
PROJECT SITE
1717 VIA DEL RIO
EXHIBIT 5
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
Name: City of Corona, Planning &
Development Department
Address: 400 S. Vicentia Ave., Suite 120,
Corona, CA 92882
TO:
☐ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Telephone: 951-736-2434
☒ Clerk of the Board of Supervisors
or
County Clerk (Riverside)
Address: 2724 Gateway Dr. Riverside, CA
92507
1. Project Title: Major Conditional Use Permit – CUP2024-0003 Tentative Tract Map – TTM2024-0002 (TTM38934)
Affordable House Density Bonus – AHDB2024-0001
2. Project Applicant: Louisa Feletto, Meritage Homes of California, INC., 5 Peters Canyon Road #310, Irvine, CA 92606
3. Project Location – Identify Street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by
quadrangle name):
1717 Via Del Rio, Corona, CA 92882, (APN: 103-200-088,
089)
4. (a) Project Location – City: Corona (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
CUP2024-0003: Conditional Use Permit to allow the
construction of 57 residential condominiums, including
three to be dedicated as affordable, on one lot located at 1717 Via Del Rio (APN 103-200-088 and 103-200-089)
within the R-3 (Multiple-Family Residential) Zone.
(Applicant: Louisa Feletto, Meritage Homes of California, Inc., 5 Peters Canyon Road, No.310, Irvine, CA 92606)
TTM2024-0002 (TTM38934): Tentative Tract Map to
allow individual ownership (airspace subdivision) of 57 residential condominiums, as well as the subdivision of one lot comprising 2.87 acres in area into four lettered lots AHDB2024-0001: Affordable Housing Density Bonus
Agreement associated with TTM 38934 and CUP2024-
0003, for a 57-unit residential condominium development to include three, dedicated affordable units.
Notice of Exemption FORM “A”
6. Name of Public Agency approving project: City of Corona
7. Name of Person or Agency undertaking the project,
including any person undertaking an activity that
receives financial assistance from the Public Agency
as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity:
Louisa Feletto, Meritage Homes of California, INC., 5
Peters Canyon Road #310, Irvine, CA 92606
8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) ☒ Categorical Exemption.
State type and section number:
California Environmental Quality Act (CEQA) – Per
Section 15332 (Infill Development Projects) of the State Guidelines for Implementing the CEQA and Section 3.31
of the City’s Local CEQA Guidelines, a Notice of
Exemption has been prepared as the project qualifies as a Class 32 Categorical Exemption, and further, that none of the six Exceptions to Exemptions cited in Guidelines
Section 15300.2 are applicable.
(e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.
State Code section number:
(g) ☐ Other. Explanation:
9. Reason why project was exempt: Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act
(CEQA) and Section 3.31 of the City’s Local CEQA
Guidelines, a Notice of Exemption has been prepared as the project qualifies as a Class 32 (Infill Development
Projects) categorical exemption. The project site is less than five acres, is consistent with the site’s General Plan land use designation of HDR and applicable General Plan Policies, and the property’s R-3 zoning designation, which indicates residential development is imminent on the
site. The project would not result in significant impacts relating to traffic, noise, air quality, or water
quality. Moreover, none of the six exceptions to
exemptions cited in Guidelines Section 15300.2 (a – f) are applicable to the proposed project.
10. Lead Agency Contact Person:
Telephone: Brendan Dalde, Associate Planner
(951) 739-4918
11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ☒ No ☐
Notice of Exemption FORM “A”
13. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: May 8, 2025 _______________________________
Signature Date: Click to enter date
Brendan Dalde___________________
Name Title: Associate Planner
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.
DRAFT MINUTES - August 25, 2025
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, August 25, 2025, 6:00 p.m.
Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Matt Woody, Craig Siqueland, Karen Alexander Commission Absent: Sarah Longwell, Marie Vernon
_____________________________________________________________________
1. PLEDGE OF ALLEGIANCE
Commissioner Siqueland led the Pledge of Allegiance.
2. CALL TO ORDER
Vice Chair Alexander called the meeting to order.
3. MEETING MINUTES
3.1 MINUTES - August 11, 2025
Moved by: Craig Siqueland
Seconded by: Matt Woody
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
4. COMMUNICATIONS FROM THE PUBLIC
None.
5. CONSENT CALENDAR
None.
6. PUBLIC HEARINGS
6.1 AHDB2024-0001
Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for AHDB2024-0001, TTM 38934 and CUP2024-0003 together as these items are related to the same project.
Discussion ensued between the Commission, staff and the applicant regarding a
DRAFT MINUTES - August 25, 2025
City of Corona - Planning & Housing Commission Page 2
variety of topics including the applicant's proposed overhead utility concession, wall and fence plan, terms of the affordable housing density bonus agreement, the existing cell towers on the project site, landscape maintenance district, trash staging plan, parking and traffic.
Vice Chair Alexander opened the public hearing. Five speakers spoke. Vice Chair Alexander closed the public hearing.
Moved by: Craig Siqueland
Seconded by: Matt Woody
That the Planning and Housing Commission recommend to the City Council that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the State CEQA Guidelines and approval of AHDB2024-0001, based on the conditions of approval.
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
6.2 TTM 38934
Moved by: Matt Woody
Seconded by: Craig Siqueland
That the Planning and Housing Commission recommend to the City Council APPROVAL of TTM 38934, based on the findings contained in the staff report and conditions of approval.
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
6.3 CUP2024-0003
Moved by: Craig Siqueland
Seconded by: Matt Woody
That the Planning and Housing Commission adopt Resolution No. 2670, GRANTING CUP2024-0003 based on the findings contained in the staff report and conditions of approval.
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
7. WRITTEN COMMUNICATIONS
None.
DRAFT MINUTES - August 25, 2025
City of Corona - Planning & Housing Commission Page 3
8. ADMINISTRATIVE REPORTS
None.
9. COMMISSIONERS' REPORTS AND COMMENTS
None.
10. FUTURE AGENDA ITEMS
None.
11. ADJOURNMENT
Chair Longwell adjourned the meeting at 7:45 p.m. to the Planning and Housing Commission meeting of Monday, September 8, 2025, commencing at 6:00 p.m. in the City Hall Council Chambers.
DATE: 10/01/2025
TO: Honorable Mayor and City Council Members
FROM: Economic Development Department
2025-261
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
CITY COUNCIL CONSIDERATION OF A PILOT JOBS CREATION PROGRAM FOR THE HUB. COMMERCIAL CENTER
EXECUTIVE SUMMARY:
This staff report asks the City Council to authorize development and administration of a pilot forgivable loan program to incentivize job creation for new businesses in The Hub. commercial center.
RECOMMENDED ACTION:
That the City Council:
a. Authorize the City Manager, or their designee, to establish and administer a pilot jobs creation loan program for tenant attraction at the Hub. commercial center. b. Grant the City Manager, or their designee, approval authority for all loan agreements under this program provided they are consistent with the terms in this report, with mandatory reporting to City Council for all executed agreements.
BACKGROUND & HISTORY:
As a part of the renovation and revitalization efforts for the Corona South Mall, which will be marketed as The Hub., and the entire Downtown area, attraction of a new mix of businesses not currently found in the Downtown area is critical for the success of the area. With the right tenant mix, The Hub., has the potential to serve as a transformative
anchor for the Downtown area by drawing Corona residents and regional customers to the area to begin building a new customer base for all businesses.
One traditional economic development tool for cities to attract a specific mix of businesses to an area is a jobs creation program. These programs typically involve incentives such as low cost or forgivable loans to stimulate business investment and offset the risks of being an initial investor in that area.
ANALYSIS:
The City is pursuing unique businesses at The Hub. that will provide experiences and food choices not found in the Downtown, with the intent of becoming a regional entertainment destination. The City’s investment in the South Mall, including the cost to acquire and renovate buildings, helps reduce the overall capital outlays required for new businesses to transform the center. Coupling this with a jobs creation program will provide additional support to attract new businesses by providing financial assistance as they work through the expense of startup and achieve stability. The City can incentivize the creation and retention of jobs at The Hub. as a way to boost local employment and provide an incentive for higher paying businesses to make an investment in the Downtown area.
Staff is proposing to establish a pilot job creation incentive program for the Hub. designed to assist eligible commercial businesses by offsetting staffing costs of newly hired employees and creating jobs to assist members of the community in obtaining employment. The jobs incentive program would assist the city in attracting the tenants most likely to have the most positive impact to the Downtown economy and visitor ship.
If approved, staff would create an administrative policy with guidelines that detail the program structure and eligibility criteria for businesses within the Hub. as follows:
Program Purpose
The intent of the program is to incentivize the creation of jobs for Corona residents and stimulate the transformation of The Hub. into a thriving and vibrant dining, entertainment, and retail destination for the City.
Forgivable Loan
The loans will be structured as a forgivable, interest-free loan. The minimum term of a loan for any participating business would be one year, but terms would be extended to multiple years for businesses receiving higher levels of funding. If the applicant has maintained compliance with the program guidelines during the term of the loan, the interest-free loan will be 100% forgiven. Owners with equity interest(s) of twenty percent (20%) or more in the business shall be required to guarantee the forgivable loan.
Funding Conditions
Participating businesses will be required to enter into a Job Creation and Retention Agreement with the City, which is developed and approved as to form by the City Attorney.
It will include appropriate funding use conditions (i.e. job creation), including restricting funds from being used to pay for maintenance or construction work.
The loan amounts for the program would be based on the annual income of a typical minimum wage employee. California minimum wage is $16.50 per hour for retail and restaurant employees, thus full-time annual income for these employees would be $34,320, based on 2,080 hours of work per year. The loans would off-set between 25% and 50% of this business cost, or between $8,580 and $17,160 per participating job.
Participating businesses could receive funding for multiple positions, but never for a majority of their workforce.
Jobs Created
The job(s) created must be permanent full-time equivalent employment, which could include one full-time position or two half-time positions. The program would require that the new employment positions remain in effect for the term of the loan. The exact number of jobs that the business is required to create would be tailored to the specific operations of the business. Total funding for a participating business would be based on a variety of factors, including preferential hiring for Corona residents, expected sales tax generation, annual rental income to the City from the lease, and uniqueness of the business within downtown Corona and the region.
Repayment Obligation
The program will require repayment of the loan for breaches, including if the business fails to create and maintain the number and types of jobs required as part of the program.
Timing of Funding
As this program is tied to the jobs created, the loan funding would only be disbursed once the business has hired employees and is open for business.
Next Steps
Should the City Council authorize the implementation of this program, staff will develop the administrative documents needed for the loan program and engage with prospective tenants for The Hub.
FINANCIAL IMPACT:
Each individual Job Creation and Retention Agreement will be scaled to each business interested in operating in The Hub. The total amount of funding for the entire program is not known at this point, but staff estimates the range for incentives will be approximately $100,000 for a typical business, to assist in partially funding approximately six jobs for each business. However, there may be businesses that bring significant and transformative impacts where the incentive will exceed this amount. With the Hub. able to accommodate up to 15 to 18 tenants between the inline retail spaces and smaller restaurants and retail spaces within the food hall building, staff is estimating a total funding not to exceed $1,500,000 for the pilot program. As this program only provides funding once participating businesses open, and new tenants beyond those already in place at
The Hub. are not expected to open until late spring or early summer 2026, loans are not expected to be issued until Fiscal Year 2027.
Funding for the recommended actions will be included through the Fiscal Year 2027 annual budget process.
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 a forgivable loan program to create an incentive for job creation and incentive in an established commercial center within the City and there is no possibility that this action will have a significant effect on the environment.
Therefore, no environmental analysis is required.
PREPARED BY: JOEL BELDING, ECONOMIC DEVELOPMENT DIRECTOR REVIEWED BY: JUSTIN TUCKER, ASSISTANT CITY MANAGER
Joel Belding, Economic Development Director
October 1, 2025
Jobs Creation Pilot Program
Ask
That the City Council authorize the
establishment of a pilot jobs creation program
for The Hub. commercial center.
Guiding Document
• Adopted: September 2022
• Began: April 2021
• Community outreach
• 2400+ Survey responses
• Workshops
• Residents
• Businesses
• Focus group discussions
• Market Research
• Best Practices and Tools for Redevelopment
Downtown Revitalization
• The Hub. is a key catalyst project for
Downtown Revitalization Plan
• Attracting a curated mix of tenants is critical
to its success
• An incentive program will attract highquality tenants while assisting those tenants with growing local employment
• Jobs creation programs are tools that have
been used by cities and Redevelopment
Agencies for decades
• Private commercial owners have a variety of
tools they use to attract tenants
• Free rent
• Reimburse tenants for construction
• Retrofit interior spaces
• Build entire buildings
• The private market has not independently
revitalized downtown
• This pilot program offers a comparable
approach to private sector incentives to
attract high-quality tenants
Private Transactions
• Free rent periods for the first few months
• Participation/Percentage Rents
• Reimbursements for interior improvements – Tenant Improvement Allowance
• Direct construction of interior improvements for future tenants • Funding or full construction of new buildings for future tenants 5 Private commercial owners offer incentives to attract tenants
Private Incentives
Private Transactions
Anchor Tenants
• Typically pay significantly reduced rent
compared to smaller tenants in same
center
• Landlords trade lower rent for increased
visitorship
Private Transactions
Starbucks
• Typical for property owner to build shell
building - $2M investment to attract Starbucks
• Well-known, low-risk tenants can command this
type/level of incentive
Private Transactions
Bedford Marketplace
• The first tenants opened in late 2022
• Those tenants had free rent until Amazon
Fresh opened, which occurred in late 2024.
Public Private Partnerships
Irvine Great Park
• Almquist selected as food and beverage
operator for the park
• Irvine to issue $14M in bonds to fund
building construction
• 30-60 year lease to repay bonds and provide
income
Pilot Program
Jobs Creation Program
• Forgivable Loan
• Guarantee jobs for 1+ years
• Covers a fraction of total employees
• 25%-50% funding of a minimum wage
employee
Funding
• Total estimated funding: $1.0-1.5M*
*Included in The HUB. Proforma
• Program would provide $8,580 to $17,160
for each job
• Minimum wage: $16.50
• Full time: 2,080 hours
• Annually: $34,320
Administration
• CM administers program, with updates to
Council
• Staff to develop objective criteria for loan
amounts
Pilot Program
Repayment
• Prioritize jobs for Corona
residents (Live-Work Pledge)
• Catalyst project for the
downtown revitalization
• Rent payments to City from
participating businesses
• Sales tax and possessory
interest taxes
Accountability
• Formal loan agreement with
businesses
• Fixed program budget
approved through budget
process
• Council direction prior to
agreement execution
• Loan agreement is a public
document once executed Page 1000 of 1001
13 Recommendation
That the City Council authorize the establishment of a pilot jobs creation program for The Hub. commercial center.