Corona City Council
January 21, 2026

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 72 Environmental Checklist

development of the proposed Project would not degrade the visual character of the site or surroundings and no mitigation is required.
c. Light or glare
Less than Significant Impact. The Project site is located within an urbanized area with ambient lighting from existing lighting sources, including street lighting from the surrounding streets, security and parking lot lighting from the surrounding commercial and residential developments, and vehicular lighting from the surrounding roadways Construction
Although construction activities would occur primarily during daylight hours, construction activities could extend into the evening hours. However, construction lighting would be temporary and would only occur during the allowed hours of 7:00 a.m. and 8:00 p.m. on weekdays (Monday through Saturday) and between the hours of 10:00 a.m. and 6:00 p.m. on Sundays and federal holidays, per Section 17.84.040 of the City’s Municipal Code. Therefore, construction of the Project would not create a new source of substantial light that would adversely affect day or nighttime views in the area, and light impacts associated with construction would be less than significant.

Operation
The Project would implement new permanent lighting fixtures on the site. Proposed fixtures include streetlights, building entry light fixtures, and light posts throughout the parking lot areas. Thus, the Project would contribute additional sources to the overall ambient nighttime lighting conditions. However, the site is located within a formerly developed commercial area that included various sources of nighttime lighting, including street lighting. All parking lot and building mounted lighting would be hooded, shielded and appropriately angled away from adjacent land uses and would comply with Municipal Code Section 17.84.070 which requires that all exterior lighting to be designed to direct light downward with minimal spillover onto adjacent residences, sensitive land uses and open space. Because the Project area is within an already developed area with various sources of existing nighttime lighting, and because the Project would be required to comply with the City’s lighting regulations that would be verified by the City during the plan check and permitting process, any increase in lighting that would be generated by the Project would not adversely affect day or nighttime views in the area. Overall, lighting impacts associated with the operation of the Project would be less than significant. d. Scenic resources (forest land, historic buildings within state scenic highway) No Impact. The Project includes the demolition of two non-historic structures on the 4.88-acre site, which consists of an existing strip retail building and a drive-in bank related to the existing Citizens bank business. The two former single family dwelling units, located at 323 S. Belle Ave. and 332 S. Washburn Ave., were demolished within the last two years. The site is not near scenic resources such as forest land, nor is it visible from or located on any state scenic highways. While the project is located approximately 1.6 miles to the south of the SR-91 freeway, at a distance greater than 100 feet between W. Third Street and W. Sixth Street, west of S. Main Street, it is not located near the I-15/SR-91 freeway interchange which is considered by the City’s General Plan as an Officially Designated State Scenic Highway. The Project development will be set back from S. Main Street and will therefore not encroach into views along the S. Main Street scenic corridor any more than existing structures. As such, implementation of the Project would not impact scenic resources within a state scenic highway such as forest land and historic buildings. Therefore, no mitigation is warranted.

14. CULTURAL RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Historical resource
b. Archaeological resource
c. Paleontological resource or unique geologic feature
e. Disturb human remains

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 73 Environmental Checklist

Discussion:

The following section is based on the Cultural Resources Records Search Results completed by ECORP Consulting, Inc., dated December 13, 2023 (Appendix J) and the Paleontological Assessment completed by ECORP Consulting, Inc., dated December 5, 2023 (Appendix K).
a. Historical resource
Potentially Significant Unless Mitigation Incorporated. The California Register of Historical Resources defines a “historical resource” as a resource that meets one or more of the following criteria: (1) associated with events that have made a significant contribution to the broad patterns or local or regional history of the cultural heritage of California or the United States; (2) associated with the lives of persons important to local, California, or national history; (3) embodies the distinctive characteristics of a type, period, region, or method of construction or represents the work of a master or possesses high artistic values; or (4) has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

As part of the Cultural Resources Records Search Results Inventory, a records search for the Project site and surrounding area was conducted through the Eastern Information Center (EIC) at the University of California Riverside on November 13, 2023. The records search determined that two previous cultural resource investigations have been conducted within the Project Area, covering approximately 40 percent of the Project Area (Table 1). The previous studies were both conducted in 2013. This indicates that the entire project area has not been fully surveyed for cultural resources in the past, and that additional, previously unrecorded cultural resources could be present within the Project Area.

In addition to the record search, literature reviewed included survey reports, archaeological site records, and listings of resources on the National Register of Historic Places, California Register of Historical Resources, California Points of Historical Interest, California Historical Landmarks, and National Historic Landmarks. ECORP also contacted the California Native American Heritage Commission (NAHC) to request a search of its Sacred Lands File for the presence of traditional cultural properties or sacred, religious, or otherwise important Native American resources.

Although no known significant cultural resources could be impacted by the Project, the current status of the property may have affected the potential to discover any surface artifacts. Given that the previous development within the Project site might have masked archaeological deposits, there is a potential that buried historical resource deposits may be present within the Project boundaries. Therefore, it is recommended that the Project be allowed to proceed with the implementation of a cultural resources monitoring program conducted by an archaeologist and Native American representative(s) during grading of the property. With implementation of Mitigation Measures MM CUL-1 and MM-CUL 2, generally requiring a cultural resource monitoring program during grading activities, impacts to historical resources would be reduced to lessthan-significant levels. b. Archaeological resource
Potentially Significant Unless Mitigation Incorporated. The proposed Project includes the development of a 40,000 square foot Northgate Gonzalez Market and remodel of an existing 6,930 square foot bank building into a bank/restaurant use on an overall 4.88 acre site consisting of 13 combined parcels. The development would include landscaping, parking and public right-of-way improvements such as sidewalks, curb and gutter, and utility and stormwater improvements. Further, the Project area has been disturbed by previous grading associated with the development of various land uses including commercial, machine shop, residential and agricultural purposes since at least the 1890s through the 1980s and 2000s, when the residences were demolished. A strip mall was constructed on the eastern half of the site in the mid-to late-1980s.

The 4.88-acre site contains a strip retail building occupied by four tenants, a vacant bank and a bank drive-thru ATM.

As such, the potential to encounter archaeological resources was determined to be low. However, after receiving a comment letter from the Rincon Band of Luiseňo Indians and consulting with the Rincon Band of Luiseňo Indians, during the AB 52 Tribal Consultation period, Mitigation Measures CUL-1 and CUL-2 have been incorporated into this MND which require initial ground-disturbing archaeological monitoring, and cultural sensitivity training for construction personnel in the event that inadvertent discoveries of cultural resources be unearthed during project construction. Mitigation Measures CUL-1 and CUL-2 would thus reduce potential impacts to undiscovered archaeological resources to a less than significant level. c. Paleontological resource or unique geologic feature
Potentially Significant Unless Mitigation Incorporated.

Paleontological resources, or fossils, are the remains of ancient plants and animals that can provide scientifically significant information about the history of life on Earth. Paleontological “sensitivity” is defined as the potential for a geologic unit to produce scientifically significant fossils. This sensitivity is determined by rock type, past history of the rock unit in producing significant fossils, and fossil localities that are recorded from that unit. Paleontological sensitivity is assigned based on fossil data collected from the entire geologic unit, not justPage 732 of 1032 a specific site.

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 74 Environmental Checklist

According to the Paleontological Assessment, a paleontological record search was conducted through the WSC (Western Science Center) in Hemet, California. The WSC does not have fossil localities in the Project Area or within a 1-mile radius of the Project Area. The presence of Holocene alluvial units is insignificant as any fossil material found within these units is unlikely to be fossil material due to the relatively modern associated dates of the deposits. However, if ground disturbance exceeds the Holocene alluvial deposits, the likelihood of reaching Pleistocene (approximately 2 million years ago to 11,700 years ago) alluvial sediments would increase, and the there is potential within these sediments to contain fossils. The closest known fossils from surficial alluvial deposits were located from the Chase Ranch neighborhood of Corona, south of the Project Area, consisting of a large collection of over 1,000 fossil leaves from 16 species of plants and trees. Previous records indicate that these mapped fossil deposits derived from middle to early Pleistocene-aged alluvial fan deposits. In addition, between Lincoln Avenue and Main Street, north of Highway 91, the remains of a Pleistocene deer were recovered, and an unknown locality defined as “Corona, Santa Ana River” produced fossil remains of fish, rabbit, vole, mammoth, horse, camel, and bison.

Since the Project has an undetermined potential to yield significant paleontological resources and because the Project site is designated as having “high” paleontological sensitivity according to the City of Corona General Plan EIR paleontological sensitivity map, the Project will be required to prepare a Paleontological Resources Monitoring and Mitigation Plan (PRMMP) for approval by the City of Corona prior to approval of grading plans for the Project as described in Mitigation Measure CUL-3. Implementation of the PRMMP, as required by Mitigation Measure MM CUL-3, would reduce Project impacts to paleontological resources to less-than-significant levels. d. Disturb human remains
Potentially Significant Unless Mitigation Incorporated. The Project site does not contain a cemetery and no known cemeteries are located within the immediate site vicinity, and no human remains are known to exist beneath the surface of the site. Nevertheless, the remote potential exists that human remains may be unearthed during grading and excavation activities associated with Project construction. Thus, Mitigation Measure CUL-4 (MM CUL-4) has been included which states that if human remains are unearthed during Project construction, the construction contractor would be required by law to comply with California Health and Safety Code, § 7050.5, “Disturbance of Human Remains.” According to § 7050.5(b) and (c), if human remains are discovered, the County Coroner must be contacted and if the Coroner recognizes the human remains to be those of a Native American or has reason to believe that they are those of a Native American, the Coroner is required to contact the Native American Heritage Commission (NAHC) by telephone within 24 hours. It should be noted that Mitigation Measures CUL-1 and CUL 2 recommended in Sections 14.a and 14.b above also address potential impacts relative to disturbing human remains during Project grading.

Additionally, pursuant to California Public Resources Code § 5097.98, whenever the NAHC receives notification of a discovery of Native American human remains from a county coroner, the NAHC is required to immediately notify those persons it believes to be most likely descended from the deceased Native American. The descendants may, with the permission of the owner of the land, or his or her authorized representative, inspect the site of the discovery of the Native American human remains and may recommend to the owner or the person responsible for the excavation work means for treatment or disposition, with appropriate dignity, of the human remains and any associated grave goods. The descendants shall complete their inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. According to Public Resources Code § 5097.94(k), the NAHC is authorized to mediate disputes arising between landowners and known descendants relating to the treatment and disposition of Native American human burials, skeletal remains, and items associated with Native American burials.

Therefore, MM CUL-4, requiring compliance with California Health and Safety Code § 7050.5 and California Public Resources Code § 5097.98, has been included to reduce the Project’s potential impacts to disturbance of human remains to a less than significant level.

Mitigation Measures
MM CUL-1 Archaeological Monitoring. Prior to the issuance of a grading permit, the Project Applicant shall retain and enter a monitoring and mitigation service contract with a qualified Archaeologist (“Archaeological Monitor”) for mitigation monitoring services and implement a Cultural Resource Monitoring Program (CRMP). At least 30 days prior to issuance of grading permits, a copy of the executed agreement between the Project Applicant and Archaeologist shall be submitted to the Planning and Development Department:
• A CRMP shall be prepared to guide the procedures and protocols of an archaeological mitigation monitoring program that shall be implemented during initial onsite and offsite ground disturbing activities. The CRMP shall include, but not be limited to, the Project grading and development schedule; approved Project cultural resources mitigation measures and conditions of approval; monitoring procedures; protocols for the identification, assessment, collection, and analysis of any resource(s) observed during grading; curation guidelines; and coordination with project personnel, City staff, and any participating Native American tribe(s). The Rincon Band of Luiseño Indians shall Page 733 of 1032

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 75 Environmental Checklist

be notified of any discoveries. The final CRMP shall be submitted to the City Project planner and/or inspector, the appropriate Project supervisor/engineer/etc., and monitoring Native American tribe(s), if any.
• The Archaeological Monitor shall be invited to a preconstruction meeting with construction personnel and City and tribal representatives. The attending archaeologist shall review the provisions of the CRMP and answer any applicable questions. • Full-time monitoring shall occur throughout the entire Project area, including all off-site improvement areas, during initial ground-disturbing activities. Full-time monitoring shall continue until the Archaeological Monitor determines that the overall sensitivity of the Project area is low as a result of mitigation monitoring and shall have the authority to modify and reduce the monitoring program to either periodic spot-checks or complete suspension of the monitoring program. Should the monitor(s) determine that there are no cultural resources within the Project site or off-site improvement areas, or should the sensitivity be reduced to low during monitoring, all monitoring shall cease.

MM CUL-2 Inadvertent Discovery and Native American Notification. In the event that a significant cultural resource is discovered during ground disturbance activities, the project archaeologist shall notify the City and the Rincon Band of Luiseño Indians for purposes of inviting the Tribe to participate in the CRMP implementation and to observe any continuing ground-disturbing construction activities. Further, all ground disturbance activities within 50 feet of the discovered cultural resource shall be halted and the applicant and a meeting shall be convened between the developer, the consulting archaeologist, the lead agency and a Rincon tribal representative to discuss the significance of the find. Further ground disturbance shall not resume in the area of the discovery until the appropriate treatment has been accomplished.

MM CUL-3 Paleontological Monitor. Prior to the issuance of grading permits, the Project Applicant shall submit to and receive approval from the City of a Paleontological Resources Monitoring and Mitigation Plan (PRMMP). The PRMMP shall include the provision of a trained paleontological monitor during onsite soil disturbance activities. The monitoring for paleontological resources shall be conducted on a full-time basis during the rough grading phases of the Project site within native soils that have the potential to harbor paleontological resources. The paleontological monitor shall be equipped to rapidly remove any large fossil specimens encountered during excavation. During monitoring, samples of soil shall be collected and processed to recover micro-vertebrate fossils. Processing shall include wet screen washing and microscopic examination of the residual materials to identify small vertebrate remains. If paleontological resources are unearthed or discovered during grading activities, the following recovery processes shall apply:
• Upon encountering a large deposit of bone, salvage of all bone in the area shall be conducted with additional field staff and in accordance with modern paleontological techniques. • All fossils collected during the project shall be prepared to a reasonable point of identification.

Excess sediment or matrix shall be removed from the specimens to reduce the bulk and cost of storage. Itemized catalogs of all material collected and identified shall be provided to the museum repository along with the specimens.
• A report documenting the results of the monitoring and salvage activities and the significance of the fossils shall be prepared.
• All fossils collected during this work, along with the itemized inventory of these specimens, shall be deposited in a museum repository (such as the Western Science Center for Archaeology & Paleontology, the Riverside Metropolitan Museum, or the San Bernardino County Museum) for permanent curation and storage.

MM CUL-4 Discovery of Human Remains: In the event that human remains (or remains that may be human) are discovered at the project site during grading or earthmoving activities, the construction contractors, project archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The project proponent shall then inform the Riverside County Coroner and the City of Corona Planning and Development Department, Planning Division, immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the Native American Heritage Commission (PRC Section Page 734 of 1032

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 76 Environmental Checklist

5097). The coroner shall contact the NAHC to determine the most likely descendant(s) (MLD). The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The Disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts.

The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. The locations will be documented by the consulting archaeologist in conjunction with the various stakeholders and a report of findings will be filed with the Eastern Information Center (EIC).According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052) determined in consultation between the project proponent and the MLD. In the event that the project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply and the median and decision process will occur with the NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).

15. AGRICULTURE RESOURCES:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Williamson Act contract
b. Conversion of farmland to nonagricultural use
Discussion:
a. Williamson Act contract
No Impact. The Williamson Act (California Land Conservation Act of 1965) restricts the use of agricultural and open space lands to farming and ranching by enabling local governments to contract with private landowners for indefinite terms in exchange for reduced property tax assessments.

According to the General Plan EIR, Corona does not include any land that is currently under an active Williamson Act contract. Therefore, development of the Project would not result in impacts related to a Williamson Act contract would not occur. Therefore, the Project would result in no impact. b. Conversion of farmland to non-agricultural use
No Impact. The California Department of Conservation Important Farmland mapping identifies the Project site and surrounding areas as Urban and Built-Up land (CDC 2023). No areas of Prime Farmland, Unique Farmland, or Farmland of Statewide Importance is located on or adjacent to the Project site. Therefore, impacts related to Prime Farmland, Unique Farmland, or Farmland of Statewide Importance would not occur.

16. GREENHOUSE GAS:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Generate greenhouse gases
b. Conflict with a plan, policy or regulation

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 77 Environmental Checklist

Discussion:

The following section is based on the Air Quality & Greenhouse Gas Emissions prepared by ECORP Consulting, Inc., dated October 2025 (Revised) (Appendix E). Greenhouse Gas impacts including construction and operational GHGs are discussed in detail under subsection Greenhouse Gas Emission section of the technical memorandum. a. Generate greenhouse gases
Potentially Significant Unless Mitigation Incorporated. The City of Corona adopted the City of Corona Climate Action Plan Update (CAP) in 2019, which utilizes the Greenhouse Gas Emissions CEQA Thresholds and Screening Tables to determine whether or not a project would have a significant impact on greenhouse gas emissions. The screening tables are to provide guidance in measuring GHG reductions attributable to certain design and construction measures incorporated into development projects. Projects that garner at least 100 points will be consistent with the reduction quantities anticipated in the Corona CAP and would thus be considered less than significant. Utilizing the screening tables would also allow the City to meet its established GHG emissions targets. Small projects that are expected to emit GHG emissions that are less than 3,000 MtCO2e (metric tons of CO2e equivalent) are not required to utilize the screening tables, as they would be expected to have a less than significant individual and cumulative impact for GHG emissions.

As previously described, the CAP Update identifies a two-step approach in evaluating GHG emissions. First, a screening threshold of 3,000 metric tons of CO2e per year is used to determine if additional analysis is required. Projects that exceed the 3,000 metric tons of CO2e per year will be required to quantify and disclose the anticipated GHG then either 1) demonstrate how the project would reduce GHG emissions to levels below 3,000 metric tons annually through project design features and/or mitigation measures, OR 2) garner 100 points through the CAP Screening Tables. As shown on Tables 16- A, the Project would generate 5,866 metric tons of CO2e annually, which is an increase in operational GHG emissions over the existing baseline of 4,661 metric tons of CO2e per year. Thus, the Project must garner at least 100 points in order to be determined to be consistent with the reduction quantities anticipated in the City’s CAP.

Table 16-B presents a list of the GHG Reduction Measure options and the associated point values in the GHG Screening Table. Additionally, Table 16-B shows the Reduction Measures selected by the Project applicant, depicted in bold font, and the associated point values.

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TABLE 16-A: OPERATIONAL-RELATED GHG EMISSIONS
TABLE 16-B: CITY OF CORONA SCREENING TABLES FOR GHG REDUCTION

MEASURES FOR COMMERCIAL DEVELOPMENT

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 79 Environmental Checklist

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 80 Environmental Checklist

As shown in Table 16-B, the Project, with incorporated Mitigation Measure MM GHG-1, would achieve more than the required 100 points necessary to be considered consistent with the city CAP. As a result, with MM GHG-1, the Project would result in a less than significant impact with respect to GHG emissions. b. Conflict with a plan, policy or regulation
Less than Significant Impact.

In November 2022, CARB released the Final 2022 Scoping Plan Update, which identifies the State’s progress towards the statutory 2030 target, while providing a path towards carbon neutrality and reduce greenhouse gases emissions by 85%

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 81 Environmental Checklist

below 1990 levels by 2045. Recent studies show that the State’s existing and proposed regulatory framework will allow the State to reduce its GHG emissions level to 40% below 1990 levels by 2030. The Project would not conflict with any of the 2022 Scoping Plan elements as any regulations adopted would apply directly or indirectly to the Project.

Additionally, the Project, with incorporated Mitigation Measure MM GHG-1, would achieve more than the required 100 points necessary to be considered consistent with the city CAP. Thus, Project-related emissions would not have a significant direct or indirect impact on GHG and climate change and would therefore comply with the City’s GHG policies under the CAP with implementation of MM GHG-1. With MM GHG-1, the proposed Project would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.

Mitigation Measure
GHG-1 Greenhouse Gas Reduction. The Proposed Project shall demonstrate consistency with the City of Corona Climate Action Plan Commercial Development GHG Emission Screening Table, providing for a minimum 100 points per the City Screening Tables. The Project must be consistent with the CAP’s requirement to achieve at least 100 points. The City of Corona Planning Division shall verify incorporation of the identified Screening Table Measures within the Project building plans and Site designs prior to the issuance of building permit(s) and shall verify implementation of the identified Screening Table Measures prior to the issuance of Certificate(s) of Occupancy.

Timing/Implementation: Prior to the issuance of a building permit and occupancy permits Monitoring/Enforcement: The City of Corona Building and Planning Divisions

17. TRIBAL CULTURAL RESOURCES Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or
b. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe
Discussion:

AB 52 and SB 18 Requirements
The Project is subject to tribal consultation under AB 52 and SB 18. Chapter 532, Statutes of 2014 (i.e., AB 52), requires that Lead Agencies evaluate a Project’s potential to impact “tribal cultural resources.” Such resources include sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are eligible for inclusion in the California Register or included in a local register of historical resources (PRC Section 21074).

AB 52 also gives Lead Agencies the discretion to determine, supported by substantial evidence, whether a resource falling outside the definition stated above nonetheless qualifies as a “tribal cultural resource.” SB 18 requires cities and counties acting as Lead Agency to contact and consult with California Native American tribes before adopting or amending a General Plan. The intent of SB 18 is to establish meaningful consultation between tribal governments and local governments at the earliest possible point in the planning process and to enable tribes to manage “cultural places.” Cultural places are defined as a Native American sanctified cemetery, place of worship, religious or ceremonial site, or sacred shrine (PRC Section 5097.9), or a Native American historic, cultural, or sacred site, that is listed or may be eligible for listing in the California Register, including any historic or prehistoric ruins, any burial ground, or any archaeological or historic site (PRC Section 5097.993).

In addition, as part of the Cultural Resources Records Search (ECORP, 2023) a Sacred Lands File search was requested from the NAHC. ECORP received the results of the search, which were positive, indicating the presence of Sacred Lands within the Project Area. In compliance with NAHC’s response, on August 15, 2023, the city, acting as Lead Agency, sent 37 letters to all tribes included in NAHC’s list of Native American tribes that may have knowledge regarding tribal cultural

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 82 Environmental Checklist

resources in the Project area. On September 8, 2023, the city received correspondence in the form of a comment letter, from the Rincon Band of Luiseno Indians requesting more information and applicable documents related to the Project.

Thereafter, on November 7, 2024, after review of the city provided documents and internal review of these documents, the Rincon Band of Luiseno Indians sent a second letter in which they were in agreement with the city’s proposed cultural mitigation measures which include archaeological monitoring, a monitoring report, and protocols for discovery of cultural material and human remains within Mitigation Measures MM CUL-1, MM CUL-2,and MM CUL-4. No other requests for consultation or recommendations under AB 52 or SB 18 regarding the proposed Project were received by the city. a. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or No Impact. The Project site was previously developed and is located within an urbanized developed area. No resources that are listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), are present on the site. Therefore, no impacts are anticipated as it relates to this area of concern.
b. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe Potentially Significant Unless Mitigation Incorporated. In response to the SB18 and AB52 notices, three tribes responded which are summarized below:
• On September 8, 2023, the city received correspondence in the form of a comment letter, from the Rincon Band of Luiseño Indians, requesting copies of the Project’s cultural survey including the archaeological site records, shape files, archaeological record search results, geotechnical report, and the grading plans. After review of the provided documents and their internal information, the Tribe consulted with the city on October 24, 2024. On November 7, 2024, the Rincon Band of Luiseno Indians sent a second letter in which they were in agreement with the city’s proposed cultural mitigation measures which include archaeological monitoring, a monitoring report, and protocols for discovery of cultural material and human remains, Mitigation Measures MM CUL-1, MM CUL-2,and MM CUL4. • On August 15, 2023 the Gabrielino/Tongva Nation Tribe requested consultation with the city. On February 22, 2024, the city followed up with the Gabrielino/Tongva Nation Tribe on their consultation request. On March 1, 2024, the tribe signed off on the project and withdrew their consultation request. • On August 15, 2023, the Agua Caliente Band of Cahuilla Indians responded that this Project was not located within the Tribe’s Traditional Use Area and deferred to other tribes in the area. The letter then concluded consultation efforts.

In consideration of the consultation conducted with the Rincon Band of Indians, compliance with the mitigation measures in the Cultural Resources section (MM CUL-1, MM CUL-2 and MM CUL-4) would reduce impacts to Tribal Cultural Resources to less than significant should any resources be discovered during the Project’s ground-disturbing construction activities.

18. MANDATORY FINDING OF SIGNIFICANCE:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Fish/ wildlife population or habitat or important historical sites b. Cumulatively considerable impacts
c. Substantial adverse effects on humans
d. Short-term vs. long-term goals

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Discussion:
a. Fish/wildlife population or habitat or important historical sites Potentially Significant Unless Mitigation Incorporated. As indicated throughout the analysis in this IS/MND (refer specifically to the analysis in IS/MND Sections 7, 14, and 17), assuming incorporation of the mitigation measures identified herein, implementation of the proposed Project would not substantially degrade the quality of the environment, substantially reduce the habit of fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. Therefore, with mitigation, impacts would be less than significant.
b. Cumulatively considerable impacts
Potentially Significant Unless Mitigation Incorporated. Cumulative effects that would result from implementation of the Project have been evaluated throughout this IS/MND, which concludes that such impacts would not occur, would be less than significant, or would be reduced to below a level of significance with the incorporation of mitigation measures identified herein and included in the Project’s conditions of approval. For example, for the issue of Air Quality (IS/MND Section 5), the SCAQMD’s CEQA Air Quality Significance Thresholds indicate that any projects in the SCAB with daily emissions that exceed any of the indicated thresholds should be considered as having an individually and cumulatively-considerable air quality impact. Thus, the analysis of the Project’s air quality impacts inherently addresses potential cumulativelyconsiderable air quality impacts, and shows that Project-related cumulatively considerable impacts to air quality would be less than significant. As indicated in the analysis of Greenhouse Gas Emissions(IS/MND Section 16), projects that are consistent with the city’s CAP are considered to have a less-than-significant individual and cumulative impact on GHG emissions.

As described in Section 16, the CAP Update identifies a two-step approach in evaluating GHG emissions. First, a screening threshold of 3,000 metric tons of CO2e per year is used to determine if additional analysis is required. Projects that exceed the 3,000 metric tons of CO2e per year will be required to quantify and disclose the anticipated GHG then either 1) demonstrate how the project would reduce GHG emissions to levels below 3,000 metric tons annually through project design features and/or mitigation measures, OR 2) garner 100 points through the CAP Screening Tables. As shown on Tables 3- 3, the Project would generate 5,866 metric tons of CO2e annually, which is an increase in operational GHG emissions over the existing baseline of 4,661 metric tons of CO2e per year. Thus, the Project must garner at least 100 points in order to be determined to be consistent with the reduction quantities anticipated in the City’s CAP. In order to garner the over 100 points, the Project will implement design criteria to reduce GHG emissions. With incorporated Mitigation Measure MM GHG-1, the Project would achieve more than the required 100 points necessary to be considered consistent with the city CAP. As a result, with MM GHG-1, the Project would result in a less than significant impact with respect to GHG emissions.

Furthermore, the analysis of Project impacts due to noise (IS/MND Section 10) demonstrates that the Project’s construction, operational, and transportation-related noise impacts would be less than significant with the incorporation of mitigation measures. Accordingly, with the incorporation of mitigation measures identified herein and included in the Project’s conditions of approval, the Project would not have impacts which are individually limited, but cumulatively considerable. c. Substantial adverse effects on humans
Less Than Significant Impact. The Project’s potential to result in substantial adverse effects on human beings has been evaluated throughout this IS/MND (e.g., Air Quality, Geology/Soils, Noise, etc.). Where potentially significant impacts are identified, mitigation measures have been identified to reduce these adverse effects to the maximum feasible extent. There are no components of the proposed Project that could result in substantial adverse effects on human beings that are not already evaluated and disclosed throughout this IS/MND. Accordingly, impacts would be less than significant and no mitigation is warranted.
d. Short term vs. long term goals
Less Than Significant Impact. The Project would develop a 40,000 square foot market and remodel an existing bank building into a restaurant/bank use with associated improvements which is consistent with the General Plan land use designation of Mixed Use Downtown (MUD) as described in Section 1, Land Use and Planning. Further, the proposed development would be consistent with the policies and intent of the General Plan. As such, the Project would not conflict with the General Plan’s short- or long-term goals.

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 84 Environmental Checklist

19. WILDFIRE:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Substantially impair an adopted emergency response plan or emergency evacuation plan
b. Due to slope, prevailing wind, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from wildfire or the uncontrolled spread of a wildfire
c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water resources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability or drainage changes
Discussion
a. Substantially impair an adopted emergency response plan or emergency evacuation plan No Impact. According to the CAL FIRE Hazard Severity Zone map, the Project site is not within an area identified as a Very Fire Hazard Severity Zone (VFHSZ) or a State Responsibility Area (SRA) (CALFIRE 2025). The proposed Project would be located within a Local Responsibility Area (LRA). Additionally, the proposed Project would not physically interfere with an adopted emergency response plan or emergency evacuation plan. The proposed Project does not include any characteristics (e.g., permanent road closures or long-term blocking of road access) that would substantially impair or otherwise conflict with an emergency response plan or emergency evacuation plan. Further, the proposed Project would not obstruct or alter any transportation routes that could be used as evacuation routes during emergency events.

The proposed Project would provide adequate emergency access to the site via 28-foot-wide driveways along S. Main Street, W. Sixth Street and S. Belle Avenue that would ensure access for emergency vehicles within the interior of the site.

Additionally, access to and from the Project site for emergency vehicles would be reviewed and approved by the Corona Fire Department and the City as part of the Project approval process to ensure the proposed Project is compliant with all applicable codes and ordinances for emergency vehicle access. As a result, the proposed Project would not impair an adopted emergency response plan or emergency evacuation plan and impacts would not occur. b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from wildfire or the uncontrolled spread of a wildfire No Impact. As described in the previous response, the Project site is not located within a Very High Fire Hazard Severity Zone. The Project site is in an urbanized area and surrounding land uses are fully developed, lacking vegetation necessary for the uncontrolled spread of a wildfire. Further, the areas within the Project’s vicinity do not contain hillsides or other factors that could exacerbate wildfire risks. Therefore, no impact would occur. c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment
No Impact. As described in the previous responses, the Project site is not within a Very High Fire Hazard Severity Zone, and the Project does not include infrastructure that could exacerbate fire risks. Although the Project includes new driveways within the Project site and other utility offsite improvements, the Project does not include any changes to public or private roadways that would exacerbate fire risk or that would result in impacts to the environment. Project design and implementation of utility improvements would also be reviewed and approved by the City as part of the Project approval process to ensure the proposed Project is compliant with all applicable design standards and regulations. Therefore, the proposed Project would not include infrastructure (such as roads, fuel breaks, emergency water sources, power lines, or

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 85 Environmental Checklist

other utilities), that would exacerbate fire risk or that would result in impacts to the environment. Therefore, no impacts would occur.
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability or drainage changes No Impact. According to Figure 5-14 of the Technical Background Report prepared for the City’s General Plan, the Project site and surrounding areas are fully developed and are not subject to wildland fire hazards (Corona, 2020a, Technical Background Report, Figure 5-14). Due to the developed nature of the Project vicinity, the Project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability or drainage changes. No impact would occur.

20. ENERGY:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency
Discussion
In order to evaluate the Project’s potential impacts due to energy demand, a site-specific technical report was prepared titled “Energy Consumption Assessment” (herein, “EA”), prepared by ECORP Consulting, Inc., dated April 2024 (Appendix L).

Please refer to the EA for a discussion of existing conditions, a discussion of applicable regulatory requirements, and a description of the methodology used to estimate the Project’s energy demand. a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation.

Less than Significant Impact.

The Project proposes the construction and operation of a 40,000 square foot supermarket, the remodel of an existing bank into a 3,297 square foot restaurant, 3,633 square foot bank, and 261 parking spaces. It is noted that the existing Project Site currently accommodates an existing retail building currently serving as a strip mall and a drive-in bank that would be demolished as a part of the Project.

For the purpose of this analysis, the amount of operational electricity and natural gas to be consumed by the Project is quantified and compared to the relative amount consumed by all nonresidential land uses in Riverside County. The amount of fuel necessary for Project construction is calculated and compared to that consumed in Riverside County. Similarly, the amount of fuel necessary for Project operations is calculated and compared to that consumed in Riverside County. Energy consumption associated with the Proposed Project is summarized in Table 20-A.

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 86 Environmental Checklist

TABLE 20-A: PROPOSED PROJECT ENERGY AND FUEL CONSUMPTION Fuel necessary for Project construction would be required for the operation and maintenance of construction equipment and the transportation of materials to the Project Site. The fuel expenditure necessary for construction activities would be temporary, lasting only as long as Project construction. As indicated in Table 2-4, the Project’s gasoline fuel consumption during the one-time construction period is estimated to be 37,833 gallons during the first calendar year of construction and 18,818 during the second year of construction. This would increase the annual countywide gasoline fuel use in the county by 0.006 percent and 0.003 percent, respectively. As such, Project construction would have a nominal effect on local and regional energy supplies. No unusual Project characteristics would necessitate the use of construction equipment that would be less energy efficient than at comparable construction sites in the region or the state. Construction contractors would purchase their own gasoline and diesel fuel from local suppliers and would judiciously use fuel supplies to minimize costs due to waste and subsequently maximize profits. Additionally, construction equipment fleet turnover and increasingly stringent state and federal regulations on engine efficiency combined with state regulations limiting engine idling times and requiring recycling of construction debris, would further reduce the amount of transportation fuel demand during Project construction.

Operations of the proposed Project would include electricity and natural gas consumption. As shown in Table 2-4, the annual electricity consumption due to operations would be 1,578,730 kilowatt-hours resulting in a negligible increase of approximately 0.018 percent in the typical annual electricity consumption attributable to all nonresidential uses in Riverside County. However, this is potentially a conservative estimate. In September 2018 Governor Jerry Brown Signed EO B-55-18, which established a new statewide goal “to achieve carbon neutrality as soon as possible, and no later than 2045, and achieve and maintain net negative emissions thereafter.” Carbon neutrality refers to achieving net zero carbon dioxide (CO2) emissions. This can be achieved by reducing or eliminating carbon emissions, balancing carbon emissions with carbon removal, or a combination of the two. This goal is in addition to existing statewide targets for greenhouse gas emission reduction. Governor’s Executive Order B-55-18 requires CARB to “work with relevant state agencies to ensure future Scoping Plans identify and recommend measures to achieve the carbon neutrality goal. Natural gas consumption due to operations would be 12,035 therms resulting in an imperceivable increase (0.008 percent) in the typical annual natural gas consumption attributable to all nonresidential uses in Riverside County.

Project is estimated to generate approximately 3,377 daily vehicle trips (Linscott, Law, and Greenspan Engineers 2024). As indicated in Table 2-4, this would equate to a consumption of approximately 476,722 gallons of automotive fuel per year, which would lead to a Countywide percentage increase in fuels consumption of approximately 0.07 percent. As previously mentioned, this represents a conservative estimate due to the fact that the existing Project Site currently accommodates retail, single family, and bank land uses, which contribute to currently countywide automotive fuel consumption. Therefore, the actual increase of automotive fuel consumption over existing conditions would actually be less than what is stated above.

Nevertheless, the proposed Project’s fuel consumption associated with the vehicle trips generated by the Project during operations would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region.
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency Less than Significant Impact.

The State’s IEPR (Integrated Energy Policy Report) provides policy recommendations to be implemented by energy providers in California. Electricity would be provided to the Project by SCE. SCE has various programs to support cleaner and more Page 745 of 1032

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sustainable power. For instance, SCE has expanded in developing their portfolio of solar, wind, and hydropower technology.

Furthermore, SCE had developed its own Climate Adaptation Community Engagement Plan, along with several other plans to address climate change vulnerabilities, clean power initiatives, long-term upgrades to the grid, and reducing greenhouse gases from electricity generation. Therefore, SCE is consistent with, and would not otherwise interfere with, nor obstruct implementation of the goals presented in the 2023 IEPR. Thus, because the SCE is consistent with the 2023 IEPR, the proposed Project is consistent with, and would not otherwise interfere with, nor obstruct implementation of the goals presented in the 2023 IEPR.

The Project would be designed in a manner that is consistent with relevant energy conservation plans designed to encourage development that results in the efficient use of energy resources. The City’s General Plan has several goals and policies that ensure that new developments are energy efficient and generally uphold all local and state energy efficiency standards.

Additionally, the General Plan contains several energy consumption-reducing policy provisions specific to new land use development projects such as Policy LU-6.2, which requires that new residential, commercial, office, and industrial development be designed to minimize consumption of and sustain scarce environmental resources by the requirement to install energy-and water efficient fixtures, recycled building materials, insulation and wall thickness, and permeable paving surfaces. City General Plan Policy IU-7.1. requires that new development is approved contingent upon its ability to be served with adequate natural gas, energy facilities, and other critical infrastructure and Policy ER-12.14 mandates the reduction of energy consumed by commercial and residential uses by requiring the use and installation of energy conservation features in all new construction projects and wherever feasible, retrofitting existing and redevelopment projects. The proposed Project would be subject to implementation of these General Plan policy provisions. All development in the City, including the Project, is required to adhere to all applicable City-adopted policy provisions, including those contained in the City General Plan. The City ensures all applicable provisions of the General Plan are incorporated into projects and their permits through development review and applications of conditions of approval as applicable.

The Project will be built to the Energy Efficiency Standards for Residential and Nonresidential Buildings, as specified in Title 24, Part 6, of the California Code of Regulations (Title 24). Title 24 was established in 1978 in response to a legislative mandate to reduce California’s energy consumption. Title 24 is updated approximately every three years; the 2019 Title 24 updates went into effect on January 1, 2020. The 2022 standards went into effect became effective January 1, 2023. The 2022 Energy Standards improve upon the 2019 Energy Standards for new construction of, and additions and alterations to, residential and nonresidential buildings. The 2022 update to the Energy Standards focuses on several key areas to improve the energy efficiency of newly constructed buildings and additions and alterations to existing buildings, encouraging better energy efficiency, strengthening ventilation standards, and more. The 2022 Energy Standards are a major step toward meeting Zero Net Energy. Buildings permitted on or after January 1, 2023, must comply with the 2022 Standards. Compliance with Title 24 is mandatory at the time new building permits are issued by city and county governments. Furthermore, the Air Quality and Greenhouse Gas Assessment prepared for the Proposed Project requires the implementation of Mitigation Measure GHG-1, which ensures that measures within the City’s Climate Action Plan are integrated into the Project’s operation (ECORP Consulting Inc. 2024). MM GHG-1 (Greenhouse Gas Reduction) would require that the proposed Project demonstrate consistency with the City of Corona Climate Action Plan (CAP) Commercial Development GHG Emission Screening Table, providing for a minimum 100 points per the City Screening Tables. The Project must be consistent with the CAP’s requirement to achieve at least 100 points. The City of Corona Planning Division shall verify incorporation of the identified Screening Table Measures within the Project building plans and Site designs prior to the issuance of building permit(s) and shall verify implementation of the identified Screening Table Measures prior to the issuance of Certificate(s) of Occupancy. As such, the Project would adhere to the policies within the General Plan’s planning documents that promote energy efficiency measures.

As discussed above, the proposed Project would not conflict with any of the State or local for renewable energy or energy efficiency. As such, impacts would be less than significant.

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND City of Corona 88 Environmental Checklist

21. PREVIOUS ENVIRONMENTAL ANALYSIS:

Earlier analysis may be used when one or more of the environmental effects have been adequately analyzed in an earlier EIR or Negative Declaration (Section 15063).

DOCUMENTS INCORPORATED BY REFERENCE:

1. City of Corona General Plan 2020-2040. Available online:

General Plan 2020-2040

2. City of Corona Technical Background Update EIR, 2019. Available online:

Volume 1 ; Volume 2a ; Volume 2b

3. City of Corona Municipal Code. Available online:
https://codelibrary.amlegal.com/codes/corona/latest/corona_ca/0-0-0-33689

4. Geotechnical Engineering Investigation Report prepared by SALEM Engineering Group on December 20, 2022, and revised on April 3, 2024 (Appendix A).

5. Project Specific Water Quality Management Plan (WQMP), prepared by Webb Associates, October 9, 2025 (Revised) (Appendix B).

6. Preliminary Drainage Study, prepared by Webb Associates, October 2025 (Revised) (Appendix C).

7. Water and Sewer Study Report, prepared by Webb Associates, October 2025 (Revised) (Appendix D).

8. Air Quality & Greenhouse Gas Emissions Assessment prepared by ECORP Consulting, Inc., dated October 2025 (Appendix E).

9. Traffic Impact Analysis (TIA) prepared by Linscott, Law, and Greenspan Engineers, dated July 10, 2025 (Appendix F).

10. Biological Technical Report (BTR) and Western Riverside County MSHCP (Multiple Species Habitat Conservation Plan) Consistency Analysis prepared by ECORP Consulting, Inc. dated February 2024 (Appendix G).

11. Phase I Environmental Site Assessments (ESAs) prepared by EEC Environmental, dated October 18, 2021 and November 29, 2021, Limited Subsurface Assessments prepared by EEC Environmental dated December 9, 2021 and January 24, 2022, respectively; and Phase 1 ESA prepared by Ramboll, dated May 20252024 (Appendix H).

12. Noise Impact Assessment prepared by ECORP Consulting, Inc., dated November 2024 (Appendix I).

13. Cultural Resources Records Search Results prepared by ECORP Consulting, Inc., dated December 13, 2023 (Appendix J).

14. Paleontological Assessment prepared by ECORP Consulting, Inc., dated December 5, 2023 (Appendix K).

15. Energy Consumption Assessment, prepared by ECORP Consulting, Inc., dated April 2024 (Appendix L).

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 89 City of Corona
Environmental Checklist

MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF CORONA
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
Biological Resources
MM AQ-1 Construction Related Emissions. Prior to the
issuance of a grading and building permit for the
Corona Northgate Market Project, the Project
Applicant shall add the following construction
note on the grading and building plans, and
demonstrate to the satisfaction of the City of
Corona Planning and Development Department
that the following measure is implemented during
Project construction.
• All offroad equipment of greater that 50
horsepower used in the site preparation
phase of Project construction shall be
California Air Resources Board (CARB)
Tier 4 Certified, as set forth in Section
2423 of Title 13 of the California Code
of Regulations, and Part 89 of Title 40
of the Code of Federal Regulations.

Condition of
Approval
Submittal of
grading and
construction plans
Prior to the
issuance of a
grading and
building permit, and
during construction
Planning &
Development
Department – Planning
& Building Divisions
MM BIO-1 Pre-Construction Nesting Bird Survey. If
grading activities occur within the active breeding
season for birds (January 15-September 15), the
applicant shall retain a qualified biologist that is
familiar with local birds and their nesting
behaviors to conduct a nesting bird survey no
more than 3 days prior to commencement of
construction activities. The nesting bird survey
shall be submitted to the City of Corona Planning
Condition of
Approval
Submittal of
nesting bird
survey
Prior to issuance of
grading permit
Project Applicant,
Project
Biologist/Planning and
Development
Department – Planning
Division

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 90 City of Corona
Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
and Development Department, Planning Division
prior to issuance of a grading permit. The nesting
bird survey shall include the Project Site and
areas immediately adjacent to the site that could
potentially be affected by Project-related
construction activities, such as noise, human
activity, and dust, etc. If active nesting of birds is
observed within 100 feet of the designated
construction area prior to construction, the
qualified biologist shall establish an appropriate
buffer around the active nests (e.g. 200 feet
and/or subject to the recommendations of the
qualified biologist), and a biological monitor shall
visit the site once a week during ground
disturbing activities to ensure all fencing is in
place and no nesting birds are being impacted.

MM BIO-2 Burrowing Owl Survey. Prior to the issuance of a grading permit, the applicant shall submit a 30-
day preconstruction survey to the City of Corona
Planning & Development Department, Planning
Division to ensure that no burrowing owls have
colonized the site in the days or weeks preceding
Project activities. If burrowing owls are found to
have colonized the Project Site prior to the
initiation of construction, the Project applicant
shall immediately inform the City of Corona
Planning & Development Department, Western
Riverside County Regional Conservation
Authority (RCA) and the Wildlife Agencies prior
to initiating ground disturbance. If grounddisturbing activities occur but the site is left undisturbed for more than 30 days, a preconstruction survey shall again be necessary to ensure burrowing owl has not colonized the site
since it was last disturbed. If burrowing owl is
found, the same coordination with the City of
Corona, RCA and/or Wildlife Agencies shall be
necessary.

Condition of
Approval
Submittal of
burrowing owl
survey
Prior to issuance of
grading permit
Project Applicant,
Project
Biologist/Planning and
Development
Department – Planning
Division
MM BIO-3 Tree Avoidance and Removal Process. If
trees are scheduled to be removed (e.g.,
relocating) and/or modified (i.e., trimming), the
Condition of
Approval
Submittal of a bat
survey, tree
removal schedule,
Prior to issuance of
grading permit
Project Applicant,
Project
Biologist/Planning and

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 91 City of Corona
Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
applicant shall retain a qualified bat biologist to
determine if the trees are suitable for bat
roosting. If the trees scheduled for removal are
determined to be suitable for bat roosting, these
activities shall be scheduled during seasonal
periods of bat activity - September 1 to October
15 - or when evening temperatures are above 45
degrees Fahrenheit, and rain is less than ½ inch
in 24 hours; or between March 1 to April 1 with
the same parameters.

16. 1. If tree removal/modification occurs during the
maternity season (generally April 15 to August
31), a qualified bat biologist shall conduct a
focused emergence survey(s) of the tree(s)
within 48 hours of scheduled work. If a maternity
roost is located, whether solitary or colonial, that
roost shall remain undisturbed until after the
maternity season or until a qualified biological
monitor has determined the roost is no longer
active.

17. 2. If work is expected to occur outside of the bat
maternity season, work adjacent to trees suitable
as bat habitat can continue without additional
surveying efforts. If trees with suitable bat
roosting habitat are scheduled for removal or
relocation, tree removal during the weather
parameters described above using the two-step
method shall be conducted:
• As much as feasible, vegetation and
trees within the area that are not
suitable for roosting bats shall be
removed first to provide a disturbance
that might reduce the likelihood of bats
using the habitat.
• Two-step tree removal shall occur over
two consecutive days under the
supervision of a qualified bat biologist.

On Day 1, small branches and small
limbs containing no cavity, crevice, or
and other
documentation as
necessary
evidencing that
mitigation is being
met.

Development
Department – Planning
Division

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Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
exfoliating bark habitat on habitat trees
(or outer fronds in the case of palm
trees), as identified by a qualified bat
biologist are removed first, using
chainsaws only (i.e., no dozers,
backhoes). The following day (Day 2),
the remainder of the tree is to be
felled/removed. The intention of this
method is to disturb the tree with noise
and vibration on Day 1 during branch
removal. This should cause any
potentially present day-roosting bats to
abandon the roost tree after they
emerge for nighttime foraging.

Removing the tree quickly the next
consecutive day should avoid
reoccupation of the tree by bats.

Cultural Resources and Tribal Cultural Resources
MM CUL-1 Archaeological Monitoring. Prior to the
issuance of a grading permit, the Project
Applicant shall retain and enter a monitoring and
mitigation service contract with a qualified
Archaeologist (“Archaeological Monitor”) for
mitigation monitoring services and implement a
Cultural Resource Monitoring Program (CRMP).

At least 30 days prior to issuance of grading
permits, a copy of the executed agreement
between the Project Applicant and
Archaeologist shall be submitted to the Planning
and Development Department:
• A CRMP shall be prepared to guide the
procedures and protocols of an archaeological
mitigation monitoring program that shall be
implemented during initial onsite and offsite
ground disturbing activities. The CRMP shall
include, but not be limited to, the Project grading
and development schedule; approved Project
cultural resources mitigation measures and
conditions of approval; monitoring procedures;
protocols for the identification, assessment,
collection, and analysis of any resource(s)
Condition of
Approval
Submittal of an
executed
agreement
showing that an
archaeologist has
been retained for
the Project.

Prior to issuance of
grading permits
and during grading
activities
Project Applicant,
Project
Archaeologist/Planning
and Development
Department – Planning
Division

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 93 City of Corona
Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
observed during grading; curation guidelines;
and coordination with project personnel, City
staff, and any participating Native American
tribe(s). The Rincon Band of Luiseño Indians
shall be notified of any discoveries. The final
CRMP shall be submitted to the City Project
planner and/or inspector, the appropriate
Project supervisor/engineer/etc., and
monitoring Native American tribe(s), if any.
• The Archaeological Monitor shall be invited to
a preconstruction meeting with construction
personnel and City and tribal representatives.

The attending archaeologist shall review the
provisions of the CRMP and answer any
applicable questions.
• Full-time monitoring shall occur throughout the
entire Project area, including all off-site
improvement areas, during initial grounddisturbing activities. Full-time monitoring shall continue until the Archaeological Monitor
determines that the overall sensitivity of the
Project area is low as a result of mitigation
monitoring and shall have the authority to modify
and reduce the monitoring program to either
periodic spot-checks or complete suspension of
the monitoring program. Should the monitor(s)
determine that there are no cultural resources
within the Project site or off-site improvement
areas, or should the sensitivity be reduced to low
during monitoring, all monitoring shall cease.

MM CUL-2 Inadvertent Discovery and Native American
Notification. In the event that a significant
cultural resource is discovered during ground
disturbance activities, the project archaeologist
shall notify the City and the Rincon Band of
Luiseño Indians for purposes of inviting the Tribe
to participate in the CRMP implementation and to
observe any continuing ground-disturbing
construction activities. Further, all ground
disturbance activities within 50 feet of the
Condition of
Approval
Submittal of an
executed
agreement
showing that a
Native American
Monitor has been
retained for the
Project.

Prior to issuance of
grading permits
and during grading
activities
Project Applicant,
Project Archaeologist,
Planning and
Development
Department –
Planning Division,
Native American
Monitor

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 94 City of Corona
Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
discovered cultural resource shall be halted and
the applicant and a meeting shall be convened
between the developer, the consulting
archaeologist, the lead agency and a Rincon
tribal representative to discuss the significance of
the find. Further ground disturbance shall not
resume in the area of the discovery until the
appropriate treatment has been accomplished.

MM CUL-3 Paleontological Monitor. Prior to the issuance of grading permits, the Project Applicant shall
submit to and receive approval from the City of a
Paleontological Resources Monitoring and
Mitigation Plan (PRMMP). The PRMMP shall
include the provision of a trained paleontological
monitor during onsite soil disturbance activities.

The monitoring for paleontological resources
shall be conducted on a full-time basis during the
rough grading phases of the Project site within
native soils that have the potential to harbor
paleontological resources. The paleontological
monitor shall be equipped to rapidly remove any
large fossil specimens encountered during
excavation. During monitoring, samples of soil
shall be collected and processed to recover
micro-vertebrate fossils. Processing shall include
wet screen washing and microscopic
examination of the residual materials to identify
small vertebrate remains. If paleontological
resources are unearthed or discovered during
grading activities, the following recovery
processes shall apply:
• Upon encountering a large deposit of
bone, salvage of all bone in the area
shall be conducted with additional field
staff and in accordance with modern
paleontological techniques.
• All fossils collected during the project
shall be prepared to a reasonable point
of identification. Excess sediment or
matrix shall be removed from the
specimens to reduce the bulk and cost
Condition of
Approval
Submittal of a
Paleontological
Resources
Monitoring and
Mitigation Plan
Prior to issuance of
grading permits
and during grading
activities
Project Applicant,
Planning and
Development
Department –
Planning Division,
Paleontological
Monitor

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 95 City of Corona
Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
of storage. Itemized catalogs of all
material collected and identified shall be
provided to the museum repository
along with the specimens.
• A report documenting the results of the
monitoring and salvage activities and
the significance of the fossils shall be
prepared.
• All fossils collected during this work,
along with the itemized inventory of
these specimens, shall be deposited in
a museum repository (such as the
Western Science Center for
Archaeology & Paleontology, the
Riverside Metropolitan Museum, or the
San Bernardino County Museum) for
permanent curation and storage.

MM CUL-4 Discovery of Human Remains: In the event that
human remains (or remains that may be human)
are discovered at the project site during grading
or earthmoving activities, the construction
contractors, project archaeologist, and/or
designated Native American Monitor shall
immediately stop all activities within 100 feet of
the find. The project proponent shall then inform
the Riverside County Coroner and the City of
Corona Planning and Development Department,
Planning Division, immediately, and the coroner
shall be permitted to examine the remains as
required by California Health and Safety Code
Section 7050.5(b). Section 7050.5 requires that
excavation be stopped in the vicinity of
discovered human remains until the coroner can
determine whether the remains are those of a
Native American. If human remains are
determined as those of Native American origin,
the applicant shall comply with the state relating
to the disposition of Native American burials that
fall within the jurisdiction of the Native American
Heritage Commission (PRC Section 5097). The
coroner shall contact the NAHC to determine the
Condition of
Approval
Submittal of
documentation
If human remains
are discovered
during grounddisturbing
construction
activities
Construction
Contractor(s), Project
Applicant, County
Coroner, NAHC

NORTHGATE GONZALEZ MARKET & COMMERCIAL PROJECT - IS/MND 96 City of Corona
Environmental Checklist
No. Mitigation Measures
Implementation
Action
Method of
Verification
Timing of
Verification Responsible Person
Verification
Date
most likely descendant(s) (MLD). The MLD shall
complete his or her inspection and make
recommendations or preferences for treatment
within 48 hours of being granted access to the
site. The Disposition of the remains shall be
overseen by the most likely descendant(s) to
determine the most appropriate means of
treating the human remains and any associated
grave artifacts.

The specific locations of Native American burials
and reburials will be proprietary and not disclosed
to the general public. The locations will be
documented by the consulting archaeologist in
conjunction with the various stakeholders and a
report of findings will be filed with the Eastern
Information Center (EIC).According to California
Health and Safety Code, six or more human
burials at one location constitute a cemetery
(Section 8100), and disturbance of Native
American cemeteries is a felony (Section 7052)
determined in consultation between the project
proponent and the MLD. In the event that the
project proponent and the MLD are in
disagreement regarding the disposition of the
remains, State law will apply and the median and
decision process will occur with the NAHC (see
Public Resources Code Section 5097.98(e) and
5097.94(k)).

MM GHG-1 City of Corona Screening Tables for GHG
Reduction.

Project shall adhere to the Commercial
Development screening tables for compliance in
reducing greenhouse gas emissions. The
screening tables are to provide guidance in
measuring GHG reductions attributable to certain
design and construction measures incorporated
into development projects.

Condition of
Approval
Submittal of
building plans
Prior to issuance of
building permit and
occupancy permits
Planning &
Development
Department – Building
and Planning Divisions

dtsc.ca.gov
SENT VIA ELECTRONIC MAIL
November 25, 2025
Rocio Lopez
Senior Planner
City of Corona
400 S. Vicentia Avenue
Corona, CA 92882
[email protected]
RE: MITIGATED NEGATIVE DECLARATION FOR THE NORTHGATE GONZALEZ MARKET DATED NOVEMBER 17, 2025, STATE CLEARINGHOUSE NUMBER 2025110646
Dear Rocio Lopez,
The Department of Toxic Substances Control (DTSC) reviewed the Mitigated Negative Declaration (MND) for the Northgate Gonzalez Market (Project). The proposed Project consists of a General Plan Amendment (GPA), Specific Plan Amendment (SPA), Parcel Map 38981 and Precise Plan applications. Additionally, a review of the site plan, architecture, perimeter walls/fencing and landscaping for a 40,000 square foot Northgate Gonzalez grocery market and remodel of an existing 6,930 square foot bank building into a bank and restaurant use on a combined acreage of 4.88 net acres consisting of 13 combined parcels. The GPA will change land use of two parcels from Low Density Residential and General Commercial to Mixed Use Downtown; the SPA will change zoning of two parcels from Single Family and Gateway Business to Downtown.

The Parcel Map will merge 13 parcels into one parcel to accommodate the proposed Project. DTSC recommends and requests consideration of the following comments:

1. If buildings or other structures are to be demolished on any Project sites included in the proposed Project, surveys should be conducted for the presence of lead­based

Rocio Lopez
November 25, 2025

paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above­mentioned chemicals should be conducted in compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildings should be conducted in accordance with DTSC’s Preliminary Endangerment Assessment (PEA) Guidance Manual.

2. DTSC recommends all imported soil/fill material be tested to ensure all COCs meet screening levels as outlined in DTSC's PEA Guidance Manual. Furthermore, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil/fill material there should be documentation of the origins of the soil/fill material and, if applicable, sampling be conducted to ensure that the imported soil/fill material are suitable for the intended land use. The soil sampling should include analysis based on the source of the soil/fill and knowledge of prior land use.

3. The City of Corona should consider soil testing as mentioned in comment #2. If, in the event any COC results are above DTSC residential screening levels, DTSC recommends the City of Corona address the contaminations within the Project area through an Environmental Site Assessment and/or receive oversight from a selfcertified local agency, DTSC or Regional Water Quality Control Board. If entering into one of DTSC’s voluntary agreements, please note that DTSC uses a single standard Request for Lead Agency Oversight Application for all agreement types.

Please apply for DTSC oversight using this link: Request for Agency Oversight Application. Submittal of the online application includes an agreement to pay costs incurred during agreement preparation. If you have any questions about the application portal, please contact the relevant Regional Brownfield Coordinator for your Project.

DTSC would like to thank you for the opportunity to comment on the MND for the Northgate Gonzalez Market. Thank you for your assistance in protecting California’s people and environment from the harmful effects of toxic substances. If you have any

Rocio Lopez
November 25, 2025

questions or would like clarification on DTSC’s comments, please respond to this letter or via our CEQA Review email for additional guidance.

Sincerely,
Dave Kereazis
Associate Environmental Planner
HWMP­Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
[email protected]
Marco Arzola
Project Applicant ­ VP of Design and Construction
Northgate Gonzalez Market
[email protected]
Tamara Purvis
Associate Environmental Planner
HWMP ­ Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Scott Wiley
Associate Governmental Program Analyst
HWMP ­ Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]

“Improving lives and communities through transportation” 1 December 11, 2025
Route & Postmile #: SR-91/ PM 6.252
Cross Street: W. Sixth Street & S. Main Street
GTS ID: 38530
SCH #: 2025110646
City of Corona
Planning Division
Attn: Rocio Lopez
400 S Vicentia Ave,
Corona, CA 92882
Subject: Caltrans LDR Branch Review of the Corona Northgate Gonzalez Market Project The California Department of Transportation (Caltrans) Local Development Review (LDR) Branch has completed its review of the Northgate González Market Mitigated Negative Declaration (MND) and related Traffic Impact Analysis (TIA). The project site is located in the City of Corona at the northwest corner of W. Sixth Street and S. Main Street, encompassing 13 parcels as well as portions of W. Fifth Street and W. Fourth Street. The site is approximately 1,200 feet from the State Route 91 (SR-91) and S. Main Street interchange.

The project site is partially vacant and currently includes a strip retail building slated for demolition, a vacant bank, and two vacant parcels along W. Fourth Street. Existing zoning includes Downtown (D), Single Family (SF), and Gateway Business (GB), with General Plan land use designations of Mixed Use Downtown (MUD), Low Density Residential (LDR), and General Commercial (GC).

The proposed Project includes a General Plan Amendment (GPA2024-0003), Specific Plan Amendment (SPA2024-0003), Parcel Map 38981 (PM 38981), and Precise Plan (PP2024-0001) to allow development of a 40,000-square-foot Northgate González grocery store and the remodel of an existing 6,930-square-foot bank building into a bank and restaurant use. The 4.88-acre site consists of 13 parcels that will be merged into one through PM 38981.

The GPA would change the land use of two parcels from Low Density Residential (LDR) and General Commercial (GC) to Mixed Use Downtown (MUD). The SPA would rezone these parcels from Single Family (SF) and Gateway Business (GB) to Downtown (D). The Project also includes new landscaping, parking, and public right-of-way improvements, including sidewalks, curb and gutter, utilities, and stormwater infrastructure upgrades.

DISTRICT 8
464 WEST 4TH STREET
SAN BERNARDINO CA, 92401
(909) 925-7520
www.dot.ca.gov

“Improving lives and communities through transportation” 2 Based on the information available, we are submitting the following comments and recommendations for your consideration:

Local Development Review
Vehicle Miles Traveled (VMT):

Although the project’s VMT impacts are considered less than significant, we strongly recommend implementing VMT reduction strategies wherever feasible. Such measures can help advance long-term sustainability goals, enhance multimodal accessibility, and support environmentally responsible development. Below are a few recommendations that may be appropriate for this project:

1. Install bicycle racks near the front entrance of the market to provide convenient and secure parking for cyclists.

2. Continue developing a cohesive and functional bicycle network within the City of Corona to better connect residents to the proposed project.

Traffic Operations
General:

1. Update the PE stamp on TIA as it has expired.

2. Include truck turning templates for nearby intersections on the State Highway System (SHS).

Traffic Impact Analysis:

3. Include horizon year scenario with and without the project in the traffic analysis.

4. Include queuing analysis for all scenarios at locations on the State Highway System (SHS).

5. Use a speed of 40 mph for all on and off ramps for the SR-91 and Main St interchange VISTRO analysis.

Safety Review:

6. Consider preparing a Traffic Safety Review as a stand-alone report for proposed land use projects and plans affecting the State Highway System. Local Development Review (LDR) Safety Review Practitioner’s Guidance.
a) Please analyze the existing crash data and discuss project’s impact on safety as needed.
b) To request crash data on the State Highway System, please submit your request via our California Public Records Act (CPRA) portal at mycusthelp.com. c) Please provide appropriate countermeasures (if any) to mitigate/reduce project’s impact.

7. Please analyze safety concerns related to the increase in traffic volumes and potential queuing, propose appropriate mitigation measures as necessary.

Equitable Access
If any Caltrans facilities are impacted by the project, they must comply with American Disabilities Act (ADA) Standards upon project completion. Additionally, the project must ensure the maintenance of bicycle and pedestrian access throughout the construction phase. These access considerations align with Caltrans’ equity mission to provide a safe, sustainable, and equitable transportation network for all users.

Caltrans Encroachment Permit
Be advised that any permanent work or temporary traffic control that encroaches onto Caltrans’ right-of-way requires a Caltrans-issued encroachment permit.

“Improving lives and communities through transportation” 3 For information regarding the Encroachment Permit application and submittal requirements, contact:

Caltrans Office of Encroachment Permits
464 West 4th Street, Basement, MS 619
San Bernardino, CA 92401-1400
(909) 383-4526
[email protected]
https://dot.ca.gov/programs/traffic-operations/ep
Important Note: All new permit applications must now be submitted through our new CEPS Online Portal at: https://ceps.dot.ca.gov/ Please be advised that LDR's point of contact role will conclude upon the completion of the development entitlement process. Once project is entitled, the Encroachment Permit Office will serve as the primary point of contact moving forward.

Thank you again for including Caltrans in the review process. Should you have any questions regarding this letter, or for future notifications and requests for review of new projects, please email [email protected] or call 909-925-7520.

Sincerely,
Janki Patel
Branch Chief - Local Development Review
Division of Transportation Planning
Caltrans District 8

MEMORANDUM
N:\4600\2224620 - Northgate Market, Corona\Report\4620 - Northgate Market Response to Caltrans Comments - Corona, 12-23-2025.doc To: Ms. Rocio Lopez, MPA
City of Corona
Date: December 23, 2025
From: Keil D. Maberry, P.E., Principal
Angela Besa, P.E., Transportation Engineer III
Linscott, Law & Greenspan, Engineers
LLG Ref: 2.24.4620.1
Subject: Response to Comments Memorandum for Northgate Market – Corona Linscott, Law & Greenspan, Engineers (LLG) is pleased to provide the following responses to address comments provided in the Caltrans District 8 LDR Branch Review Letter, dated December 11, 2025, of the Traffic Impact Analysis Report for Northgate Market, dated July 10, 2025. The Caltrans Letter is attached and referenced in our responses provided below.

Response to Caltrans Traffic Analysis Comments:
 Response to Local Development Review: Comment acknowledged.

1. Bicycle racks will be provided consistent with City of Corona requirements.

2. The bicycle network will be developed within the vicinity of the Project site consistent with City of Corona requirements.
 Response to Traffic Operations:

General:

1. Comment acknowledged. The PE stamp will be updated accordingly.

2. Given that the Main Street/SR-91 Interchange was recently reconstructed in conjunction with the SR-91 Freeway Project, the ramps were reconstructed to adequately accommodate large truck movements
Traffic Impact Analysis:

3. Horizon analysis is not required per City of Corona TIA Guidelines.

4. Comment acknowledged. Review of the level of service analyses within the TIA revealed no freeway ramp queuing deficiencies at SR-91/Main Street Interchange.

5. Comment acknowledged. Using 40 mph would not change the acceptable queuing results.

Safety Review:

6. Comment acknowledged. The Project has no direct access to the State Highway System (SHS).
a) Not applicable (No direct SHS access)
b) Not applicable (No direct SHS access)

Ms. Rocio Lopez, MPA
December 23, 2025

N:\4600\2224620 - Northgate Market, Corona\Report\4620 - Northgate Market Response to Caltrans Comments - Corona, 12-23-2025.doc c) Not applicable (No direct SHS access)

7. Comment acknowledged. The Project has no direct access to the State Highway System (SHS).
 Response to Equitable Access: Comment acknowledged. No Caltrans facilities are impacted by the proposed Project. However, ADA, bicycle, and pedestrians access will be maintained per City of Corona requirements.
 Response to Caltrans Encroachment Permit: Comment acknowledged. It is not anticipated that any permanent work or temporary traffic control will encroach into Caltrans right-of-way.
* * * * * * * * * * *
Please let us know if you have any comments or questions regarding this response memorandum.

Attachment

DRAFT MINUTES - December 8, 2025
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, December 8, 2025, 6:00 p.m.

Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Sarah Longwell, Karen Alexander, Craig Siqueland, Matt Woody Commission Absent: Marie Vernon
_____________________________________________________________________

1. PLEDGE OF ALLEGIANCE
Commissioner Woody led the Pledge of Allegiance.

2. CALL TO ORDER
Chair Longwell called the meeting to order.

3. ELECTION OF CHAIR & VICE CHAIR FOR 2026
A motion was made by Commissioner Siqueland, seconded by Chair Longwell, to elect Vice Chair Alexander as Chair for the 2026 year. A roll call vote was unanimous in favor.

A motion was made by Vice Chair Alexander, seconded by Chair Longwell, to elect Commissioner Siqueland as Vice Chair for the 2026 year. A roll call vote was unanimous in favor.

4. MEETING MINUTES

4.1 MINUTES - October 20, 2025
These minutes were approved without public comment.

Moved by: Matt Woody
Seconded by: Karen Alexander
Aye (4): Sarah Longwell, Karen Alexander, Craig Siqueland, and Matt Woody Absent (1): Marie Vernon
Motion APPROVED (4 to 0)

5. COMMUNICATIONS FROM THE PUBLIC
No speaker cards or public comments were received for items not on the agenda.

6. CONSENT CALENDAR

DRAFT MINUTES - December 8, 2025
City of Corona - Planning & Housing Commission Page 2
Commissioner Woody pulled the Consent Calendar item for discussion.

6.1 GPCD2025-0012
Sandra Vanian, Planning Manager, reviewed the staff report and exhibits for GPD2025-0012.

Commissioners had questions about the current use of the property being acquired by the City, and the status of other acquisitions in the North Mall.

Moved by: Karen Alexander
Seconded by: Craig Siqueland
That the Planning and Housing Commission adopt Resolution No. 2678 determining that the City’s acquisition of property located at 141 W. Corona Mall is consistent with the City’s General Plan.

Aye (4): Sarah Longwell, Karen Alexander, Craig Siqueland, and Matt Woody Absent (1): Marie Vernon
Motion APPROVED (4 to 0)

7. PUBLIC HEARINGS

7.1 GPA2024-0003
Rocio Lopez, Senior Planner, reviewed the staff reports and exhibits for items 7.1 thru 7.4, all applications relating to a proposed Northgate Gonzalez market.

Paul Mittmann, representing the applicant, presented on their company history, community engagement, store design, and current project vision.

Discussion ensued between the Commission and staff regarding various elements of the project, including the proposed vacation of Fourth and Fifth Streets, project access on Main Street, onsite circulation, on-street parking along Belle Avenue, and delivery truck access on Belle Avenue.

Chair Longwell opened the public hearing for the General Plan Amendment.

Joe Morgan, resident, expressed concerns regarding the vacation of city streets and truck access on Belle Avenue.

The applicant addressed several questions including community outreach and parcel ownership within Fourth and Fifth Streets.

Chair Longwell closed the public hearing.

Commissioners provided additional comments for this item.

Colby Cataldi, Planning & Development Director, provided clarification comments.

Moved by: Karen Alexander
Seconded by: Sarah Longwell

DRAFT MINUTES - December 8, 2025
City of Corona - Planning & Housing Commission Page 3
That the Planning and Housing Commission recommend adoption of the Mitigated Negative Declaration and the Mitigation Monitoring Plan and APPROVAL of GPA2024-0003 to the City Council, based on the findings contained in the staff report, and adopt Resolution No. 2676 GRANTING GPA2024-0003 as part of Cycle 1 of General Plan Amendments for 2026.

Aye (3): Sarah Longwell, Karen Alexander, and Craig Siqueland Nay (1): Matt Woody
Absent (1): Marie Vernon
Motion APPROVED (3 to 1)

7.2 SPA2024-0003
Ms. Lopez provided a recap of the Specific Plan Amendment application.

Chair Longwell opened the public hearing for the Specific Plan Amendment.

Mike Rossi, resident, inquired if delivery truck access on Main Street was considered as an alternative to the proposed access on Belle Avenue.

Chair Longwell closed the public hearing.

Staff addressed the truck access question and explained why placing the truck access on Main was not feasible.

Moved by: Craig Siqueland
Seconded by: Sarah Longwell
That the Planning and Housing Commission recommend APPROVAL of SPA2024-0003 to the City Council, based on the findings contained in the staff report and conditions of approval.

Aye (4): Sarah Longwell, Karen Alexander, Craig Siqueland, and Matt Woody Absent (1): Marie Vernon
Motion APPROVED (4 to 0)

7.3 PM 38981
The Parcel Map application was not discussed further, and the public hearing for this item was opened and closed with no public comment.

Moved by: Karen Alexander
Seconded by: Craig Siqueland
That the Planning and Housing Commission recommend APPROVAL of PM 38981 to the City Council, based on the findings contained in the staff report and subject to the conditions of approval.

Aye (4): Sarah Longwell, Karen Alexander, Craig Siqueland, and Matt Woody Absent (1): Marie Vernon

DRAFT MINUTES - December 8, 2025
City of Corona - Planning & Housing Commission Page 4
Motion APPROVED (4 to 0)

7.4 PP2024-0001
The Commission proceeded with a detailed discussion of the Precise Plan application, including the delivery truck route, trash maintenance, the parking plan, landscaping, sound wall, on-street parking along Belle Avenue, and operational hours of the proposed Northgate store. Discussion also included adding conditions of approval to address truck idling and community outreach to the surrounding neighborhood.

Chair Longwell opened the public hearing for the Precise Plan application.

Mr. Morgan, resident, expressed concerns with having the delivery truck access on Belle Avenue potentially impacting the nearby residential properties.

The applicant addressed several questions from the Commission.

Chair Longwell closed the public hearing.

Commissioners made final comments, adding conditions of approval before entering a motion for a vote.

Moved by: Karen Alexander
Seconded by: Sarah Longwell
That the Planning and Housing Commission adopt Resolution No. 2677 GRANTING PP2024-0001 based on the findings contained in the staff report and conditions of approval, with the added conditions that 1) The applicant shall install and maintain the appropriate electrical outlets at the loading docks to minimize truck idling noise. Upon arrival, all delivery trucks, if properly equipped, – including those equipped with Transport Refrigeration Units (TRUs) – shall immediately shut down their engines and, when needed, connect to the provided electrical outlets in lieu of idling. The applicant shall install a “No Truck Idling” sign at the truck loading area. The electrical outlets shall be shown on the applicant’s construction plans for the Northgate building; and 2) Prior to commencement of on-site grading, the applicant shall conduct community outreach with the residents along Belle Avenue (between Sixth Street and Third Street) and along Washburn Avenue (between Fourth Street to Third Street) on the project. Outreach may be completed through written notification such as mailed letters, flyers, or notices placed in residents’ mailboxes. The notification shall include, at a minimum, the project site plan and contact information for a Northgate representative (name, phone number, and email). Prior to distribution, the applicant shall provide a copy of the notice and the list of addresses to the Project Planner with the Planning & Development Department as evidence for compliance with this condition.

Aye (4): Sarah Longwell, Karen Alexander, Craig Siqueland, and Matt Woody Absent (1): Marie Vernon
Motion APPROVED (4 to 0)

8. WRITTEN COMMUNICATIONS

DRAFT MINUTES - December 8, 2025
City of Corona - Planning & Housing Commission Page 5
No written communications were received.

9. ADMINISTRATIVE REPORTS
Mr. Cataldi wished everyone a happy and safe holiday.

10. COMMISSIONERS' REPORTS AND COMMENTS
The Commission expressed gratitude for the opportunity to attend an upcoming training course for planning commissioners and for their one-on-one meetings with the new director of the Planning & Development Department.

11. FUTURE AGENDA ITEMS
It was noted the 2026 schedule of meetings for the Planning & Housing Commission is forthcoming.

12. ADJOURNMENT
Chair Longwell adjourned the meeting at 9:37 p.m. to the Planning and Housing Commission meeting of Monday, January 12, 2026, commencing at 6:00 p.m. in the City Hall Council Chambers.

DATE: 01/21/2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2026-12

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

PRECISE PLAN 2024-0001 TO REVIEW THE SITE PLAN, ARCHITECTURE, AND

OTHER FEATURES ASSOCIATED WITH A PROPOSED NORTHGATE GONZALEZ MARKET AND REMODEL OF AN EXISTING COMMERCIAL BUILDING ON 4.70

ACRES, LOCATED ON SIXTH STREET, BELLE AVENUE AND MAIN STREET EXECUTIVE SUMMARY:

This staff report asks the City Council to affirm the decision by the Planning and Housing Commission in granting Precise Plan 2024-0001 for the site design associated with a new Northgate Gonzalez Market and remodel of an existing commercial building on 4.70 acres. The project site is located on the north side of W. Sixth Street, between Belle Avenue and N. Main Street. The applicant is Northgate Gonzalez Market.

RECOMMENDED ACTION:

That the City Council affirm the Planning and Housing Commission’s action granting PP2024-0001, based on the findings contained in the staff report and conditions of approval.

BACKGROUND & HISTORY:

The proposed project is for the development of a 40,000-square-foot Northgate Gonzalez Market and remodel of an existing 6,930-square-foot commercial building into a future bank and restaurant use on 4.70 net acres in downtown. The development includes new landscaping, parking, signage, and public right-of-way improvements such as sidewalks, curb and gutter, and utility and stormwater improvements.

The project site is comprised of 13 parcels located on the west side of S. Main Street, between W. Sixth Street to W. Fourth Street, and includes two parcels located on the north side of W. Fourth Street, between S. Belle Avenue and S. Washburn Avenue (Exhibit 2). Eleven of the parcels are currently vacant, while two contain commercial buildings (Citizens Bank and a strip retail building). The retail building is slated for demolition as part of the project development. The project site also includes segments of W. Fifth Street and W. Fourth Street totaling approximately 0.87 acres which presently intersect the project site and will be vacated to facilitate the project's development. The project site does not include the corner parcel at 203 W. Sixth Street, which was formerly occupied by Hunny’s Café and Caremore Medical.

The parcels are located within the Downtown Revitalization Specific Plan (DRSP) and are governed by the development standards adopted for said specific plan. The 11 parcels between W. Sixth Street and W. Fourth Street will maintain their existing zoning of Downtown (D) and General Plan land use designation of Mixed Use Downtown (MUD).

The two parcels on the north side of W. Fourth Street are zoned Single Family (SF) and Gateway Business (GB) and have a General Plan land use designation of Low Density Residential (LDR) and General Commercial (GC).

In order to implement the proposed commercial project, the applicant is requesting concurrent approvals of a General Plan Amendment (GPA2024-0003) and Specific Plan Amendment (SPA2024-0003) to change the general plan land use designation and zoning of the two parcels on the north side of W. Fourth Street to MUD and D respectively, and extend the MUD and D designations to the 0.87 acres of public right-of-way that are to be vacated. The applicant also seeks approval of Parcel Map 38981 to consolidate the 13 parcels and 0.87 acres of public right-of-way into a single 4.70-acre parcel for the development.

ANALYSIS:

The following sections discuss details of the project including the site development, operations, architectural design, landscaping, walls and fencing, signage, and public right-of-way improvements. Detailed information with project exhibits are presented within the Planning and Housing Commission staff report, Exhibit 3.

Site Plan
The market is proposed on the northern part of the site, while the bank and restaurant building is located at the southwestern corner. A shared parking lot is centrally located to serve both buildings. An interior sidewalk is provided within the parking lot to connect the market to the commercial building. The interior sidewalk also discourages cut-through vehicular traffic from S. Main Street through the project site to S. Belle Avenue. The site plan is attached as Exhibit 2.

Customer entrance into the Northgate market is located on the south side of the building, while the north side contains a loading dock and trash compactor. The shopping carts will be located within the front of the store, outside of any drive aisles, for patrons, with several shopping cart return locations within the market parking lot area. The plotting of the buildings meets the minimum setback requirements prescribed by the DRSP for the Downtown (D) zone.

Operations
The market’s specialty is traditional Mexican foods, including fresh vegetables, deli serving hot Mexican dishes, full-service meat and fish market including specialty cheeses, tortilleria (fresh tortillas), panaderia (Mexican sweet bread), daily made fresh salsas, tamales, etc. The project includes an outdoor patio dining area of approximately 650 square feet featuring a walk-up Taqueria (taco) order/pick-up window to be operated by the market. This concept is similar to Northgate’s other market locations in the cities of Fontana and La Habra, to name a few.

The market will be open seven (7) days a week, from 6:30 a.m. to 10 p.m. The applicant anticipates the market will employ approximately 180 to 200 employees. Grocery store deliveries will be from 7 a.m. to 7 p.m. daily. There will be a variety of deliveries to the market daily as follows:
 One (1) delivery of produce, meat and deli per day, seven (7) days a week;  One (1) delivery of groceries per day, five (5) days a week, occurring in the afternoon;
 Two (2) delivery loads of beer/soda per day, from Monday through Saturday; and  2 to 4 delivery loads of bread, chips and tortillas per day.

In total, there will be an average of 4 to 5 large truck and trailer deliveries per day, and an average of two bobtail truck deliveries per day.

Architecture
The DRSP includes architectural design guidelines to ensure quality architecture for commercial developments within the Downtown Core area. The DRSP does not prescribe a specific architectural theme for commercial buildings, and replicating past styles is not mandatory, but acknowledging historic architectural elements is required. In keeping with the design guidelines, the project features a Spanish Colonial architectural theme using clean, white stucco with colored accent trimming, decorative arched features with Saltillo tiles, decorative Spanish accent tile insets, metal awnings and metal trellis for vines, precast concrete trimming, wooden trellis, Spanish tile roofing, and large clay tile potted plants.

Landscaping

The Conceptual Landscape Plan includes approximately 27,642 square feet of droughttolerant, low-water use ornamental landscaping throughout the site. Landscaping would include a variety of trees, such as Jacarandas, Palo Verdes, Fern Pines, Southern Live Oaks, Ornamental Orange and Lemon, Date Palms and others. The parking lot area and perimeters of the project site include ornamental shade trees, screen shrubs to conceal the parking area and a variety of ground covers. Along the northern property line, the project includes Fern Pines, an evergreen tree, to screen the project from the neighboring residential land uses to the north. The screen trees are in addition to the six-foot high block wall that the applicant will construct along the north property line.

The project also includes the installation of new trees and landscaping within the public right-of-way along S. Main Street and S. Belle Avenue in compliance with the DRSP.

Perimeter Walls
The project includes a new six-foot-high split face masonry wall along the northern property line, which will provide a physical buffer between the project site and the abutting residential uses to the north. The project also includes a 12-foot-high screen wall at the truck loading area and a 10-foot-high screen wall at the trash compactor unit. The trash compactor area will be fenced and gated to prevent unauthorized access and cut-through traffic behind the market.

Signage
The project includes a comprehensive sign program for the market and commercial building which will be reviewed and permitted separately during plan check submittal.

The applicant is required to submit the final signage plan to the Planning and Development Department for review and permitting before installation. A condition has been added that the project sign program comply with all codes in place at the time of permitting, including the DRSP and any applicable conditions of approval.

Access and Circulation
The project has five vehicular access points, which are located on Main Street, Sixth Street and Belle Avenue.

The Main Street entrance into the project site is the center’s primary entrance and designed to be shared with the adjacent parcel at 203 W. Sixth Street. This entrance is located directly across from the existing entrance to the Corona Mall center located on the east side of S. Main Street. The entrance will form a four-way intersection at Main Street and will be signalized to allow vehicles to make full-turn movements.

The Sixth Street entrance will allow westbound vehicles on Sixth Street to make rightturns into the site. Eastbound vehicles will not be able to turn left into the site due to the existing raised median on Sixth Street.

Three entrances are proposed along the site’s Belle Avenue frontage which will allow vehicles to enter the site from Belle Avenue. The northernmost entrance on Belle Avenue will primarily be used for truck access to the market’s rear loading area. The entrances on Belle Avenue will allow for full access.

The project’s internal circulation features standard size 9-foot by 20-foot parking spaces with 25- to 28-foot-wide two-way drive aisles for vehicle access to parking spaces and to the adjacent commercial parcel (203 W. Sixth St). The internal circulation meets the Fire Department’s 28-foot minimum width fire lane requirement.

Delivery trucks will access the project site from the SR-91 freeway off-ramp at Main Street and head southbound, turning westbound onto W. Sixth Street and northbound onto Belle Avenue and into the project site. After unloading, the trucks will exit the site onto Belle Avenue, travel southbound towards Sixth Street, eastbound on Sixth Street, northbound on Main Street, and back onto the SR-91 freeway west/east bound on-ramps. The applicant’s Truck Route Map and Truck Turn Analysis, which demonstrates that Main Street, Sixth Street and Belle Avenue are adequately sized to accommodate the delivery trucks, are included in Exhibit 3. Both exhibits were reviewed and accepted by the Traffic Division of the Public Works Department.

Parking
Based on the Corona Municipal Code (CMC), the project requires a total of 251 parking stalls for both the market and bank/restaurant building. The project provides a total of 259 parking spaces, of which 236 are on-site and the remaining 23 are on-street parking spaces located adjacent to the project site, as permitted by the DRSP. The parking numbers shown on the applicant’s site plan are incorrect and will be corrected during the permitting process. The on-street parking spaces are located along the east side of Belle Avenue adjacent to the project site and at the south end of S. Washburn Avenue, just east of the proposed market. Per the DRSP, parking is not required to be provided for the restaurant’s outdoor dining patio.

Water, Sewer, and Drainage Improvements
Water for the proposed market building and commercial building will be provided by connecting to an existing 8-inch diameter waterline in S. Belle Avenue.

The project proposes a 6-inch diameter public sewer line to tie into the existing 10-inch diameter sewer in S. Main Street. For the proposed market building, a 6-inch diameter private sewer lateral is proposed at the northeast corner which will tie into the existing 6- inch diameter sewer at the norther project boundary. Connection details, alignments, and sizes of proposed sewer facilities will be validated during the plan check review process.

Water and sewer service to the project site will be provided by the city.

Development of the project will increase impervious surface coverage on the site and increase surface runoff. Surface runoff, however, will be conveyed via an underground

storm drain to the proposed MWS (Modular Wetlands System) treatment units to address water quality requirements before reaching an underground chamber system within the market parking area for increased runoff mitigation. A pump will then convey flows from the underground chambers to a v-ditch along the western project boundary before discharging into an existing 24-inch storm drain located in S. Belle Avenue.

Public Right-of-Way Improvements
As part of the development of the project site, the applicant is required to dedicate and/or construct the necessary and missing public improvements adjacent to the project site as described in the following:

W. Sixth Street.

No public improvements are required to W. Sixth Street, however, the project site’s south perimeter along W. Sixth Street requires an additional eight (8) feet of street dedication.

N. Main Street.

A fifteen (15) feet street dedication and corresponding street widening are required along the portion of Main Street adjacent to the project site. This widening is necessary to accommodate public right-of-way improvements on the west half of Main Street, including parkway landscaping, sidewalk, street trees and curb and gutter. The widening also provides sufficient width to restripe the southbound lanes to include:
 Two (2) 12-foot wide through-lanes;
 One (1) 12-foot wide left-turn pocket for vehicles entering the North Corona Mall entrance; and
 One (1) 12-foot wide right-turn pocket for vehicles entering the project site.

In addition, a new traffic signal is required to be installed at the project’s primary entrance on Main Street.

S. Belle Avenue.

The City will vacate six (6) feet of right-of-way along the site’s west perimeter adjacent to S. Belle Avenue, adding square footage to the project’s parking area. The project is required to construct public right-of-way improvements consisting of new street trees along S. Belle Avenue adjacent to the project site, while the existing sidewalk, curb and gutter along Belle Avenue will remain.

Vehicle Trip Generation
A traffic impact analysis, dated July 2025, was prepared by a licensed traffic engineer, LL&G, to evaluate the project’s site access, internal circulation, and the number of daily vehicle trips to be generated by the project.

The analysis determined that the project’s overall layout does not create significant vehicle-pedestrian conflict points or significant internal queuing/stacking at the project driveways. The alignment and spacing of the project driveways are also deemed to be adequate, and vehicle turning movements into and out of the site at the driveways are anticipated to operate at acceptable service levels.

The project is expected to generate approximately 3,377 daily trips, including 133 trips during the AM peak hour and 324 trips during the PM peak hour. In comparison, the prior use on the property generated a total of 884 trips per day, with 70 trips in the AM peak hour and 142 trips in the PM peak hour.

As a result, the project is anticipated to generate a net of 2,493 more trips per day with 63 more AM peak hour trips and 182 more PM peak hour trips compared to the prior use.

The project’s net daily trips is not anticipated to adversely impact the level of service for the 15 street intersections and nine (9) roadway segments that were evaluated in the traffic study.

FINANCIAL IMPACT:

The applicant paid the application processing fees of $21,562 to cover the cost of the Precise Plan Permit.

ENVIRONMENTAL ANALYSIS:

Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the City’s Local Guidelines, a Mitigated Negative Declaration (MND) was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to less than significant. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the MND, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment. The MND is proposed for adoption with GPA2024-0003.

Commenting Agencies
The MND was submitted to the State Clearinghouse (SCH #2025110646). The Planning and Development Department received comment letters from the following reviewing agencies in response to the MND:
 California Department of Toxic Substance Control (DTSC)  California Department of Transportation (Caltrans)
The DTSC comment letter, dated November 25, 2025, was received during the 20-day CEQA public review period. DTSC recommended that all structures proposed for demolition be surveyed for the presence of lead-based paints products, mercury, asbestos containing materials, and polychlorinated biphenyl (PCB) caulk in accordance with California environmental regulations and policies. DTSC further recommended that

all import soil and fill materials be tested to ensure chemicals of concern meet the screening levels outlined in DTSC’s Preliminary Endangerment Assessment (PEA) Guidance Manual. In response to these recommendations, City staff added Public Works Condition #25 to the Conditions of Approval for Precise Plan PP2024-0001. Condition #25 requires compliance with DTSC’s recommendations during the permitting phase of project development.

The Caltrans comment letter, dated December 11, 2025, was received after the close of the 20-day CEQA public review period and following review of the project by the Planning and Housing Commission at its December 8, 2025 meeting. The City Traffic Engineer and the applicant’s traffic engineer, LL&G, reviewed the comments and determined that they do not identify any new or significant transportation-related impacts and do not alter the conclusions or outcome of the MND. Accordingly, LL&G prepared a response letter to Caltrans, dated December 23, 2025, addressing the Caltrans comments.

The comment letters, along with the response letter prepared by LL&G, are included as public correspondence in the Planning and Housing Commission Staff Report packet in Exhibit 3.

PLANNING AND HOUSING COMMISSION ACTION:

At its meeting of December 8, 2025, the Planning and Housing Commission considered the subject matter and took the following action:

Motion was made, seconded (Alexander/Longwell) and carried with Commissioner Vernon absent, that the Planning and Housing Commission adopt Resolution No. 2677 granting PP2024-0001, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.

PREPARED BY: ROCIO LOPEZ, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JUSTIN TUCKER, ACTING PLANNING AND DEVELOPMENT

DIRECTOR / ASSISTANT CITY MANAGER
ATTACHMENTS:

1. Exhibit 1 - Locational and Zoning Map

2. Exhibit 2 - Site plan for Precise Plan 2024-0001

3. Exhibit 3 - Planning and Housing Commission Staff Report

4. Exhibit 4 - Draft Minutes of the Planning and Housing Commission meeting of December 8, 2025

5. Exhibit 5 - Northgate Outreach Flyers (English & Spanish)

6. Exhibit 6 - Neighborhood Outreach Map and Address List

LOCATIONAL & ZONING MAP
PP2024-0001
NWC W. 6th & S. Main
Streets
ZONING LEGEND:

D - Downtown
SF – Single Family
GB- Gateway Business
D
D
D
SF
SF
SF
GB
GB
D D

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
•
• EV Charging 13 stalls
• EV Capable/CAV 39 stalls Req. 20% of 258 stalls 52 stalls S B E L L E A V E . S B E L L E A V E .

S W A S H B U R N A V E . S M A I N S T .

SCALE: Req. 20% of 258 stalls

DATE: 12/08/2025
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2025-441
APPLICATION REQUEST:

PP2024-0001: Precise Plan to review the site plan, architecture, landscaping, and other development features associated with a proposed 40,000 square foot Northgate Gonzalez Market and remodel of an existing 6,930 square foot commercial building on 4.70 acres, generally located at the northwest corner of W. Sixth Street and N. Main Street. (Applicant:

Marco Arzola for Northgate Gonzalez Market, 1201 N. Magnolia Avenue, Anaheim, CA 92801)
RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2677 GRANTING PP2024- 0001 based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Project Site 4.70 acres
Existing Zoning Downtown (D), Single Family (SF) and Gateway Business (GB) Proposed Zoning Downtown (D)
Existing General Plan Mixed Use Downtown (MUD), Low Density Residential (LDR) and General Commercial (GC)
Proposed General Plan Mixed Use Downtown (MUD)
Existing Land Use Vacant parcels, strip retail and commercial bank buildings Proposed Land Use Northgate grocery market and commercial bank/restaurant building Surrounding Zoning /
Land Use
N: SF and GB / Single Family Residential
E: D / Commercial
S: D / Medical Office and Public Library
W: SF and D / Single Family Residential and Commercial

BACKGROUND
The proposed project is for the development of a 40,000 square foot Northgate Gonzalez grocery market and remodel of an existing 6,930 square foot commercial building into a bank and restaurant use on 4.70 net acres. The development includes new landscaping, parking, signage, and public right-of-way improvements such as sidewalks, curb and gutter, and utility and stormwater improvements.

The project site is comprised of 13 parcels located on the west side of S. Main Street, between W. Sixth Street to W. Fourth Street, and includes two parcels located on the north side of W. Fourth Street, between S. Belle Avenue and S. Washburn Avenue (Exhibit 2).

Eleven of the parcels are currently vacant, while two contain commercial buildings (Citizens Bank and a strip retail building) slated for demolition as part of the project development. The project site also includes segments of W. Fifth Street and W. Fourth Street totaling approximately 0.87 acres which presently intersect the project site and will be vacated to facilitate the project's development. The one-acre Helmle parcel, located at the northwest corner of W. Sixth Street and S. Main Street (203 W. Sixth Street), is not included within the project site.

The parcels are located within the Downtown Revitalization Specific Plan (DRSP) and are governed by the development standards adopted for said specific plan. The 11 parcels between W. Sixth Street and W. Fourth Street will maintain their existing zoning of Downtown (D) and General Plan land use designation of Mixed Use Downtown (MUD). The two parcels on the north side of W. Fourth Street are zoned Single Family (SF) and Gateway Business (GB) and have a General Plan land use designation of Low Density Residential (LDR) and General Commercial (GC).

In order to implement the proposed commercial project, the applicant is requesting concurrent approvals of a General Plan Amendment (GPA2024-0003) and Specific Plan Amendment (SPA2024-0003) to change the General Plan land use designation and zoning of the two parcels on the north side of W. Fourth Street to MUD and D respectively, and extend the MUD and D designations to the 0.87 acres of public right-of-way that are to be vacated.

The applicant also seeks approval of Parcel Map (PM) 38981 to consolidate the 13 parcels and 0.87 acres of public right-of-way into a single 4.70-acre parcel for the development.

Details associated with the aforementioned applications are provided under separate staff reports for the Planning and Housing Commission’s consideration.

The project was initially reviewed by the Development Plan Review (DPR) Committee on August 10, 2023. The applicant formally submitted the Precise Plan and the abovementioned applications to the city on August 19, 2024. The applications were reviewed by the Project and Environmental Review Committee (PRC) on September 12, 2024. Missing and revised items were subsequently submitted, and the applications were deemed complete on

October 28, 2025, and scheduled for the Planning and Housing Commission meeting of December 8, 2025.

PROJECT DESCRIPTION
The following sections discuss the details of the project including the site development, operations, architectural design, landscaping, walls and fencing, signage, and public rightof-way improvements.

Site Plan
The market is proposed on the northern part of the site, while the bank and restaurant building is located at the southwestern corner. A shared parking lot is centrally located to serve both facilities. An interior sidewalk is provided within the parking lot to connect the market to the commercial building. The interior sidewalk also discourages cut-through vehicular traffic from S. Main Street through the project site to S. Belle Avenue. The site plan is attached as Exhibit 4.

Customer entrance into the Northgate market is located on the south side of the building, while the north side contains a loading dock and trash compactor. The shopping carts will be located within the front of the store, outside of any drive aisles, for patrons, with several shopping cart return locations within the market parking lot area. Northgate did not submit a floor plan to the city for review but has indicated to city staff that the floor plan would be similar to their other recently opened stores. The floor plan will be reviewed by staff during the plan checking process.

The plotting of the buildings meets the minimum setback requirements prescribed by the DRSP for the Downtown (D) zone. This is summarized in Table 1.

TABLE 1: BUILDING SETBACKS
Setback Location Setback Standard Setback Provided Meets Standard Front Yard Setback
(W. Sixth St.)
0 feet 9 feet (setback after
street dedication)
Yes
Street Side Yard Setback
(S. Main St.)
0 feet 11 feet Yes
Street Side Yard Setback
(S. Belle Ave.)
0 feet 36 Yes
Rear Yard Setback 10 feet minimum 42 feet Yes
Operations
Northgate Gonzalez has been in operation for over 45 years with 43 markets in operation.

The company is operated by the Gonzalez family and is in its 4th generation with 32 family members spanning three generations working within the business.

The new 40,000 square foot Northgate Gonzelez grocery market specializes in traditional Mexican foods, including fresh vegetables, deli serving hot Mexican dishes, full-service meat and fish market including specialty cheeses, tortilleria (fresh tortillas), panaderia (Mexican sweet bread), daily made fresh salsas, tamales, etc. The project proposes an outdoor patio dining area of approximately 650 square feet featuring a walk-up Taqueria (taco) order/pickup window operated by Northgate Gonzalez market. This concept is similar to Northgate’s other market locations in the cities of Fontana and La Habra, to name a few.

Additional information regarding the company’s history and background is provided in the applicant’s project description letter dated July 22, 2024, and applicant’s business operations letter dated October 10, 2025 (Exhibit 15). This store would be a regular Northgate Gonzalez grocery market and not based on their large Costa Mesa Mercado market.

The market will be open seven (7) days a week, from 6:30 a.m. to 10 p.m. The applicant anticipates the market will employ approximately 180 to 200 employees. Grocery store deliveries will be from 7 a.m. to 7 p.m. daily. There will be a variety of deliveries to the market daily as follows:
• One (1) delivery of produce, meat and deli per day, seven (7) days a week; • One (1) delivery of groceries per day, five (5) days a week, occurring in the afternoon; • Two (2) delivery loads of beer/soda per day, from Monday through Saturday; and • 2 to 4 delivery loads of bread, chips and tortillas per day.

In total, there will be an average of 4 to 5 large truck and trailer deliveries per day, and an average of two bobtail truck deliveries per day.

It is anticipated that the future restaurant tenant and bank will have a small number of employees, and the restaurant would typically have a daily delivery of supplies from a smaller bobtail truck. No other information regarding the restaurant and bank building has been provided to city staff.

Architecture
The DRSP includes architectural design guidelines to ensure quality architecture for commercial developments within the Downtown Core area. The DRSP does not prescribe a specific architectural theme for commercial buildings, and replicating past styles is not mandatory, but acknowledging historic architectural elements is required. In keeping with the design guidelines, the project features a Spanish Colonial architectural theme using clean, white stucco with colored accent trimming, decorative arched features with Saltillo tiles, decorative Spanish accent tile insets, metal awnings and metal trellis for vines, precast

concrete trimming, wooden trellis, Spanish tile roofing, and large clay tile potted plants. The market’s maximum height is 40 feet, while the bank/restaurant building is 33’-5” tall. The architecture is compatible with and complements the prevalent Spanish-influence character of Corona’s downtown area. The Conceptual Rendering and Colored Elevations are provided as Exhibits 8 and 9, respectively.

Trash Enclosure and Compactor
One trash enclosure is provided near the bank/restaurant building to serve this facility. The trash enclosure has stucco walls with solid metal gates and a decorative metal cover. The space between the enclosure walls and cover are secured by metal mesh material on all four sides.

A trash compactor is proposed on the north side of the Northgate market to serve the market.

The compactor is located between the building and a 10-foot high screen/sound wall.

According to the applicant, the market does not utilize trash enclosures at any of their market locations as they operate solely using their on-site trash compactor located at the rear of the market. Staff provided a copy of the site plan with proposed trash enclosure and trash compactor locations to Waste Management. Waste Management has approved the project’s site plan, including the proposed trash compactor.

Lighting
The project’s lighting includes parking lot lighting fixtures as well as decorative wall-mounted lighting on the market and multi-tenant commercial building. All outdoor lighting are required to be directed downward and shielded to minimize off-site spillover onto adjacent residential and sensitive land uses. The project site is located in a developed area where ambient lighting exists from the existing streetlight poles and existing, surrounding developments. Therefore, the project’s lighting is not expected to be a nuisance to the area.

Perimeter Walls
The Wall and Fence Plan is provided in Exhibit 12. The project includes a six-foot-high split face masonry wall along the northern property line, which will provide a physical buffer between the project site and the abutting residential uses to the north.

The project features a 12-foot-high screen wall at the truck loading area and a 10-foot-high screen wall at the trash compactor unit. The trash compactor area will be fenced and gated to prevent unauthorized access and cut-through traffic behind the market.

Landscaping
The Conceptual Landscape Plan includes approximately 27,642 square feet of new droughttolerant, low-water use ornamental landscaping throughout the site. Landscaping would include a variety of trees, such as Jacarandas, Palo Verdes, Fern Pines, Southern Live Oaks,

Ornamental Orange and Lemon, Date Palms and others. The parking lot area and perimeters of the project site include ornamental shade trees, screen shrubs to conceal the parking area and a variety of ground covers. Along the northern property line, the project includes Fern Pines, an evergreen tree, to screen the project from the neighboring residential land uses to the north. The screen trees are in addition to the six-foot high block wall that the applicant will construct along the north property line.

The project also includes the installation of new trees and landscaping within the public right-of-way along S. Main Street and S. Belle Avenue in compliance with the Downtown Revitalization Specific Plan. All new landscape materials proposed for the project are required to be California-friendly, and irrigation is required to be water efficient to meet the City’s landscape design guidelines for commercial projects. Formal landscape and irrigation plans will be subject to final review and approval by the city staff. The Conceptual Landscape Plan is provided in Exhibit 11.

Signage
The project includes a comprehensive sign program for the market and commercial building which will be reviewed and permitted separately during plan check submittal. The conceptual sign program is provided in Exhibit 14. Table 2 describes the proposed project signage.

TABLE 2: PROPOSED PROJECT SIGN PROGRAM
Type of Sign Total
Signs
Location Proposed
Height
Proposed
Sign Area
Sign Text Meets DRSP
Standard
Monument
Entry Sign
(Internally
Illuminated)
3 Entrance on
Main St.,
Corner of 6th
St. & Belle
Ave., 2nd
entrance on
Belle Ave.
7 feet 45 sq.ft. Northgate
Market,
Restaurant
and Bank
Yes, except for
(1) the sign at the
Main St.
entrance and
(2) the internally
illuminated sign
on S. Belle Ave.
(Sign at entrance
encroaches into
public right-ofway; and no
internal or
external
illumination
permitted when
sign is located
adjacent to
residential zone)

Wall/Market
(Internally
Illuminated)
3 South, east
and west
building
elevations
48-inch
letters / 84-
inch logo
(South and
East) &
30-inch
letters / 48-
inch logo
(West)
200 sq.ft.
100 sq.ft.

Northgate
Market and
Gonzalez
Logo
No (south & east)
(Max. sign area
150 sq.ft.)
Yes (west)
Wall/Market
Secondary
(Internally
Illuminated)
4 South building
elevation
14-inch
letters
50 sq.ft.
per sign
Panaderia
Carniceria
Tortilleria
Cocina
No
(Max. sign area
150 sq.ft.)
Sub-Tenant
Market Wall
(Internally
Illuminated)
2 South and east
building
elevation
48-inch
high
18-inch
high
50 sq.ft.
25 sq.ft.

Prospera
and
Taqueria
No
(Max. sign area
150 sq.ft.)
Multi-Tenant
(Internally
Illuminated)
6 (3 signs
per
tenant)
2 per building
elevation (east
& west)
1 per north &
south
elevation
Logo and
sign not to
exceed 48-
inches

1.5 sq.ft. Restaurant
and Bank
No
(Max. sign area 1
sq.ft. per linear
foot of building
elevation)
The applicant is required to submit the final signage plan to the Planning and Development Department for review and permitting before installation. A condition has been added that the project sign program comply with all codes in place at the time of permitting, including the DRSP and any applicable conditions of approval.

Access and Circulation
The project has five vehicular access points. The main entrance into the project site is located at the site’s east perimeter and is a shared driveway with the adjacent Hemle parcel (203 W. Sixth Street). This entrance is proposed directly across from the existing entrance to the Corona Mall commercial center located on the east side of S. Main Street. The entrance will form a four-way intersection at S. Main Street and will be signalized to allow vehicles to make full turn movements.

One entrance is located at the site’s south perimeter and will allow westbound vehicles on Sixth Street to make right-turns into the site. Eastbound vehicles will not be able to turn left into the site due to the existing raised median on W. Sixth Street.

Three additional entrances are located at the site’s west perimeter and will allow vehicles to enter the site from S. Belle Avenue. The northernmost entrance on S. Belle Avenue will primarily be used for truck access to the market’s rear loading area. The entrances on S. Belle Avenue will allow for full access. The entrances on W. Sixth Street and S. Belle Avenue are not required to be signalized.

The project’s internal circulation features standard size 9-foot by 20-foot parking spaces with 25- to 28-foot-wide two-way drive aisles for vehicle access to parking spaces and to the adjacent Hemle parcel. The Fire Department confirmed that the internal circulation meets the 28-foot minimum width fire lane requirements.

Delivery trucks will access the project site from the SR-91 freeway off-ramp at Main Street and head southbound, turning westbound onto W. Sixth Street and northbound onto S. Belle Avenue and into the project site. After unloading, the trucks will exit the site onto S. Belle Avenue, travel southbound towards W. Sixth Street, eastbound on W. Sixth Street, northbound on N. Main Street, and back onto the SR-91 freeway west/east bound on-ramps.

The applicant’s Truck Route Map is attached as Exhibit 5. Exhibit 6 is the applicant’s Truck Turn Analysis which demonstrates that Main Street, Sixth Street and Belle Avenue are adequately sized to accommodate the delivery trucks. Both exhibits were reviewed and accepted by the Traffic Division of the Public Works Department.

Parking
Based on the Corona Municipal Code (CMC), the project requires a total of 251 parking stalls for both the market and bank/restaurant building. The project provides a total of 261 parking spaces, of which 236 are on-site and the remaining 25 are on-street parking spaces located adjacent to the project site, as permitted by the DRSP. The on-street parking spaces are located along the east side of Belle Avenue adjacent to the project site and at the south end of S. Washburn Avenue, just east of the proposed market. Per the DRSP, parking is not required to be provided for the restaurant’s outdoor dining patio. The project’s parking requirements are summarized in Table 3.

TABLE 3: PARKING SUMMARY
Use S.F. Code Requirement Parking
Required
Parking
Provided
Meets
Requirement
Market 40,000 1 space per 200 sq.ft. 200 203 Yes
Restaurant 3,297 1 space per 100 sq.ft. 33 40 Yes
Bank 3,633 1 space per 200 sq.ft. 18 18 Yes
TOTAL 251 2611 Yes

1. The project parking includes off-street and on-street parking spaces, which is allowed per Section 3.6.2 of the Downtown Revitalization Specific Plan.

Water, Sewer, and Drainage Improvements
Water for the proposed market building and commercial building will be provided by connecting to an existing 8-inch diameter waterline in S. Belle Avenue.

The project proposes a 6-inch diameter public sewer line to tie into the existing 10-inch diameter sewer in S. Main Street. For the proposed market building, a 6-inch diameter private sewer lateral is proposed at the northeast corner which will tie into the existing 6-inch diameter sewer at the norther project boundary. Connection details, alignments, and sizes of proposed sewer facilities will be validated during the plan check review process. Water and sewer service to the project site will be provided by the city.

Development of the project will increase impervious surface coverage on the site and increase surface runoff. Surface runoff, however, will be conveyed via an underground storm drain to the proposed MWS (Modular Wetlands System) treatment units to address water quality requirements before reaching an underground chamber system within the market parking area for increased runoff mitigation. A pump will then convey flows from the underground chambers to a v-ditch along the western project boundary before discharging into an existing 24-inch storm drain located in S. Belle Avenue. The conceptual Grading and Drainage Plans are provided in Exhibit 13.

Public Right-of-Way Improvements
As part of the development of the project site, the applicant is required to dedicate and/or construct the necessary and missing public improvements adjacent to the project site as described in the following subsections.

W. Sixth Street.

No public improvements are required to W. Sixth Street, however, the project site’s south perimeter along W. Sixth Street requires an additional eight (8) feet of street dedication.

N. Main Street.

A fifteen (15) feet street dedication and corresponding street widening are required along the portion of Main Street adjacent to the project site. This widening is necessary to accommodate public right-of-way improvements on the west half of Main Street, including parkway landscaping, sidewalk, street trees and curb and gutter. The widening also provides sufficient width to restripe the southbound lanes to include:
• Two (2) 12-foot wide through-lanes;
• One (1) 12-foot wide left-turn pocket for vehicles entering the North Corona Mall entrance; and
• One (1) 12-foot wide right-turn pocket for vehicles entering the project site.

In addition, a new traffic signal is required to be installed at the project’s primary entrance on Main Street.

S. Belle Avenue.

The City will vacate six (6) feet of right-of-way along the site’s west perimeter adjacent to S.

Belle Avenue, adding square footage to the project’s parking area. The project is required to construct public right-of-way improvements consisting of new street trees along S. Belle Avenue adjacent to the project site, while the existing sidewalk, curb and gutter along Belle Avenue will remain.

Traffic Impact Analysis
A traffic impact analysis (LL&G, dated July 2025) was prepared for the project to evaluate the project’s site access, internal circulation, and the project’s potential traffic impact to the surrounding roadway circulation.

The analysis determined that the project’s overall layout does not create significant vehiclepedestrian conflict points or significant internal queuing/stacking at the project driveways.

The alignment and spacing of the project driveways are also deemed to be adequate, and vehicle turning movements into and out of the site at the driveways are anticipated to operate at acceptable service levels.

The project is expected to generate approximately 3,377 daily trips, including 133 trips during the AM peak hour and 324 trips during the PM peak hour. In comparison, the prior use on the property generated a total of 884 trips per day, with 70 trips in the AM peak hour and 142 trips in the PM peak hour.

As a result, the project is anticipated to generate a net of 2,493 more trips per day with 63 more AM peak hour trips and 182 more PM peak hour trips compared to the prior use. The project’s net daily trips is not anticipated to adversely impact the level of service for the 15 street intersections and nine (9) roadway segments that were evaluated in the traffic study.

Distribution of Plans
The project’s development plans were circulated to service providers (Fire Department, Corona Police Department, etc.) and utility companies, allowing each entity the opportunity to review the proposal and determine the impacts of the development relative to their services. In addition, the plans were circulated to internal divisions/departments such as Development Services, Traffic, Building and Public Works. Comments from these agencies have been considered and incorporated as modifications to the plans or were included as recommended conditions to this project.

ENVIRONMENTAL ANALYSIS
Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the City’s Local Guidelines, a Mitigated Negative Declaration was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to less than significant. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the Mitigated Negative Declaration, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment. The Mitigated Negative Declaration is recommended for adoption with the associated General Plan Amendment application GPA2024-0003 (Exhibit 16).

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

PUBLIC NOTICE AND COMMENTS
A 20-day bilingual (English and Spanish) public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. Additionally, the MND was electronically sent to the State Clearinghouse (SCH#2025110646). As of the preparation of this report, staff received two comments related to the project and one related to the MND (Exhibits 17 and 18).

STAFF ANALYSIS
The project is a classic infill development in an urbanized area, replacing outdated buildings and structures, dilapidated chain-link fencing, missing public improvements and landscaping. The current site is incompatible with the Downtown Revitalization Specific Plan’s vision for downtown, which aims to promote new developments that are respectful of the traditional town center character and enhance visual appeal and interest along the downtown streetscapes. The project will consolidate multiple, underutilized properties into a single property for a new Northgate Gonzalez market and repurpose an old bank building into a new bank and restaurant. The project will introduce improvements such as landscaped parkways with trees, new sidewalks, Spanish Colonial architectural features, new landscaping, decorative walls, new stamped driveway entries and new signage.

As proposed and conditioned, the project complies with the development standards for parking, landscaping, setbacks and other requirements prescribed by the Specific Plan. All potential environmental impacts associated with the project have been analyzed pursuant to CEQA, and all potential impacts identified in the Mitigated Negative Declaration are capable of being mitigated.

The market and bank/restaurant uses are allowed by right in the Downtown zone. The location is conveniently close to the SR-91 freeway, major and local streets and is within walking distance of residential neighborhoods. This development supports a pedestrianfriendly environment, aligning with the Specific Plan’s vision for the Downtown Core area, and serves as a “catalyst” to jump start much needed economic development within the downtown area. The project fulfils the goals and policies of the General Plan that promote the redevelopment of Downtown Corona while retaining the Downtown’s historic character.

Therefore, the Planning and Development Department recommends approval of PP2024- 0001, subject to the findings below and the recommended conditions of approval in Exhibit

3. FINDINGS OF APPROVAL FOR PP2024-0001

1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Mitigation and Monitoring Program within the Mitigated Negative Declaration and within the Conditions of Approval attached as Exhibits 16 and 3, respectively.
b. There is no substantial evidence before the city that the revised project may have a significant effect.

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 PP2024-0001 for the following reasons:
a. The project is consistent with the General Plan land use designation of Mixed Use Downtown (MUD), as this designation accommodates the development of properties exclusively for retail commercial uses or an integrated mix of commercial and residential uses. Additionally, the project proposes a Floor Area Ratio (FAR) of 0.22, which does not exceed the maximum FAR of 3.0 established by the General Plan for the MUD designation. Furthermore, the project is consistent with the following General Plan policies:
i. Policy LU-11.1, which encourages having a range of retail, service and other commercial uses in the City that provide goods and services to meet the diverse needs of Corona’s residents and businesses, in accordance with the land use plan’s designations and applicable density standards and design and development policies. The new Northgate Gonzalez market will offer specialty

foods, grocery products, and services that respond to the needs of the community. Also, the proposed use complies with the site’s Downtown zoning and Mixed Use Downtown general plan land use designation, as well as the design and development standards of the Downtown Revitalization Specific Plan, ensuring compatibility with the surrounding area and the City’s long-term planning objectives. Therefore, the project is consistent with Policy LU-11.1. ii. Policy LU-11.3, which seeks to promote reinvestment in declining shopping centers and districts, which an emphasis on new retail uses that serve adjacent neighborhoods and contribute to the overall vitality of the centers.

The project represents a significant reinvestment in the Downtown area by redeveloping an underutilized site with neighborhood-oriented retail and commercial service uses. The project will serve the daily shopping needs of surrounding residential neighborhoods, attract new customers to Downtown, increase pedestrian activity, and generate economic activity. As such, the project supports revitalization efforts and contributes to the long-term economic vitality of the Downtown District, consistent with Policy LU-11.3. iii. Policy LU-17.7, which is to ensure that new Downtown development is attractive and creates an image conducive to economic revitalization consistent with the adopted specific plan. The project has been designed in accordance with the adopted Downtown Revitalization Specific Plan design guidelines and development standards, and incorporates attractive architecture features, including Spanish-style elements and new on-site landscaping as well as landscaping within the adjacent parkways in the public right-of-way. Accordingly, the project is consistent with the intent and requirement of Policy LU-17.7.
iv. Policy LU-17.15, which seeks to enhance the historic character of the Downtown by requiring new construction to implement architectural features reminiscent of the era. The project’s Spanish Colonial architecture is compatible with and complements the prevalent Spanish-influence character of the downtown area, thereby furthering the intent of this policy. b. The project adheres to the Downtown (D) zone regulations outlined in the Downtown Revitalization Specific Plan, ensuring compliance with the development standards as well as the relevant codes and requirements stipulated in the Corona Municipal Code.
c. The project has been reviewed in compliance with the California Environmental Quality Act, and all applicable requirements and procedures of the act have been followed. As justified in Finding # 1, a Mitigated Negative Declaration is recommended for adoption with associated application GPA2024-0003 as the initial study identifies potentially significant effects on the environment, but the project applicant has

agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur. d. The project site is of a sufficient size and configuration to accommodate the design and scale of proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated by the project plans for PP2024-0001.
e. The architectural design of the proposed development consists of Spanish Colonial architectural elements that are compatible with the character of the surrounding neighborhood. The project will enhance the visual character of the neighborhood by improving vacant undeveloped property and will provide for harmonious, orderly and attractive development of the site.

PREPARED BY: ROCIO LOPEZ, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: COLBY CATALDI, PLANNING AND DEVELOPMENT DIRECTOR EXHIBITS:

1. Resolution No. 2677

2. Locational and Zoning Map

3. Conditions of Approval

4. Site Plan

5. Truck Route Map

6. Truck Turn Analysis Plan

7. Photos of Site

8. Colored Rendering

9. Colored Elevations

10.Color Material Palette

11.Conceptual Landscape Plan

12. Wall and Fence Plan

13.Conceptual Grading and Drainage Plans

14.Conceptual Sign Program

15. Applicant’s letters, dated July 22, 2024, and October 10, 2025

16. Environmental Documentation

17. Public Comments, dated November 17, 2025 and received December 3, 2025

18. Public Comment on MND, dated November 25, 2025
Case Planner: Rocio Lopez (951) 736-2293

RESOLUTION NO. 2677
APPLICATION NUMBER: PP2024-0001

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A PRECISE PLAN TO

REVIEW THE SITE PLAN, ARCHITECTURE,

LANDSCAPING, AND OTHER DEVELOPMENT
FEATURES ASSOCIATED WITH A PROPOSED 40,000

SQUARE FOOT NORTHGATE GONZALEZ MARKET
AND REMODEL OF AN EXISTING 6,930 SQUARE FOOT
COMMERCIAL BUILDING ON 4.70 ACRES, GENERALLY
LOCATED AT THE NORTHWEST CORNER OF W. SIXTH
STREET AND N. MAIN STREET. (APPLICANT: MARCO

ARZOLA FOR NORTHGATE GONZALEZ)
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 development features associated with a proposed 40,000 square foot Northgate Gonzalez Market and remodel of an existing 6,930 square foot commercial building on 4.70 acres, generally located at the northwest corner of W. Sixth Street and N. Main Street; and
WHEREAS, the Precise Plan was submitted in conjunction with General Plan Amendment 2024-0003 (GPA204-0003), Specific Plan Amendment 2024-0003 (SPA2024- 0003), and Parcel Map 38981 (PM 38981) (“Proposed Project”); and WHEREAS, the Planning and Housing Commission held a noticed public hearing for GPA2024-0003, SPA2024-0003, PM 38981 on December 8, 2025, as required by law; and
WHEREAS, on December 8, 2025, as the first action on the Proposed Project, the Planning and Housing Commission approved Resolution No. 2676 adopting GPA2024-0003 and recommended to the City Council the adoption of the Mitigated Negative Declaration (MND) prepared for the Proposed Project pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15070(b) and Section 6.02 of the City Local CEQA Guidelines,

RESOLUTION NO. 2677
APPLICATION NO. PP2024-0001
PAGE | 2
because the information contained in the MND, the initial study and the administrative records for this project, including all written and oral evidence provided during the comment period and presented to the Planning and Housing Commission, the Commission found that potential environmental impacts of this project are either no impact or less-than-significant.

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 PP2024-0001 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve PP2024-0001 on 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 PP2024- 0001, the Planning and Housing Commission has reviewed and considered the information contained in the MND, the initial study and the administrative records for this PP2024-0001, including all written and oral evidence provided during the comment period, and the Commission finds that the project’s potentially significant effects to the environment are capable of being mitigated to less than significant. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the MND, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment.

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. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Mitigation and Monitoring Program within the Mitigated Negative Declaration and within the Conditions of Approval attached as Exhibits 16 and 3, respectively, to the staff report for PP2024-0001. b. There is no substantial evidence before the city that the revised project may have a significant effect.

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070

RESOLUTION NO. 2677
APPLICATION NO. PP2024-0001
PAGE | 3
of the CMC do exist in reference to PP2024-0001 for the following reasons:
a. The project is consistent with the General Plan land use designation of Mixed Use Downtown (MUD), as this designation accommodates the development of properties exclusively for retail commercial uses or an integrated mix of commercial and residential uses. Additionally, the project proposes a Floor Area Ratio (FAR) of 0.22, which does not exceed the maximum FAR of 3.0 established by the General Plan for the MUD designation. Furthermore, the project is consistent with the following General Plan policies:
i. Policy LU-11.1, which encourages having a range of retail, service and other commercial uses in the City that provide goods and services to meet the diverse needs of Corona’s residents and businesses, in accordance with the land use plan’s designations and applicable density standards and design and development policies. The new Northgate Gonzalez market will offer specialty foods, grocery products, and services that respond to the needs of the community. Also, the proposed use complies with the site’s Downtown zoning and Mixed Use Downtown general plan land use designation, as well as the design and development standards of the Downtown Revitalization Specific Plan, ensuring compatibility with the surrounding area and the City’s long-term planning objectives. Therefore, the project is consistent with Policy LU-11.1
ii. Policy LU-11.3, which seeks to promote reinvestment in declining shopping centers and districts, which an emphasis on new retail uses that serve adjacent neighborhoods and contribute to the overall vitality of the centers. The project represents a significant reinvestment in the Downtown area by redeveloping an underutilized site with neighborhood-oriented retail and commercial service uses. The project will serve the daily shopping needs of surrounding residential neighborhoods, attract new customers to Downtown, increase pedestrian activity, and generate economic activity. As such, the project supports revitalization efforts and contributes to the long-term economic vitality of the Downtown District, consistent with Policy LU-11.3.
iii. Policy LU-17.7, which is to ensure that new Downtown development is attractive and creates an image conducive to economic revitalization consistent with the adopted specific plan. The project has been designed in accordance with the adopted Downtown Revitalization Specific Plan design guidelines and development standards, and incorporates attractive architecture features, including Spanish-style elements and new on-site landscaping as well as landscaping within the adjacent parkways in the public right-of-way. Accordingly, the project is consistent with the intent and requirement of Policy LU-17.7.

RESOLUTION NO. 2677
APPLICATION NO. PP2024-0001
PAGE | 4
iv. Policy LU-17.15, which seeks to enhance the historic character of the Downtown by requiring new construction to implement architectural features reminiscent of the era. The project’s Spanish Colonial architecture is compatible with and complements the prevalent Spanishinfluence character of the downtown area, thereby furthering the intent of this policy.
b. The project adheres to the Downtown (D) zone regulations outlined in the Downtown Revitalization Specific Plan, ensuring compliance with the development standards as well as the relevant codes and requirements stipulated in the Corona Municipal Code.
c. The project has been reviewed in compliance with the California Environmental Quality Act, and all applicable requirements and procedures of the act have been followed. As justified in Finding # 1, a Mitigated Negative Declaration is recommended for adoption with associated application GPA2024-0003 as the initial study identifies potentially significant effects on the environment, but the project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur.
d. The project site is of a sufficient size and configuration to accommodate the design and scale of proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated by the project plans for PP2024-0001.
e. The architectural design of the proposed development consists of Spanish Colonial architectural elements that are compatible with the character of the surrounding neighborhood. The project will enhance the visual character of the neighborhood by improving vacant undeveloped property and will provide for harmonious, orderly and attractive development of the site.

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.

RESOLUTION NO. 2677
APPLICATION NO. PP2024-0001
PAGE | 5
Adopted this 8th day of December, 2025.
__________________________________
Sarah Longwell, Chair
Planning and Housing Commission
City of Corona, California
ATTEST:

Belinda Capilla
Secretary, Planning and Housing Commission
City of Corona, California
I, Belinda Capilla, Secretary to the Planning and Housing Commission of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted in a regular session of said Planning and Housing Commission duly called and held on the 8th day of December, 2025, and was duly passed and adopted by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAINED:

Belinda Capilla
Secretary, Planning and Housing Commission
City of Corona, California

LOCATIONAL & ZONING MAP
PP2024-0001
NWC W. 6th & S. Main
Streets
ZONING LEGEND:

D - Downtown
SF – Single Family
GB- Gateway Business
D
D
D
SF
SF
SF
GB
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1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
•
• EV Charging 13 stalls
• EV Capable/CAV 39 stalls Req. 20% of 258 stalls 52 stalls S B E L L E A V E . S B E L L E A V E .

S W A S H B U R N A V E . S M A I N S T .

SCALE: Req. 20% of 258 stalls

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025
T. 310.826.2100
F. 310.826.0182
WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION:

NO.:

ISSUE
DATE:

REVISIONS:1$'(/352-(&7ʋ

DRAWING TITLE:

ISSUE:

PROJECT:

CLIENT:

PROFESSIONAL STAMP(S):

Jul 10, 2023 - 8:06am
ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE

CORONA, CALIFORNIA
TBD - 6TH AND MAIN
-
NWC 6TH AND MAIN
N/AN/A
-
19010

07. 06 .2023 02.15.2024
(¦©ȑȏȑȒɷȏȏȑȐ

DEVELOPMENT PLAN REVIEW
(¦©ȑȏȑȒɷȏȏȑȐ
TRUCK TURN ANALYSIS - WB65 SEMI TRAILER
S BELLE AVE. S BELLE AVE.

S WASHBURN AVE.

S MAIN ST.

S MAIN ST.

SCALE: ȐɾʨȒȏʀɷȏɾ

RESIDENTIAL RESIDENTIAL RESIDENTIAL
RESIDENTIAL RESIDENTIAL (E) RETAIL N.A.P
W 6TH ST.

W 5TH ST.

W 4TH ST.

PROPOSED SIGNAL

TRUCK TURN

ANALYSIS PLAN
30’ 30’ 60’ 90’ 0
A-1.1

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 S B E L L E A V E . S M A I N S T .

EXISTING RETAIL EXISTING BANK
W 4 T H S T .

W 6 T H S T .

W 5 T H S T . EXISTING RETAIL

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE: ISSUE: PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 DEVELOPMENT PLAN REVIEW

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE: ISSUE: PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 DEVELOPMENT PLAN REVIEW

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE: ISSUE: PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 DEVELOPMENT PLAN REVIEW

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE: ISSUE: PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 DEVELOPMENT PLAN REVIEW

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE: ISSUE: PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 DEVELOPMENT PLAN REVIEW

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE: ISSUE: PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024 DEVELOPMENT PLAN REVIEW

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
SCALE:
05 05
05 10
05 10 05
01 01
02 02
15 15
09 09
06 06
01 14
03 03
04 04
04 04
01 01
02 02 02 15
04 04
08 08
03 03
10 01 02 01 14
01 06
02

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
SCALE:
01 05 09 10
02 13
04 15 01
04 02 12
02 03 02
02

1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
SCALE:
10 01 02 03 03 08 08 02 03
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1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
01 01
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02 02
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1990 S. BUNDY DRIVE
SUITE 400
LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM

NADEL STUDIO ONE INC
ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2023, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED.

CONSULTANT:

PROJECT DATE:

PUBLIC AGENCY SUBMITTAL:

ISSUED FOR BIDDING:

ISSUED FOR CONSTRUCTION:

ISSUE DESCRIPTION: NO.:ISSUE DATE: REVISIONS: DRAWING TITLE:

PROJECT: CLIENT:

PROFESSIONAL STAMP(S): ANAHEIM, CA 92801
1201 N. MAGNOLIA AVENUE CORONA, CALIFORNIA
TBD - 6TH AND MAIN
- NWC 6TH AND MAIN

N/A N/A
-
19010

07. 06 .2023 02.15.2024
Sherwin Williams Sherwin Williams Sherwin Williams
Sherwin Williams
Sherwin Williams
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EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G EX G X PROPOSED RETAIL BUILDING EXISTING BUILDING NOT A PART PROPOSED MARKET BUILDING MAIN STREET SO. BELLE AVENUE 6th. STREET 1990 S. BUNDY DRIVE SUITE 400 LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM NADEL STUDIO ONE INC ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2024, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED. PROJECT DATE: PUBLIC AGENCY SUBMITTAL: ISSUED FOR BIDDING: ISSUED FOR CONSTRUCTION: ISSUE DESCRIPTION: NO.: ISSUE DATE: REVISIONS: NADEL PROJECT №: DRAWING TITLE:

ISSUE: PROJECT: CLIENT: PROFESSIONAL STAMP(S): ANAHEIM, CA 92801 1201 N. MAGNOLIA AVENUE NORTHGATE MARKETS CORONA, CALIFORNIA TBD - 6TH AND MAIN- NWC 6TH AND MAINN/A N/A- 19010 10. 08 .2025 PRECISE PLAN RESUBMITTAL #2 CONSULTANT: 695 Town Center Drive, #100 C osta Mesa . C A 9 2 6 2 6 P hone: 7 1 4 . 3 5 2 . 7 5 8 8 0 15 30 60 Scale: 1"= 30'-0" DD-10 Preliminary Wall and Fence Site Plan D REFER TO A SHT. DD-11B C REFER TO SHT. DD-11 REFER TO SHT. DD-11 DREFER TO SHT. DD-11 REFER TO SHT. DD-11 MASONRY SCREEN WALL AT PROPERTY LINE ADJACENT TO RESIDENTIAL ZONE ITEM: RETAINING WALLS AT RETAIL SEE DETAIL A/ SHEET DD-11 TAG: PROPOSED WALL LEGEND TRELLIS/ RETAINING WALLS AT RETAIL DINING SEE DETAIL B/ SHEET DD-11 MARKET DINING RAILING/ RETAINING WALL SEE DETAIL C/ SHEET DD-11 RETAINING SCREEN WALL ALONG PL AT RESIDENTIAL ZONE SEE DETAIL D/ SHEET DD-11 FENCING AND GATES AT LOADING AREA PER ARCHITECT - TYPICAL TRELLIS/ RETAINING WALLS AT RETAIL DINING RETAINING WALLS AT RETAIL MARKET DINING RAIL/ RETAINING WALL 1 Page 836 of 1032 X-XX-XX-XX SCALE: 3/4"=1'-0" 42" DECORATIVE METAL GUARDRAIL - PAINT TO MATCH RETAIL TRIM (T.B.D.) 123 690.14
3'-6" VARIES - PER CIVIL 10 PA SUB-BASE AND COMPACTED SUBGRADE - PER GEOTECHNICAL SOILS REPORT RECOMMENDATION CMU BLOCK RETAINING WALL - MORTAR AND GROUT ALL CELLS SOLID PRECAST CONCRETE CAP - INSTALL CAP WITH OVERHANG AS INDICATED. MORTAR & GROUT INTO PLACE. FINISHED GRADE PER CIVIL PLANS CONCRETE FOOTING SWALE AT FINISHED GRADE ALONG BASE OF WALL STUCCO FINISH TO MATCH RETAIL EXTERIOR (T.B.D.) ENHANCED PAVING AT RETAIL PATIO ON CONCRETE SUB BASE CLCL
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74 5 PER ENG.6 12 13 13 6" SQ. TUBE STEEL TRELLIS POST - PAINT TO MATCH RETAIL TRIM (T.B.D.) NOTE: ALL MEMBER SIZING TO BE VERIFIED PER STRUCTURAL ENGINEER - TYPICAL 3"x8" TUBE STEEL TRELLIS RAFTER - PAINT TO MATCH RETAIL TRIM (T.B.D.) NOTE: ALL MEMBER SIZING TO BE VERIFIED PER STRUCTURAL ENGINEER - TYPICAL 13 3"x8" TUBE STEEL TRELLIS BEAM - PAINT TO MATCH RETAIL TRIM (T.B.D.) NOTE: ALL MEMBER SIZING TO BE VERIFIED PER STRUCTURAL ENGINEER - TYPICAL 14 14 FS-WALL-AT-PL SCALE: 1"=1'-0"Masonry Wall Section @ Residential PL Scale: 1"=1'-0"

VERIFY GRADE AT EXISTING RESIDENTIAL LOTS

THIS SIDE OF WALL - PER CIVIL PLANS
213
54 PA
6'-0" OVERALL WALL HT. PER PLAN* 8" CAP 8" CMU WALL
2 1
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1 PER ENG. PER ENG. PER ENG. SUB-BASE AND COMPACTED SUBGRADE - PER GEOTECHNICAL SOILS REPORT RECOMMENDATION DECORATIVE SPLIT FACE CMU BLOCK - MORTAR AND GROUT ALL CELLS SOLID PRECAST CONCRETE CAP - INSTALL CAP FLUSH WITH CMU WALL. MORTAR & GROUT INTO PLACE. FINISHED GRADE PER CIVIL PLANS CONCRETE FOOTING 12345 SWALE AT FINISHED GRADE ALONG BASE OF WALL6 PER THE CITY OF CORONA DOWNTOWN SPECIFIC PLAN SECTION IV DESIGN GUIDELINES (6b AND c) THE LAND USE BUFFERING WALL SHOULD BE LOWERED TO A MAXIMUM OF 3'-0" H. IN THE FRONT YARD SETBACK AREA TO ALLOW THE ADJOINING RESIDENTIAL PROPERTY VIEWS FOR TRAFFIC SAFETY. THE WALL SHOULD NOT OBSTRUCT RECIPROCAL ACCESS BETWEEN ADJACENT SITES. *NOTE:
(PER DOWNTOWN REVITALIZATION SP SECTION IV SECTION 6b) WALL-WITH-RAIL SCALE: 1-1/2"=1'-0" DECORATIVE METAL RAILING - PAINTED TO MATCH MARKET METAL TRIM COLORS (T.B.D.) 12 6" 2'-6" METAL RAILING
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PER ENG. PER ENG.
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7 Section Scale: 1-1/2"=1'-0"
8 1 CMU BLOCK WALL - GROUT ALL CELLS SOLID DOUBLE-RET-WALLS SCALE: 1"=1'-0" CMU BLOCK RETAINING WALL - MORTAR AND GROUT ALL CELLS SOLID 123

PER CIVIL

VARIES -
PER CIVIL 670.22
3'-0" RAILING SUB-BASE AND COMPACTED SUBGRADE - PER GEOTECHNICAL SOILS REPORT RECOMMENDATION FINISHED GRADE PER CIVIL PLANS CONCRETE FOOTING SWALE AT FINISHED GRADE ALONG BASE OF WALL DECORATIVE METAL RAILING - PAINT TO MATCH RETAIL METAL TRIM (T.B.D.) STUCCO FINISH TO MATCH RETAIL EXTERIOR (T.B.D.) Section Scale: 1"=1'-0"PER ENG. PER ENG. PER ENG. EXPANSION JOINT WHERE ADJACENT PAVING SLAB AND WALL MEET - PER PLAN PRECAST CONCRETE CAP - INSTALL CAP WITH OVERHANG AS INDICATED. MORTAR & GROUT INTO PLACE. 4 5678 1110 PAVING AT CITY SIDEWALK PER PLANS DRAINAGE SYSTEM9 UPPER WALKWAY AT RETAIL B.O.H. PER CONST. PLANS 12 VARIES - PER CONST. PLAN 63 4
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98 5 1990 S. BUNDY DRIVE SUITE 400 LOS ANGELES, CA 90025 T. 310.826.2100 F. 310.826.0182 WWW.NADELARC.COM NADEL STUDIO ONE INC ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHITECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. Copyright © 2024, NADEL RESIDENTIAL & COMMERCIAL INC. ALL RIGHTS RESERVED. PROJECT DATE: PUBLIC AGENCY SUBMITTAL: ISSUED FOR BIDDING: ISSUED FOR CONSTRUCTION: ISSUE DESCRIPTION: NO.: ISSUE DATE: REVISIONS: NADEL PROJECT №: DRAWING TITLE:

ISSUE: PROJECT: CLIENT: PROFESSIONAL STAMP(S): ANAHEIM, CA 92801 1201 N. MAGNOLIA AVENUE NORTHGATE MARKETS CORONA, CALIFORNIA TBD - 6TH AND MAIN - NWC 6TH AND MAINN/A N/A
- 19010 10. 08 .2025
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LOS ANGELES LAS VEGAS SCOTTSDALE
City of Corona July 22, 2024
400 S. Vicentia Avenue
Corona, CA 92882
RE: 6th and Main
DPR2023-0021
Nadel Project 19010
To whom it may concern:

As the applicant and on behalf of the Ownership of this project we are pleased to make this application for Precise Plan, Parcel Map, General Plan Amendment and Specific Plan Amendment.

The project is in the Mixed Use Downtown General Plan and is zoned D / Commercial.

It is located on the North side of 6th street bounded on the West by Belle Avenue and the East by Main Street. On the North the project extends past 4th street and included two (current) residential parcels that will become part of the project. For the purpose of these applications the ownership has procured these two sites, the application for a general plan amendment and specific plan amendment for these sites is part of this process. Those applications are to be processed concurrently with the Precise Plan and Parcel Map.

The scope of work is as follows:

Proposed Land Use: The project will be comprised of a 40,000 s.f. Northgate Gonzalez Market as the anchor. The project also includes a re-design / re-purpose of the existing Citizens Bank which will become a multi-tenant retail / restaurant building. The project is in the Downtown plan area and is bounded by commercial on the West / South and East. The project is bounded on the North by residential and commercial parcels in the downtown revitalization plan area.

Site Design: The site combines a number of disparate lots / parcels into a cohesive whole with Market anchoring the project. The project proposes a pedestrian crossing light at 5th Street crossing Main – this will provide a pedestrian link between the project and the Mall to the East.

Architecture and Materials: Both the new Market building and the re-positioned Bank building utilize a Spanish colonial design approach using clean, white stucco with arched features as well as tower elements with clay tile roofs.

Parking and Access: The parking for the project is on-grade and convenient for the users of both the market and the bank building. Access is off of Main, 6th and Belle with Service access at the rear of the site off of Belle. Parking meets code requirements based upon use.

Landscaping: The landscaping is compliant with all local codes and includes an attractive fountain / seating area at the South East corner of the market fronting main

C:\Users\RocioL\Downloads\Description Letter.docx
street. This creates an attractive landscape buffer between the busy roadway and the Market building.

Fencing: As required by code we are proposing a solid masonry screen wall along the North side of the project at the interface of the adjacent properties.

We feel that this project will be a successful component of the revitalized downtown of Corona and look forward to working with the City to complete this vision.

Best regards,
NADEL STUDIO ONE, INC.

David Anderson, AIA, NCARB
Principal – Retail Development

City of Corona Planning Commission/City Council
Corona City Hall
400 S. Vicentia Avenue
Corona, CA 92882
October 10, 2025
Subject: Northgate Gonzalez Market -Business & Operations Plan Submission Dear Members of the Planning Commission and City Council:

On behalf of Northgate Gonzalez Market, we are pleased to submit the following Business and Operations Plan for your review and consideration. As a multigenerational family business deeply rooted in Southern California since January 2, 1980, our mission has always been to serve communities through fresh ingredients, prepared food, and unique cultural experience that celebrate Mexican heritage and community connection.

We are excited about the opportunity to bring this experience to the City of Corona-providing not just a grocery store, but a destination that honors culture, family and community. We appreciate your time and thoughtful consideration of our proposal.

Sincerely,
Paul Mittmann
Senior Vice President Real Estate, Development

Business & Operations Plan
Operations
Northgate Markets is a multigenerational family business that has been serving communities in Southern California since January 2nd of 1980 through fresh ingredients, prepared foods, and unique experiences. The family is in its 4th generation and has 32 family members spanning 3 generations working within the business. The passion behind serving great products in a family environment is core to the family’s values. The first store the family opened in 1980 was a small 2,000 square foot neighborhood market in Anaheim, California. Today, the company has forty-three markets with three distinct formats that serve its communities. The largest of those formats is called Mercado Gonzalez which brings to life the rich history, ingredients, regional prepared foods, art, and music of Mexican culture. This experience is a unique retail concept that does not exist anywhere else in the United States. Our first Mercado Gonzalez location opened in November of 2023 in Costa Mesa, California and has been a tremendous success with people coming from both near and far to experience a Authentic Mexican Food Experience.

The design aims to immerse communities in an authentic and traditional Mexican mercado experience.

A mercado in Mexico is a traditional marketplace, the kind that eschews the trappings of a typical American supermarket with its bright lights, uniform look and packaged foods. It’s a hub of different individual, specialty merchants’ stalls each named and decorated to suit, with an old-world approach to visual merchandising. Displays are lush, the senses are piqued, and everything is visible. Shoppers mingle alongside diners. Northgate Gonzalez brings not only the freshest produce, meats, and seafood for a market style shop but also unique regional Mexican prepared foods such as • Ceviches & Cocteles
o Mexican shrimp and fish from Sea of Cortez
o Fresh veggies
o Unique regional sauces
• Carnitas & Chicharrones
o Slow cooked kettles
o Traditional authentic method
• Salsas & Guacamole
o Mild to spice
o Regional Mexican recipes
o Use of many different fresh and dry chiles
• Artisan Mexican Cheeses
o Locally sourced and produced Mexican cheeses
o From regions of Oaxaca, Jalisco, Chihuahua, and others • Tamales & Champurrado
o Corn husk and banana leaf regional tamales
o Champurrado make from fresh masa and cacao
• Churros & Hot Chocolate
o Made from fresh warm dough and fried to order
o Cacao from Tabasco, Mexico used for seven hot chocolate varieties • Traditional Soups & Stews

o Stews from all over Mexico
o Protein and plant-based stews
• Natural Juices
o Made to order
• Tacos & Tortas
o Regional tacos varieties
o Unique torta from different regions of Mexico
Puestos are designed as standalone stalls with their own names, finishes, materials, graphics and signage. They fill the entire floor, creating multiple “streets” or “alleys” to explore, and a flow of discovery rather than the efficiency of straight lines. Puestos each focus on an iconic Mexican specialty from different regions, whether food or cultural. Cooking puestos feature open kitchens, visible theater, its own check-out, and counter seating for that marketplace experience. Important ingredients like chiles secos (dry hot chili peppers) broke out of conventional departments by becoming standalone puestos of specialty displays that capture the vibrant and eclectic feel of a traditional Mexican mercado’s merchandising approach. Puestos range from the founder Don Miguel Gonzalez Jimenez’s own crafted family carnitas recipe, to local taco and torta sandwich trucks going brick-and-mortar for the first time, and an iconic Mexican churro shop, Churros El Moro. The puestos are enveloped with open areas of communal seating, vibrant artist murals, an indoor bar, patios, and a standalone finePage 858 of 1032 dining restaurant. Mercado Gonzalez imports the familiar flavors, sounds, and visual palette that the local Mexican community is familiar with and nostalgic for. Whether long-time immigrants seeking out a memory, new immigrant missing home, American-born second or third generation Hispanics, or nonHispanic food explorers who have a passion for learning about Mexican culture, the mercado format creates an amazing experience.

Site Organizational Structure & Operations

Northgate Gonzalez will provide the community fresh ingredients, a full grocery assortment, unique Mexican prepared foods, and unique experience through its best in class company culture and people first approach. The typical Northgate Gonzalez market will employ approximately 180-200 community members and deliver unmatched hospitality. Currently, Northgate employs over 7,000 associates and is proud of its commitment to education, development, and growth. This mercado will not only allow for upward mobility but also foster community development and a better future for employees. Examples of how Northgate Market develops its associates are the following • Scholarships and scheduling flexibility for school
• Internal leadership development classes and programs
• Leadership seminars and clinics
• 70% full-time staffing
Below is the organizational structure of the mercado which oversees all operations as well as hiring, onboarding, and training of associates.

Our team’s priority is the safety and enjoyment of our customers through the care of our associates. The Mercado will be open seven days a week from 7am-10pm and offer solutions for unique day parts such as breakfast, lunch, and dinner with menus changing by day part. Our team will also be responsible for overseeing the events in the mercado such as cooking classes, live entertainment, and pop-ups. Day to day the mercado leadership team ensures that the hospitality, product quality, cleanliness, and safety of the mercado are consistent and maintain first-class operating standards.

Network & Existing Client Relationships
Our customers, vendor partners, service providers, and associates make up a integral part of our ecosystem and allow us to serve our community the best products and experiences. Below is a list of our network and existing client relationships that will contribute to the success of the business and operations plan
• Harris Ranch Beef Company: provider of the highest quality beef from Northern California • Rancho Janitorial: provider of janitorial and sanitation supplies and services

• Securitas: provider of on-site security
• NCR: provider of point-of-sale systems and technology • Bake Mark: provider of flour and ingredients for scratch baked goods and pastries • Honeyville: provider of quality corn for tortilla making • UKG: provider of human resource software
• Melissa’s Produce: provider of fresh produce
• Churros El Moro: Iriarte family from Mexico City who makes churros and hot chocolate In addition to this list, we use many local suppliers and servicers. Many of these are small family-owned businesses of which we were their first customer. Since the founding of Northgate González Market in 1980, the family patriarch and matriarchs, Don Miguel and Doña Teresa Gonzalez understood the importance of giving back to the community to be a successful business. More than 40 years later, their legacy continues through 2nd, 3rd, and 4th generation family members and associates who continue to make it a priority not to be just a business but a valuable and caring neighbor.

The González family has led by example under three main pillars of giving – faith, education, and wellbeing. The current 13 owners established the Familia González Reynoso Foundation (FGRF). The foundation supports organizations involved with higher education and human services. Over the past two decades, FGRF has awarded more than $2 million in community donations and scholarships.

As part of the company’s comprehensive well-being initiative, Viva La Salud, Northgate Market has hosted a diverse range of over 600 events in 2023. These events, held at our stores, cover a wide spectrum of health-related topics. From sponsoring mammography and health screenings to providing chronic illness detection, nutrition and healthy cooking classes and demonstrations, and COVID-19 vaccines and boosters, we have strived to address the holistic health needs of our community. As a testament to our commitment, Northgate Market is the only retailer in the US that has more than 3,000 bilingual nutrition tags placed throughout the store.

In addition, the company offers back-to-school fairs and annual toy giveaways. When the COVID pandemic hit, Northgate Market committed over $1.5 million to support and help the most vulnerable community members by supporting food insecurity programs. The company gives schools, churches, and nonprofits more than $250,000 in holiday food vouchers and turkeys to help needy families during the holidays.

In partnership with UC San Diego and the USDA, Northgate Market is part of the Mas Fresco, More Fresh program that provides community members participating in the Calfresh program up to $100 a month in nutrition incentives when they purchase fresh fruits and vegetables with their Calfresh benefits at any Northgate Market, including the new Mercado store in Costa Mesa Teaching children the importance of good nutrition is also a priority for Northgate Market. We are proud to partner with and host every year the Cooking Up Change® program this year, we will host our 11th annual event on March 16th. In partnership with the Healthy Schools Campaign and Kid Healthy, the program challenges high school culinary students from underserved communities to create healthy, great-tasting meals that meet the real-life requirements of the national school meal program.