Corona City Council
June 17, 2026

Engineer's Report Page 3121 of 3356
68-2300 - LMD 84-2 Zone 20
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
114551039 $415.22 114551040 $415.22 114551041 $415.22
114560007 $415.22 114560008 $415.22 114560009 $415.22
114560010 $415.22 114560020 $415.22 114560021 $415.22
114571001 $415.22 114571002 $415.22 114571003 $415.22
114571005 $415.22 114571006 $415.22 114571007 $415.22
114571008 $415.22 114571010 $415.22 114571011 $415.22
114571012 $415.22 114571014 $415.22 114571016 $415.22
114571017 $415.22 114571018 $415.22 114571020 $415.22
114571021 $415.22 114571023 $415.22 114571024 $415.22
114571025 $415.22 114571026 $415.22 114571027 $415.22
114571028 $415.22 114571029 $415.22 114571030 $415.22
114571031 $415.22 114571032 $415.22 114571034 $415.22
114571035 $415.22 114571037 $415.22 114571039 $415.22
114571040 $415.22 114571041 $415.22 114571042 $415.22
114571043 $415.22 114571045 $415.22 114571046 $415.22
114571047 $415.22 114571048 $415.22 114571049 $415.22
114571050 $415.22 114571051 $415.22 114571052 $415.22
114571054 $415.22 114571055 $415.22 114571056 $415.22
114571057 $415.22 114571059 $415.22 114571060 $415.22
114571062 $415.22 114571063 $415.22 114571064 $415.22
114571065 $415.22 114571066 $415.22 114571067 $415.22
114571068 $415.22 114571069 $415.22 114571070 $415.22
114571072 $415.22 114571073 $415.22 114571074 $415.22
114571075 $415.22 114571076 $415.22 114571077 $415.22
114571079 $415.22 114571081 $415.22 114571082 $415.22
114571083 $415.22 114571084 $415.22 114571085 $415.22
114571086 $415.22 114572001 $415.22 114572002 $415.22
114572003 $415.22 114572004 $415.22 114572005 $415.22
114572006 $415.22 114572007 $415.22 114572009 $415.22
114572010 $415.22 114572011 $415.22 114572012 $415.22
114572014 $415.22 114572015 $415.22 114572016 $415.22
114572017 $415.22 114572018 $415.22 114572020 $415.22
114572021 $415.22 114572022 $415.22 114572023 $415.22
114572025 $415.22 114572026 $415.22 114572027 $415.22
114572028 $415.22 114572029 $415.22 114572030 $415.22
114572031 $415.22 114572033 $415.22 114572034 $415.22
114572036 $415.22 114572037 $415.22 114572038 $415.22
114581001 $415.22 114581002 $415.22 114581003 $415.22
114581004 $415.22 114581005 $415.22 114581006 $415.22
114581007 $415.22 114581008 $415.22 114581010 $415.22
114581011 $415.22 114581012 $415.22 114581013 $415.22
114581014 $415.22 114581015 $415.22 114581016 $415.22
114581017 $415.22 114581019 $415.22 114581020 $415.22

Engineer's Report Page 3122 of 3356
68-2300 - LMD 84-2 Zone 20
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
114581021 $415.22 114581023 $415.22 114581024 $415.22
114581025 $415.22 114581026 $415.22 114581027 $415.22
114581028 $415.22 114581029 $415.22 114581031 $415.22
114581032 $415.22 114581033 $415.22 114581034 $415.22
114581035 $415.22 114581036 $415.22 114581037 $415.22
114581039 $415.22 114581040 $415.22 114581041 $415.22
114581042 $415.22 114581044 $415.22 114581045 $415.22
114581046 $415.22 114581047 $415.22 114581048 $415.22
114581049 $415.22 114581050 $415.22 114581052 $415.22
114581053 $415.22 114581054 $415.22 114581055 $415.22
114581057 $415.22 114581058 $415.22 114581059 $415.22
114581060 $415.22 114581062 $415.22 114581063 $415.22
114581064 $415.22 114581065 $415.22 114581066 $415.22
114581067 $415.22 114581068 $415.22 114581070 $415.22
114581071 $415.22 114581072 $415.22 114581073 $415.22
114581074 $415.22 114581075 $415.22 114581076 $415.22
114581077 $415.22 114581078 $415.22 114581079 $415.22
114591001 $415.22 114591002 $415.22 114591003 $415.22
114591004 $415.22 114591005 $415.22 114591006 $415.22
114591007 $415.22 114591008 $415.22 114591010 $415.22
114591011 $415.22 114591012 $415.22 114591013 $415.22
114591014 $415.22 114591015 $415.22 114591016 $415.22
114591017 $415.22 114591018 $415.22 114591019 $415.22
114591020 $415.22 114591021 $415.22 114591022 $415.22
114591023 $415.22 114591024 $415.22 114591025 $415.22
114591026 $415.22 114591027 $415.22 114591028 $415.22
114591029 $415.22 114591030 $415.22 114591031 $415.22
114591032 $415.22 114591033 $415.22 114591035 $415.22
114591036 $415.22 114591037 $415.22 114592001 $415.22
114592002 $415.22 114592003 $415.22 114592004 $415.22
114592005 $415.22 114592006 $415.22 114592007 $415.22
114592008 $415.22 114592009 $415.22 114592010 $415.22
114592011 $415.22 114592012 $415.22 114592013 $415.22
114592014 $415.22 114592015 $415.22 114592016 $415.22
114592017 $415.22 114592018 $415.22 114592019 $415.22
114592020 $415.22 114592021 $415.22 114592022 $415.22
114592023 $415.22 114592024 $415.22 114601001 $415.22
114601002 $415.22 114601003 $415.22 114601004 $415.22
114601005 $415.22 114601006 $415.22 114601007 $415.22
114601008 $415.22 114601009 $415.22 114601010 $415.22
114601011 $415.22 114601012 $415.22 114601013 $415.22
114601014 $415.22 114601015 $415.22 114601016 $415.22
114601017 $415.22 114603001 $415.22 114603002 $415.22

Engineer's Report Page 3123 of 3356
68-2300 - LMD 84-2 Zone 20
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
114603003 $415.22 114603004 $415.22 114603005 $415.22
114603006 $415.22 114603007 $415.22 114603008 $415.22
114603009 $415.22 114603010 $415.22 114603011 $415.22
114603012 $415.22 114603013 $415.22 114603014 $415.22
114603015 $415.22 114603016 $415.22 114603017 $415.22
114603018 $415.22 114603019 $415.22 114611001 $415.22
114611002 $415.22 114611003 $415.22 114611004 $415.22
114611005 $415.22 114611006 $415.22 114612001 $415.22
114612002 $415.22 114612003 $415.22 114612004 $415.22
114612005 $415.22 114612006 $415.22 114612007 $415.22
114612008 $415.22 114612009 $415.22 114612010 $415.22
114612011 $415.22 116171001 $415.22 116171002 $415.22
116171003 $415.22 116171004 $415.22 116171005 $415.22
116171006 $415.22 116171007 $415.22 116171008 $415.22
116171011 $415.22 116171012 $415.22 116171013 $415.22
116171014 $415.22 116171015 $415.22 116171016 $415.22
116171017 $415.22 116171018 $415.22 116171019 $415.22
116171020 $415.22 116172001 $415.22 116172002 $415.22
116172003 $415.22 116172004 $415.22 116172005 $415.22
116172006 $415.22 116172007 $415.22 116172008 $415.22
116172009 $415.22 116172010 $415.22 116172011 $415.22
116172012 $415.22 116172013 $415.22 116172014 $415.22
116172015 $415.22 116172016 $415.22 116172017 $415.22
116172018 $415.22 116172019 $415.22 116172020 $415.22
116172021 $415.22 116172022 $415.22 116172023 $415.22
116181001 $415.22 116181002 $415.22 116181003 $415.22
116181004 $415.22 116181005 $415.22 116181006 $415.22
116181007 $415.22 116181008 $415.22 116181009 $415.22
116181010 $415.22 116181011 $415.22 116181012 $415.22
116181013 $415.22 116181014 $415.22 116182001 $415.22
116182002 $415.22 116182003 $415.22 116182004 $415.22
116182005 $415.22 116182006 $415.22 116182007 $415.22
116182008 $415.22 116182009 $415.22 116182010 $415.22
116182011 $415.22 116182012 $415.22 116191001 $415.22
116191002 $415.22 116191003 $415.22 116191004 $415.22
116191005 $415.22 116191006 $415.22 116191007 $415.22
116191008 $415.22 116192001 $415.22 116192002 $415.22
116192003 $415.22 116192004 $415.22 116192006 $415.22
116192007 $415.22 116192008 $415.22 116192009 $415.22
116192010 $415.22 116192011 $415.22 116192012 $415.22
116192013 $415.22 116192014 $415.22 116192015 $415.22
116192016 $415.22 116192017 $415.22 116192018 $415.22
116192019 $415.22 116192020 $415.22 116192021 $415.22

Engineer's Report Page 3124 of 3356
68-2300 - LMD 84-2 Zone 20
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
116192022 $415.22 116192023 $415.22 116192024 $415.22
116201001 $415.22 116201002 $415.22 116201003 $415.22
116201004 $415.22 116201005 $415.22 116201006 $415.22
116201007 $415.22 116201008 $415.22 116201009 $415.22
116201010 $415.22 116202003 $415.22 116202004 $415.22
116202005 $415.22 116202006 $415.22 116202007 $415.22
116202008 $415.22 116202009 $415.22 116202010 $415.22
116202011 $415.22 116202012 $415.22 116202013 $415.22
116202014 $415.22 116202015 $415.22 116202016 $415.22
116202023 $415.22 275100005 $415.22 275100006 $415.22
275100007 $415.22 275100008 $415.22 275100009 $415.22
275100010 $415.22 275100011 $415.22 275100012 $415.22
275100013 $415.22 275100014 $415.22 275100015 $415.22
275100016 $415.22 275100017 $415.22 275100018 $415.22
275100019 $415.22 275100020 $415.22 275100021 $415.22
275100022 $415.22 275100023 $415.22 275100024 $415.22
275100025 $415.22 275100026 $415.22 275100027 $415.22
275100028 $415.22 275100029 $415.22 275100039 $415.22
275100040 $415.22 275100041 $415.22 275100042 $415.22
275100043 $415.22 275100044 $415.22 275100045 $415.22
275100046 $415.22 275100047 $415.22
Totals Parcels 2,513 Levy $1,081,545.22

Engineer's Report Page 3125 of 3356
Appendix B:

Assessment Diagrams

Aub
PalosVerdeDr
QueensdaleAve
MarinaRd
daleDr
BrookwoodDr
LakeviewDr
Shamro
BayfieldDr
CandyDr MillstreamLn
MarinaRd
RiverRoadPark
FallbrookDr
HarringtonSt
PalosVerdeDr
LakeviewDr
CreeksideLn
BrookwoodDr
BlossomHillDr
Bramble
Ln
SilverfernLn
NLincoln
Ave
N
LincolnAve
Acorn
Ln
Primrose
Ln
QueensparkRd
Dr
Tranq
NNormandy
NLincoln
Ave
NLin
RiverRd
Pathf
i
n
der
Way
Riv
AcornLn
PrimroseLn
Clover
Ln
PineconeDr
Willowc
re
ekD
r
ShadeTreeWay
NFoxtail
Dr
BlossomcreekLn
NettleCt
RiverRd
µ
Landscape Maintenance District No. 84 - 2
ZONE 1

BluffSt
aAnaRiver
SantaAnaRiver
RoundupRd
BluffSt
TrailSt
WagonTrainSt
HomesteadRd
Hemingway
Dr
StagecoachDr
Stagecoach
ParkFuture
RockRidgeCt
BigSpringCt
CorydonSt
WRinconSt
TrailSt
FairviewDr
CorydonSt
TrentonAve
MyrtleSt
LexingtonDr
CornerstoneWay
ChesapeakeWay
EllingtonDr
CarriageLn
ChamplainDr
ProvidenceWay
TrailSt
CarefreeWay
River
Rd
MyrtleSt
HedgesDr
MajesticDr
GreenbriarAve
NoahDr
DriftwoodSt
MeadowviewCt
RockcrestDr
PanoramicDr
WestbrookSt
Mo
DelMarRd
SantaAnitaRd
Del
MarRd
FairviewDr
Welsh
RiverRd
CountryC
Shopping
Center
FairviewPark
Kip
RollingHillsDr
Brookdale
Springbrook
MelroseDr
GranadaAve
CountryClubLn
ElmhurstDr
µ
Landscape Maintenance District No. 84 - 2
ZONE 2

KiwiCir
Wren
A
v
e
OrioleLn
EOntarioAve
Kaiser
Permenente
Medical
PoppyseedLn
AutumnLn
Rimp
auA
v
e
Baywood
D
r
RidgewoodDr
TurnberryLn
YardleyWay CoachmanLnYorkshireWay TrevorLn
TanfordLn HarvardCir
Devonshire
Dr
MonarchDr
L
ockwoodLn
B
ruinD
r
TalshireL
n
Hid
e
awayPl
BrightonCir StratfordDr
SanMarinoCt
EMonarchDr
PortofinoSt
FullertonAve
EOntarioAve
Stallings
Elementary
School
Turnberry
Ln
BirminghamDr
ErickDr
RiverviewCir
McMackinDr
ElliotDr
AutumnLn
Presc
ottCir
LochnessCir
EvanstonCir
RimpauAve
Fu
llerton
Ave
EOntarioAve
EOntarioAve
RimpauPark
Crossroads
Christian
Schools
A
b
erde
enD
r
µ
Landscape Maintenance District No. 84 - 2
ZONE 4

All
e
gre
D
r
El
Pas
NTe
mescalSt
MariposaDr
aC
sandra
Ln
NorcoHillsRd
JohnCir
LucyLn
HiddenValleyPkwy
lls
NDelilahSt
Ventura
Av
posaDr e
Maria
h
Ct
S
PromenadeAve
RiversideFwy
SaddlebackDr
GriffinWay
R
L
a
VistaAve
Rock
VistaDr
MondaleSt Stoneybrook
rD
S
henandoah
Rd
JohnC
ir
LaSalle
Ci
r
Baghdady
St
OldenbergLn
Ruth
C
ir
Hamil
to
n
Dr
StevenLn
MoritaDr
WycliffeSt
NMcKinleySt
SPromenadeAve
RiversideFwy
CoronaHills
Marketplace
ParkviewPark
Promenade
Park
RockVistaPark
CoronaCity
FireStation#4
NDelilah
St
WellesC
leyDr
ollettAve
NMcKinleySt
SampsonAve
SampsonAve
AnselmoDr
MagnoliaAve
RiversideFwy
RiversideFwy
LosArcosPlaza
CoronaHills
Plaza
McKinley
Crossroads
CountrySide
Center
91 BrittanyDr
EatonSt
JasonCt
CollettA
ElkBlvd
Madera
Way
Sampson
Ave
SPromenadeAve
BuchananSt
GriffinPark
HarlowAve
LincolnSt
MapleleafDr
DixieLn
SampsonAve
MeadowviewDr
Elmvie
HillviewDr
MagnoliaAve
YsmaelVillegas
MiddleSchool
µ
Landscape Maintenance District No. 84 - 2
ZONE 6

Aquamarin
BernDr
JadestoneLn
KirkwoodDr
Ave
nita
LarkLn
RainbowRidgeSt
Centenn
ial
Way
Dove
Ct
EmersonDr
MesquiteLn
MangularAve
Pat
ri
otWay
SageAve
Ma
n
za
nit
aR
d
W
On
t
a
rio
Ave
Applega
teD
r
istyMou
ntainDr
LongviewDr
KirkwoodDr
AdrienneDr
ViadelRio
DawnridgeDr
AvenidadelVista
CamelotDr
BorderAve
WOntarioAve
BorderPark
BrentwoodPark
JohnAdams
Elementary
School
DeerHollowDr
CapeDr
M
a
ng
ularAv
e
LindseyLn
WigeonDr
Border
Av
e
TealD
r
WFoothillPkwy
Norw
BorderA
CoronaHigh
School
Tu
rquo
iseDrF
airmon
tDr
O
a
kAve
ShadyMillRd
KroonenDr
ViaSantiago
MangularAve
MillbrookRd
Via
Pacifica
V
iaPacifica
Hibi
scu
s
St
ZirconSt
BridgeportRd
Eure
kaSt
Wate
rfall
L
Her n
itage
Dr
TopazSt
OldHickoryRd
Macbet
h
Ave
ViadelRio
CitronSt
CamelotDr
WOntarioAve
S
L
incolnAve
BorderAve
Benjamin
Franklin
Elementary
School
ShadyMillRd
LancasterLn OakAv
e
ViaMazatlan
VeraCruz
CoralSt
DouglasWay
WStillwaterRd
SLincoln
Ave
µ
Landscape Maintenance District No. 84 - 2
ZONE 7

FeatherRiverRd
Dominguez
Ranch
Rd
San
AlmadaRd
San
Ponte
Rd
PradoRd
GreenRiverRd
RiversideFwy
Und5
Un U
d4
nd6
ViaSantiago
OakridgeDr
RidgelineDr
aC
ny
o
n
CrestDr
PaseoGrande
Wardl PalisadesDr
owRd
ResearchDr
PomonaRd
PineCrestDr
AvenidadelVista
GreenRiverRd
SerfasClubDr
W6thSt
RiversideFwy
RiversideFwy
CesarChavez
Elementary
School
Centenni
a
lWay
ord B er
Ave
PaseoGrande
Green
RiverRd
Ma
n
gu
larAve
SageAve
W
OntarioAve
Ado
beAve
BrentwoodDr
MabeyCanyonRd
Av
e
nidade
l
Vista
WFoothill
P
wy
k
BorderAve
Ma
ngul
a
A
H
erita
g
µ
Landscape Maintenance District No. 84 - 2
ZONE 10

w
Av
e
2ndSt
1stSt
ValleyViewAve
HiddenValleyPkwy
CoronaFwy
way
tplace
HiddenValley
Plaza
arkridge
olForThe
Arts
aFire
ion
EParkridgeAve
Mesa
D
r
H
il
si l d
eAv
2ndSt
WillowDr
1stSt
ElPasoD
C
o
r
ronaAv
e
ViaBlairo
NTe
mescalSt
MariposaDr
Cas
andra
Ln
JohnCi
r
HillsideA
ve
Harness
Ln
MandevillaWay
Tucs
on
Ave
NParkridgeAve
HiddenValleyPkwy
CrestaVerde
GolfCourse
CoronaRanch
Elementary
School
CoronaHills
ECrestaRd
Roosevelt
S
t
MariposaDr
TerminoAve
CoronaFwy
CrestaVerde
GolfCourse
CrossRail
Ln
NorcoHillsRd
FriesianSt
GriffinWay
Rosemary
Cir
Rock
Vist
a
D
r
MondaleSt
NorcoHillsRd
AndalusianDr
JohnC
ir
LaSa
lleCir
Ruth
C
ir
Hamilt
o
n
rD
Mor
NMcKinleySt
SPromenadeAve
Riversi
CoronaHills
Marketplace
ParkviewPark
Promenade
Park
RockVistaPark
CoronaCity
FireStation#4
Weles
l
leyDr
ShenandoahRd
SampsonAve
LosArcosPlaza
CoronaHills
Plaza
CountrySide
Center
µ
Landscape Maintenance District No. 84 - 2
ZONE 14

BNSFRR
RailroadSt
Monic
aCir
METROLINK-West
Corona
KlugCir
RailroadSt
BNSFRR
RailroadSt
KlugCir
Bonn
ieCir
WestCorona
Station
Railro
Clearwater
SportsFields
BNSF
µ
Landscape Maintenance District No. 84 - 2
ZONE 15

RoundupR
RockRidgeCt
WagonTrainSt
CheyenneRd HomesteadRd
StagecoachDr
RockRidgeCt
BigSpringCt
HollisterSt
DickinsonLn
Trai
WagonTrainSt
HemingwayDr
StagecoachDr
Stagecoach
ParkFuture
BigSpringCt
CorydonSt
WRinconSt
StagecoachDr
µ
Landscape Maintenance District No. 84 - 2
ZONE 17

BrookwoodDr
Lakeview
Millst
Dr
reamLn
FallbrookDr
HarringtonSt
LakeviewDr
CreeksideLn
BrookwoodDr
Blossom
HillDr
BrambleLn
SilverfernLn
N
LincolnAve
WRinconSt
Acorn
Ln
QueensparkRd
NNormandyTe
FulhamSt
N
Lincoln
AveRiverRd
PathfinderWay
HarringtonSt
RiverRd
RiverRd
RiverRd
AcornLn PrimroseLn
ForesterDr
Clover
Ln
PineconeDr
Willowcreek
D
r
ShadeTreeWay
NFoxtailDr
EbbcreekSt
BlossomcreekLn
Hotspri
ngSt
RiverRd
RapidspringsDr
HarringtonSt
WParkridgeAve
RebeccaWay
PenroseDr
RedHeadLn
RiverRd
µ
Landscape Maintenance District No. 84 - 2
ZONE 18

Centenn
ialWay
Borde
r
Ave
MangularAve
Ave Aven
ida
FoothillPkwy
Garrets
on
Ave
Gar
SMain
S
t
SVicen
OakAve
CitrusWay
WHighgroveSt
M
a
SBelle
n
gula
Via
P
acif
ViaMazatlan
DonatelloDr
HeritageDr
ViewpointeLn
WMountainGateDr
OldMillRd
ValenciaRd
MontoyaDr
WFoothillPkwy
HudsonSt
Skylin
e
Dr
SMainSt
FullertonAve
WOntarioAve WOntarioAve
S
Lin
coln
Ave
EFoothillPkwy
WUpperDr
Santana
RegionalPark
GilbertAveS
MainSt
ClevelandWay
StrandbergCir
EUpperDr
RimpauAve
S
tateSt
OldTemescalRd
Turn
b
erryL
n
B
el
Ai
rSt
Gilbert
Ave
EChaseDr
ComptonAve
FullertonAve
EOntarioAve
CaliforniaAve
EFoothillPkwy
Fwy
Cor
o
naFwy
SantiagoHigh
School
CentennialHigh
School
LibertyAve
BoydA
ValenciaRd
PinewoodDr
Mo
ralesWay
ViaMiguelSt
nverness
I
Dr
LesterAv
e
CaliforniaAve
MastersDr
EFoothillPkwy
µ
Landscape Maintenance District No. 84 - 2
ZONE 19

Centenn
ialWay
Borde
r
Ave
MangularAve
Ave Aven
ida
FoothillPkwy
Garrets
on
Ave
Gar
SMain
S
t
SVicen
OakAve
CitrusWay
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FullertonAve
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Landscape Maintenance District No. 84 - 2
ZONE 20

Appendix C:

Capital Improvement Projects

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
The Community Services Department is developing a master plan for each zone that would include capital projects, operational activities, and revenue requirements to meet the objectives and service levels desired. Revenue requirements are set to cover annual operating costs and build reserves over time to perform focused capital replacements year over year, or large capital replacements in one anticipated year. Projects will be brought before City Council for approval as they are developed through the master plan. Zone specific projects are listed below:

Zone 1 Capital Project
LMD Zone 1 is located off Lincoln and River Road. This particular zone currently consists of decomposed granite and 4 tree wells.

Community Services will be enhancing the monument corners, adding some decorative boulders and including additional plantings.

Zone 4 Capital Project
LMD Zone 4 is located in the area off Rimpau, Fullerton and Ontario. This zone has sections of turf as well as plantings along Ontario Avenue. Community Services will be enhancing the landscaping along Ontario Avenue by replacing any dead or missing vegetation as well as planting any missing trees. This will be finished off by adding fresh mulch along Ontario Avenue.

Zone 7 Capital Project
LMD Zone 7 is located along Ontario Avenue and Via Pacifica and consists of several plantings and trees. Community Services will be installing several trees along Via Pacifica in vacant tree wells. In addition, there will be planting that takes place where plant material has reached its useful life or is missing and fresh mulch will be installed along Via Pacifica.

Zone 10 Capital Projects
LMD Zone 10 is located in the westerly part of Corona and encompasses the entire Green River Sierra Del Oro community. This particular zone has several slope projects that are currently under design. In addition to these slope projects some enhancements along Green River Road with infill planting and mulching will take place. Lastly, this zone is currently having the entire fuel modification plan re-evaluated with updates and recommendations.

Zone 14 Capital Projects
LMD Zone 14 is located in the Hidden Valley, Parkridge and Village Loop community. This Zone will be the next zone to go through the master planning process to evaluate the entire zone for landscape enhancements which will include plantings, irrigation upgrades and trees. This project will be budgeted and planned for FY28.

Zone 20 Capital Projects
LMD Zone 20 is located in the South Corona and is nestled around Mountain Park, this zone just recently completed the master planning process and design. The project is ready to bid this Summer with construction staring in late Summer to early Fall. This project will include planting and irrigation as well as upgraded amenities throughout the green belts.

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
Zone 10 Slope Maintenance Prioritization
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
133 1690 OAKRIDGE DR 3,195.26 3 1 Complete
53 1691 OAKRIDGE DR 64,682.45 3 1 Complete
65 1691 OAKRIDGE DR 11,287.38 3 1 Complete
267 1305 OAKRIDGE DR 7,888.40 5 1 Complete
286 1690 OAKRIDGE DR 13,091.00 7 1 Complete
164 1691 OAKRIDGE DR 969.03 9 1 Complete
76 1305 OAKRIDGE DR 97,523.62 11 1 Complete
97 1305 OAKRIDGE DR 27,409.66 11 1 Complete
268 1305 OAKRIDGE DR 16,830.93 11 1 Complete
129 1690 OAKRIDGE DR 138,377.16 11 1 Complete
166 1690 OAKRIDGE DR 51,101.87 11 1 Complete
115 1691 OAKRIDGE DR 129,243.74 11 1 Complete
167 1691 OAKRIDGE DR 10,920.96 11 1 Complete
118 1305 OAKRIDGE DR 168.00 12 1 Complete
102 1690 OAKRIDGE DR 3,338.00 12 1 Complete
141 1690 OAKRIDGE DR 5,401.00 12 1 Complete
114 1691 OAKRIDGE DR 6,908.00 12 1 Complete
52 1691 OAKRIDGE DR 241.00 12 1 Complete
121 1691 OAKRIDGE DR 132.00 12 1 Complete
150 1691 OAKRIDGE DR 167.00 12 1 Complete
165 1691 OAKRIDGE DR 212.00 12 1 Complete
280 67,400.76 4 1.5 Not Irrigated
269 1588 SAN PONTE 19,960.47 2 2 Complete
271 1208 DOMINGUEZ RANCH RD 16,679.64 3 2 Complete
270 1588 SAN PONTE 23,616.44 3 2 Complete
21 3786 GREEN RIVER RD A 23,616.44 3 2 Complete
1 825 HIGHLAND VIEW DR 93,375.95 3 2 Complete
44 1208 DOMINGUEZ RANCH RD 48,077.57 5 2 Complete
281 825 HIGHLAND VIEW DR 248,977.00 6 2 Complete
272 1208 DOMINGUEZ RANCH RD 17,987.41 9 2 Complete
86 1588 SAN PONTE 67,886.30 10 2 Complete
7 3786 GREEN RIVER RD A 203,956.15 11 2 Complete
20 1208 DOMINGUEZ RANCH RD 44,105.23 12 2 Complete
49 1208 DOMINGUEZ RANCH RD 590.00 12 2 Complete
60 1208 DOMINGUEZ RANCH RD 605.00 12 2 Complete
63 1250 CANYON CREST DR 917.00 12 2 Complete
71 1250 CANYON CREST DR 5,931.00 12 2 Complete
74 1250 CANYON CREST DR 148.00 12 2 Complete
81 1250 CANYON CREST DR 1,132.00 12 2 Complete
83 1250 CANYON CREST DR 1,303.00 12 2 Complete
93 1250 CANYON CREST DR 1,343.00 12 2 Complete
130 1588 SAN PONTE 1,522.00 12 2 Complete
3 825 HIGHLAND VIEW DR 572.00 12 2 Complete
4 825 HIGHLAND VIEW DR 1,097.00 12 2 Complete
289 1554 BALDY VIEW CI 4,486.00 3 3 Design $2.00 $8,972.00 259 1554 BALDY VIEW CI 19,752.22 3 3 Design $2.00 $39,504.44

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
265 3692 ALVARADO CI 5,507.45 3 3 Design $2.00 $11,014.90 148 1151 SERFAS CLUB DR 103,390.70 5 3 Design $2.00 $206,781.40 254 1554 BALDY VIEW CI 2,271.90 5 3 Design $2.00 $4,543.80 82 3260 GREEN RIVER RD 96,772.78 5 3 Design $2.00 $193,545.56 266 3692 ALVARADO CI 25,898.84 5 3 Design $2.00 $51,797.69 283 4194 GREEN RIVER RD 17,311.00 5 3 Design $2.00 $34,622.00 273 4194 GREEN RIVER RD 11,079.13 5 3 Design $2.00 $22,158.25 196 1554 BALDY VIEW CI 41,577.72 6 3 Design $2.00 $83,155.43 253 1554 BALDY VIEW CI 12,320.77 6 3 Design $2.00 $24,641.53 25 2828 RIDGELINE DR 69,244.77 6 3 Design $2.00 $138,489.54 41 4194 GREEN RIVER RD 35,466.54 6 3 Design $2.00 $70,933.08 220 1554 BALDY VIEW CI 9,463.84 7 3 Design $2.00 $18,927.69 108 1151 SERFAS CLUB DR 51,632.54 8 3 Design $2.00 $103,265.08 244 1151 SERFAS CLUB DR 25,279.48 9 3 Design $2.00 $50,558.97 13 4194 GREEN RIVER RD 6,315.64 9 3 Design $2.00 $12,631.28 200 1554 BALDY VIEW CI 3,675.86 10 3 Design $2.00 $7,351.71 119 3692 ALVARADO CI 158,666.54 10 3 Design $2.00 $317,333.07 192 1554 BALDY VIEW CI 43,823.08 11 3 Design $2.00 $87,646.16 199 1554 BALDY VIEW CI 43,341.46 11 3 Design $2.00 $86,682.92 106 1151 SERFAS CLUB DR 9,776.00 12 3 Design $2.00 $19,552.00 151 3692 ALVARADO CI 441.00 12 3 Design $2.00 $882.00
10 4194 GREEN RIVER RD 1,113.00 12 3 Design $2.00 $2,226.00 11 4194 GREEN RIVER RD 626.00 12 3 Design $2.00 $1,252.00 227 1611 MONTANA RANCH RD 11,103.57 3 4
242 3787 GREEN RIVER RD A 19,404.22 3 4
282 2997 JUNIPER DR 17,518.00 4 4
109 1172 SAN LORENZO LN 1,425.00 5 4
120 1172 SAN LORENZO LN 334.00 6 4
225 1611 MONTANA RANCH RD 11,558.63 6 4
2 2997 JUNIPER DR 357,052.16 6 4
116 1172 SAN LORENZO LN 588.00 7 4
213 1611 MONTANA RANCH RD 33,894.98 7 4
226 1611 MONTANA RANCH RD 25,324.24 8 4
0 3787 GREEN RIVER RD A 309,614.97 9 4
241 3787 GREEN RIVER RD A 65,031.78 9 4
222 1611 MONTANA RANCH RD 7,270.63 11 4
252 1611 MONTANA RANCH RD 5,080.69 11 4
204 1611 MONTANA RANCH RD 4,886.00 12 4
212 1611 MONTANA RANCH RD 760.00 12 4
214 1611 MONTANA RANCH RD 1,147.32 12 4
248 1665 CALLE DEL ORO 11,003.78 3 5
245 1660 PASEO GRANDE 31,526.14 5 5
288 2950 WILDERNESS CI 6,266.00 5 5
75 2830 RIDGELINE DR 112,960.29 7 5
246 1660 PASEO GRANDE 20,423.09 8 5
218 1665 CALLE DEL ORO 57,816.52 8 5

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
247 1660 PASEO GRANDE 45,442.36 9 5
249 1665 CALLE DEL ORO 6,542.60 9 5
250 1665 CALLE DEL ORO 8,781.19 9 5
209 2950 WILDERNESS CI 27,806.01 9 5
195 2950 WILDERNESS CI 8,268.92 10 5
191 1660 PASEO GRANDE 59,342.44 11 5
210 1660 PASEO GRANDE 8,434.00 11 5
240 1660 PASEO GRANDE 1,185.00 11 5
232 1665 CALLE DEL ORO 1,103.00 11 5
236 1665 CALLE DEL ORO 881.00 11 5
284 2830 RIDGELINE DR 95,493.00 11 5
243 2830 RIDGELINE DR 87,938.07 11 5
180 2950 WILDERNESS CI 1,237.00 11 5
181 2950 WILDERNESS CI 15,168.62 11 5
190 2950 WILDERNESS CI 971.00 11 5
193 2950 WILDERNESS CI 2,297.00 11 5
194 2950 WILDERNESS CI 805.00 11 5
197 2950 WILDERNESS CI 1,856.00 11 5
198 2950 WILDERNESS CI 5,293.29 11 5
205 2950 WILDERNESS CI 1,126.17 11 5
206 2950 WILDERNESS CI 551.00 11 5
207 2950 WILDERNESS CI 2,225.71 11 5
261 2950 WILDERNESS CI 3,905.08 11 5
262 2950 WILDERNESS CI 4,333.23 11 5
107 1120 SERFAS CLUB DR 8,777.66 5 6
46 1036 REDBERRY LN 20,949.71 6 6
55 1036 REDBERRY LN 22,407.43 6 6
258 2890 GREEN RIVER RD 104,312.22 7 6
35 1036 REDBERRY LN 1,974.18 9 6
38 1036 REDBERRY LN 55,676.26 9 6
275 1036 REDBERRY LN 1,511.61 9 6
276 1036 REDBERRY LN 13,609.38 9 6
285 2890 GREEN RIVER RD 22,386.00 9 6
125 2890 GREEN RIVER RD 172,423.94 9 6
175 2890 GREEN RIVER RD 27,728.94 9 6
39 1036 REDBERRY LN 2,522.00 11 6
73 1036 REDBERRY LN 841.00 11 6
103 1120 SERFAS CLUB DR 16,692.00 11 6
113 1120 SERFAS CLUB DR 23,054.69 11 6
144 1120 SERFAS CLUB DR 1,629.00 11 6
169 1120 SERFAS CLUB DR 1,214.00 11 6
168 2890 GREEN RIVER RD 227.00 11 6
257 2820 GREEN RIVER RD #A 78,232.68 7 7
264 3258 GREEN RIVER RD 8,010.89 8 7
80 3261 GREEN RIVER RD 44,342.45 8 7
28 3695 GREEN RIVER RD 50,706.07 8 7

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
68 3258 GREEN RIVER RD 9,128.15 9 7
90 3258 GREEN RIVER RD 4,340.99 9 7
96 3258 GREEN RIVER RD 21,692.30 9 7
112 3258 GREEN RIVER RD 25,095.72 9 7
104 3261 GREEN RIVER RD 1,982.77 9 7
29 3695 GREEN RIVER RD 15,631.53 9 7
171 3950 SAN RAMON 2,229.99 9 7
178 3950 SAN RAMON 49,481.00 9 7
155 2820 GREEN RIVER RD #A 99,537.06 10 7
274 3695 GREEN RIVER RD 27,013.74 11 7
87 3258 GREEN RIVER RD 760.00 12 7
89 3258 GREEN RIVER RD 728.00 12 7
138 3258 GREEN RIVER RD 242.00 12 7
69 3261 GREEN RIVER RD 15,894.16 12 7
77 3261 GREEN RIVER RD 606.00 12 7
78 3261 GREEN RIVER RD 760.00 12 7
278 3261 GREEN RIVER RD 2,546.38 12 7
279 3261 GREEN RIVER RD 878.18 12 7
30 3695 GREEN RIVER RD 2,400.00 12 7
43 3695 GREEN RIVER RD 5,103.00 12 7
61 3695 GREEN RIVER RD 2,082.37 12 7
62 3695 GREEN RIVER RD 1,291.00 12 7
70 3695 GREEN RIVER RD 2,075.00 12 7
173 3950 SAN RAMON 1,729.00 12 7
174 3950 SAN RAMON 264.00 12 7
176 3950 SAN RAMON 327.00 12 7
177 3950 SAN RAMON 1,904.00 12 7
187 1598 MONTANA RANCH RD 156,015.03 7 8
217 1625 CALLE DEL ORO 40,851.44 7 8
251 1625 CALLE DEL ORO 23,496.80 8 8
48 1242 DOMINGUEZ RANCH RD 17,468.69 9 8
208 1598 MONTANA RANCH RD 29,304.08 9 8
219 1598 MONTANA RANCH RD 19,873.11 9 8
277 1598 MONTANA RANCH RD 112,046.11 9 8
64 2831 RIDGELINE DR 22,128.68 9 8
287 3059 DIAMOND VIEW CI 79,444.00 9 8
147 3059 DIAMOND VIEW CI 124,151.28 9 8
260 3059 DIAMOND VIEW CI 13,469.38 9 8
255 2598 GREEN RIVER RD 54,796.70 10 8
160 2820 GREEN RIVER RD #B 2,383.15 10 8
183 2598 GREEN RIVER RD 158,465.93 11 8
163 2820 GREEN RIVER RD #B 15,641.23 11 8
47 1242 DOMINGUEZ RANCH RD 537.00 12 8
211 1598 MONTANA RANCH RD 4,320.00 12 8
215 1625 CALLE DEL ORO 1,661.58 12 8
216 1625 CALLE DEL ORO 502.00 12 8

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
221 1625 CALLE DEL ORO 1,847.00 12 8
231 1625 CALLE DEL ORO 523.00 12 8
95 2820 GREEN RIVER RD #B 5,516.00 12 8
111 2820 GREEN RIVER RD #B 3,214.00 12 8
131 2820 GREEN RIVER RD #B 171.00 12 8
134 2820 GREEN RIVER RD #B 764.00 12 8
137 2820 GREEN RIVER RD #B 377.00 12 8
142 2820 GREEN RIVER RD #B 1,074.00 12 8
153 2820 GREEN RIVER RD #B 1,051.00 12 8
159 2820 GREEN RIVER RD #B 632.00 12 8
162 2820 GREEN RIVER RD #B 4,262.00 12 8
172 2820 GREEN RIVER RD #B 2,768.00 12 8
56 2831 RIDGELINE DR 2,353.00 12 8
184 3059 DIAMOND VIEW CI 304.00 12 8
22 975 HIGHLAND VIEW DR 2,058.27 6 9
101 1250 CANYON CREST DR 1,600.00 9 9
51 1250 CANYON CREST DR 278,585.04 9 9
98 1251 CANYON CREST DR 59,353.27 9 9
203 2210 GREEN RIVER RD 26,668.80 9 9
234 2210 GREEN RIVER RD 10,908.72 9 9
256 2210 GREEN RIVER RD 7,268.20 9 9
19 975 HIGHLAND VIEW DR 10,521.92 9 9
92 1251 CANYON CREST DR 21,612.06 11 9
235 2210 GREEN RIVER RD 38,820.39 11 9
239 2210 GREEN RIVER RD 46,560.87 11 9
67 1251 CANYON CREST DR 1,163.00 12 9
79 1251 CANYON CREST DR 223.00 12 9
84 1251 CANYON CREST DR 547.00 12 9
85 1251 CANYON CREST DR 11,034.17 12 9
263 1251 CANYON CREST DR 12,872.17 12 9
201 2210 GREEN RIVER RD 1,260.00 12 9
202 2210 GREEN RIVER RD 4,306.00 12 9
223 2210 GREEN RIVER RD 730.00 12 9
224 2210 GREEN RIVER RD 1,032.00 12 9
230 2210 GREEN RIVER RD 1,836.82 12 9
18 975 HIGHLAND VIEW DR 807.00 12 9
24 975 HIGHLAND VIEW DR 1,673.00 12 9
26 975 HIGHLAND VIEW DR 4,718.00 12 9
186 2451 GREEN RIVER RD 1,480.78 9 10
33 3787 GREEN RIVER RD B 2,169.06 9 10
94 1143 RIDGELINE DR 1,402.85 10 10
237 2081 GREEN RIVER RD 7,021.70 11 10
40 3005 RIDGELINE DR 1,271.33 11 10
9 3786 GREEN RIVER RD B 19,465.56 11 10
17 3786 GREEN RIVER RD B 24,543.92 11 10
50 318.00 12 10

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
139 771.00 12 10
99 1143 RIDGELINE DR 3,261.00 12 10
127 1143 RIDGELINE DR 611.00 12 10
233 2081 GREEN RIVER RD 5,221.00 12 10
182 2451 GREEN RIVER RD 2,118.00 12 10
185 2451 GREEN RIVER RD 1,603.00 12 10
188 2451 GREEN RIVER RD 14,546.00 12 10
189 2451 GREEN RIVER RD 8,496.00 12 10
228 2451 GREEN RIVER RD 648.00 12 10
229 2451 GREEN RIVER RD 1,928.00 12 10
238 2451 GREEN RIVER RD 1,635.00 12 10
91 2817 GREEN RIVER RD 4,367.00 12 10
105 2817 GREEN RIVER RD 723.00 12 10
110 2817 GREEN RIVER RD 1,243.00 12 10
117 2817 GREEN RIVER RD 424.00 12 10
123 2817 GREEN RIVER RD 169.00 12 10
124 2817 GREEN RIVER RD 3,799.00 12 10
161 2817 GREEN RIVER RD 1,725.00 12 10
170 2817 GREEN RIVER RD 1,587.00 12 10
179 2817 GREEN RIVER RD 447.00 12 10
27 2825 RIDGELINE DR 5,242.00 12 10
31 2825 RIDGELINE DR 2,442.00 12 10
32 2825 RIDGELINE DR 3,374.00 12 10
34 2825 RIDGELINE DR 611.00 12 10
37 2825 RIDGELINE DR 6,887.00 12 10
42 2825 RIDGELINE DR 9,051.00 12 10
45 2825 RIDGELINE DR 3,773.00 12 10
54 2825 RIDGELINE DR 5,146.00 12 10
57 2825 RIDGELINE DR 6,883.00 12 10
72 2825 RIDGELINE DR 773.00 12 10
100 2825 RIDGELINE DR 2,399.00 12 10
122 2825 RIDGELINE DR 42.00 12 10
126 2825 RIDGELINE DR 518.00 12 10
128 2825 RIDGELINE DR 719.00 12 10
132 2825 RIDGELINE DR 9.00 12 10
135 2825 RIDGELINE DR 9.00 12 10
136 2825 RIDGELINE DR 329.00 12 10
140 2825 RIDGELINE DR 9.00 12 10
143 2825 RIDGELINE DR 9.00 12 10
145 2825 RIDGELINE DR 936.00 12 10
146 2825 RIDGELINE DR 9.00 12 10
149 2825 RIDGELINE DR 9.00 12 10
152 2825 RIDGELINE DR 9.00 12 10
154 2825 RIDGELINE DR 9.00 12 10
156 2825 RIDGELINE DR 411.00 12 10
157 2825 RIDGELINE DR 9.00 12 10

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 84-2
Fiscal Year 2027
FID Meter Address Area (SF) Total Cond.

CIP
Year Status Est. Cost Total Cost
158 2825 RIDGELINE DR 9.00 12 10
36 3005 RIDGELINE DR 7,243.00 12 10
6 3786 GREEN RIVER RD B 16,648.00 12 10
58 3786 GREEN RIVER RD B 282.00 12 10
59 3786 GREEN RIVER RD B 725.00 12 10
66 3786 GREEN RIVER RD B 2,974.00 12 10
88 3786 GREEN RIVER RD B 1,702.00 12 10
5 3787 GREEN RIVER RD B 14,569.00 12 10
8 3787 GREEN RIVER RD B 12,014.00 12 10
15 3787 GREEN RIVER RD B 3,190.00 12 10
23 3787 GREEN RIVER RD B 5,271.00 12 10
12 4192 GREEN RIVER RD 684.00 12 10
14 4192 GREEN RIVER RD 4,667.00 12 10
16 4192 GREEN RIVER RD 1,792.00 12 10

RESOLUTION NO. 2026-040

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CORONA, CALIFORNIA, CONFIRMING THE
DIAGRAM AND ASSESSMENT WITHIN ZONES 1, 2, 4, 6, 7,
10, 15, 17, 18, AND 19 OF LANDSCAPE MAINTENANCE
DISTRICT NO. 84-2 FOR FISCAL YEAR 2027
WHEREAS, on May 6, 2026, the City Council of the City of Corona (the “City Council”) adopted Resolution No. 2026-024, a resolution of intention pursuant to Section 22624 of the Streets and Highways Code, which among other things, scheduled a public hearing on the levy and collection of assessments on the lots and parcels of the assessable property within Zones 1, 2, 4, 6, 7, 10, 15, 17, 18, and 19 of Landscape Maintenance District No. 84-2 (the “District”) for Fiscal Year 2027 pursuant to the Landscaping and Lighting Act of 1972, Part 2 (commencing with Section 22500) of Division 15 of the Streets and Highways Code (the “Act”) for 6:00 p.m. on June 17, 2026, in the City Council Chambers of the City of Corona, at 400 South Vicentia Avenue, Corona, California; and
WHEREAS, notice of said hearing was duly published as required by Sections 22552 and 22553 of said Act; and
WHEREAS, at the time and place of said hearing, as set forth in said resolution of intention, the City Council held the hearing and afforded all interested persons an opportunity to be heard, and considered all oral statements and all written protests or communications made or filed by any interested persons, and at the conclusion of said hearing determined that a majority protest, to wit: written protests filed and not withdrawn by property owners owning more than 50 percent of the area of assessable land within the District, had not been received.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORONA, CALIFORNIA, AS FOLLOWS:

SECTION 1. Findings and Approval of Final Report. The City Council find that:
(a) The foregoing recitals are true and correct;
(b) Compliance has been maintained with all of the applicable requirements of the Act;
(c) A majority protest to the levy and collection of the proposed assessment has not been filed;
(d) The City Council may therefore proceed to confirm the boundary and assessment for the District for Fiscal Year 2027, and order levy and collection of the assessment; (e) The assessment proposed to be levied on the lots and parcels of assessable property within the District for the maintenance and servicing of public landscaping and

2 appurtenant facilities during Fiscal Year 2027, as contained in the Final Annual Engineer’s Report as it pertains to Zones 1, 2, 4, 6, 7, 10, 15, 17, 18, and 19, prepared by Spicer Consulting Group, LLC on file with the City Clerk (the “Report”), are based on the proportionate special benefit derived by such lots and parcels from the availability of such public landscaping and appurtenant facilities;
(f) The proportionate special benefit derived by each such lot or parcel has been determined in relationship to the entirety of the cost of the maintenance and servicing of such public landscaping and appurtenant facilities;
(g) Such assessments do not exceed the reasonable cost of the proportional special benefit conferred on each such lot and parcel;
(h) Such assessments will not be increased over the amounts previously approved by the electors of the District or as otherwise permitted by the Act and Article XIIID of the California Constitution; and
(i) Based on the foregoing and the full record before the City Council, the Report as whole and each part thereof are finally approved and confirmed.

SECTION 2. Levy of Assessment. Pursuant to Section 22631 of the Streets and Highways Code, the adoption of this resolution constitutes the levy of the assessment for the maintenance and servicing of public landscaping and appurtenant facilities within the District during Fiscal Year 2027, as contained in the Report, and such assessment is hereby levied. The City Clerk is directed to file a certified copy of this resolution together with the diagram and assessment contained in the Report with the County Auditor of the County of Riverside, who, pursuant to Section 22645 of the Streets and Highways Code, shall enter on the County Assessment Roll opposite each lot or parcel of land the amount assessed thereupon, as shown in the said assessment.

PASSED, APPROVED AND ADOPTED this 17th day of June, 2026.

Mayor of the City of Corona, California
ATTEST:

City Clerk of the City of Corona, California

3 CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly passed and adopted by the City Council of the City of Corona, California, at its regular meeting thereof held on the 17th day of June, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 17th day of June, 2026.

City Clerk of the City of Corona, California
[SEAL]

DATE: 06/17/2026
TO: Honorable Mayor and City Council Members
FROM: Finance Department
2026-194

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

PUBLIC HEARING CONFIRMING THE DIAGRAM AND ASSESSMENT FOR LIGHTING MAINTENANCE DISTRICT NO. 2003-1 FOR FISCAL YEAR 2027
EXECUTIVE SUMMARY:

This staff report asks the City Council to adopt Resolution No. 2026-039. Adoption of the recommended resolution is the last step of the annual proceedings for the levy and collection of the special assessment for Lighting Maintenance District No. 2003-1 for Fiscal Year 2027.

RECOMMENDED ACTION:

That the City Council adopt Resolution No. 2026-039, confirming the diagram and assessment for Lighting Maintenance District No. 2003-1 for Fiscal Year 2027.

BACKGROUND & HISTORY:

Lighting Maintenance District (LMD) 2003-1 was established in 2003 in accordance with the provisions of the Landscaping and Lighting Act of 1972 (the "1972 Act"). The purpose of the District is to provide lighting, maintenance and operating services for the streetlights, traffic signals, and related appurtenances within the District's boundaries.

The annual assessments proposed to be levied within the District will pay for the maintenance services during Fiscal Year 2026. The services provided include all necessary operations, administration, capital replacements, and maintenance required to keep the above-mentioned improvements in a healthy and satisfactory working condition.

ANALYSIS:

The State of California Street and Highways Code Section 22500 requires an annual review of the assessments levied by the assessment districts formed under the 1972 Act.

An Engineer’s Report must be prepared to levy and collect special assessments within such districts, which provide details on the maintained improvements and the estimated budgets for each district.

On April 15, 2026, the City Council adopted Resolution No. 2026-018, to initiate the proceedings to levy and collect assessments for the District for Fiscal Year 2027, appointed Spicer Consulting Group, LLC as the engineer of record, and ordered the preparation of an Engineer's Report for the District.

On May 6, 2026, the City Council adopted Resolution No. 2026-023, to declare the City’s intention to levy and collect assessments within the District for Fiscal Year 2027, approve the preliminary Engineer’s Report (the “Preliminary Report”), and provide a notice of public hearing to consider the proposed assessments. A notice of public hearing was published in the local newspaper on May 22, 2026.

Attached is the final Engineer’s Report (the “Report”) for the District, which is consistent with the Preliminary Report. The Report includes a detailed description of the existing improvements within the District, the estimated maintenance costs, the method of assessment apportionment for each lot or parcel within the District boundaries, and a diagram showing the boundaries of the District. The Report also provides an analysis of the District’s financial status.

FINANCIAL IMPACT:

The cost of construction, installation, operation, servicing, and maintenance of the District will be funded by the assessments levied and collected within the District. For Fiscal Year 2027, it is projected that the assessment revenues will be sufficient to cover the operating costs for the District during the same fiscal period. The estimated surplus will be added to the capital reserve for future capital improvements within the District.

Below is an overview of the District’s estimated assessment revenues and proposed expenditures for Fiscal Year 2027. Detailed information can be found in the attached Report.

Estimated
Costs
Estimated
Assessment
Revenue
General
Benefit
Contribution (1)
Estimated
Excess/(Deficit)
Actual Assessment
YOY % Change
$83,965.00 $127,247.09 $6,082.98 $49,365.07 0.00%
1) Benefit received by non-residents of the District for the major/arterial streetlights, traffic signals, traffic control devices and landscape improvements. This amount is contributed by the City’s General Fund.

ENVIRONMENTAL ANALYSIS:

This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action merely declares the City's intent to levy and collect assessments within the District for Fiscal Year 2027, and there is no possibility that adopting the resolution will have a significant effect on the environment. Therefore, no environmental analysis is required.

PREPARED BY: ERMA MONTANO, SENIOR FINANCIAL ANALYST
REVIEWED BY: BRUCE FOLTZ, FINANCE DIRECTOR
ATTACHMENTS:

1. Exhibit 1 – FY 2027 LMD 2003-1 ENGINEER’S REPORT

2. Exhibit 2 – RESOLUTION NO. 2026-039

Fiscal Year 2027
Lighting Maintenance District
No. 2003-1
Final Engineer’s Report

Table of Contents
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Sections
i. Introduction i

1. Plans and Specifications 1

2. Cost Estimate 2

3. Method of Apportionment of Assessment 3

4. Assessment Roll 9

5. Assessment Diagram 10
Tables
Table 2-1 Fiscal Year 2027 Cost Estimate 2
Table 3-1 Assessments by Zone 7
Appendices
Appendix A – Assessment Roll
Appendix B – Assessment Diagram
Appendix C – Capital Improvement Projects

i. Introduction Page | i
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
AGENCY: CITY OF CORONA
PROJECT: LIGHTING MAINTENANCE DISTRICT NO. 2003-1
TO: CITY COUNCIL

CITY OF CORONA

STATE OF CALIFORNIA
REPORT PURSUANT TO "LANDSCAPING AND LIGHTING ACT OF 1972" Pursuant to direction from the City Council (the "City Council") of the City of Corona (the "City"), State of California, submitted herewith is the Engineer's Report for Lighting Maintenance District No. 2003-1 (the "Report"), consisting of the following parts, pursuant to the provisions of Division 15, Part 2 of the Streets and Highways Code of the State of California, being the "Landscaping and Lighting Act of 1972" (the "Act"), as amended, commencing with Section 22500, and which is in accordance with Resolution No. 2026-018 adopted by the City of Corona City Council, Riverside County, California ordering preparation of the Report for Lighting Maintenance District No. 2003-1 ("LMD No. 2003-1" or the "District"). This Report is applicable for the ensuing 12-month period, being the Fiscal Year commencing July 1, 2026, to June 30, 2027.

Section 1 PLANS AND SPECIFICATIONS of the improvements to be maintained and/or improved for the Fiscal Year. The plans and specifications show and describe the existing improvements, and are sufficient in showing and describing the general nature, location and extent of the improvements.

Section 2 A COST ESTIMATE of the improvements to be maintained and/or improved for the mentioned Fiscal Year.

Section 3 A METHOD OF APPORTIONMENT OF ASSESSMENT calculates the receipt of special benefit and the general benefit derived from the installation and maintenance and servicing of the respective improvements located throughout the District, and the methodology used to apportion the total assessment to the properties within the District.

Section 4 An ASSESSMENT ROLL showing the proportionate amount of the assessment to be charged in proportion to the benefits to be received by each lot or parcel within the boundaries as shown on the below-referenced Diagram.

Section 5 The ASSESSMENT DIAGRAM of the District. Said Diagram shall show the exterior boundaries of the District.

Reference is made to the County Assessor's Maps for a detailed description of the lines and dimensions of any lots or parcels. The lines and dimensions of each lot shall conform to those shown on the County Assessor's Maps for the Fiscal Year to which the Report applies.

1. Plans and Specifications Page | 1
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Description of Improvements and Services
Generally, the work to be performed consists of the energy and maintenance costs of the 68 streetlights, 59 safety lights, and 13 traffic signals. The City owns and maintains eight traffic signals; three are California Department of Transportation (Caltrans) owned and jointly maintained and two are jointly owned with Riverside County, all within the City and within the boundaries of LMD No. 2003-1.

The existing and proposed streetlight improvements within the District as shown in the City's Streetlight Atlas are or will be owned by the City. The Streetlight Atlas is on file in the office of the City Engineer and is made part of this report to the same extent as if attached hereto.

The existing and proposed traffic signals within the District are or will be owned in the future by the City. The locations of the traffic signals are shown on the Atlas Map on file in the Traffic Division of the office of the City Engineer and are made a part of this report to the same extent as if attached hereto.

Annual costs this year provide for:
 Energy costs for street lighting and traffic signals;  Maintenance costs for street lighting and traffic signals, including staff, inventory, utility markings, maintenance, servicing and repair of all equipment, tools and vehicles, and personnel training;  Equipment and trucks may also be required to maintain this District area. As the District grows, it will be necessary to increase manpower to provide adequate maintenance;
 Reconstruction and repair contracts, including defective service pedestals, vandalism, and circuitry repair;  Engineering and administration (incidental costs), including engineering, noticing, legal expenses, finance department expenses for the processing of revenues and electrical billings, and expenses for the maintenance of atlas maps, monitoring of facilities, and the investigation and implementation of cost savings programs; and  Future capital improvements. (Refer to CIP Program and Appendix C) The class, type, and number of streetlights and traffic lights by Benefit Zone are as follows:

Benefit Zone 1 18 Local Lighting
Benefit Zone 2 50 Major or Arterial Streetlights
Benefit Zone 3 13 Traffic Signals and 59 Safety Lights

2. Cost Estimate Page | 2
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Table 2-1
Fiscal Year 2027 Cost Estimate
Estimated through June 30
Direct Costs
Zone 1 Local
Lighting
Zone 2 Major Arterial
Lighting
Zone 3 Traffic
Lighting Total
Streetlight and Energy Maintenance $2,606 $15,033 $0 $17,639 Traffic Light and Energy Maintenance $0 $0 $51,961 $51,961 Total Direct Costs $2,606 $15,033 $51,961 $69,600

Indirect Costs
City Personnel/Overhead $1,303 $7,520 $628 $9,451
County of Riverside Administrative Fees $24 $141 $165 $330 Engineering Costs $339 $1,954 $2,292 $4,584
Total Indirect Costs $1,666 $9,614 $3,085 $14,365

Total Costs $4,272 $24,647 $55,046 $83,965

Collections / Contributions $0 $0
Operating Reserve $0 $0 $0 $0
Capital Replacement ($1,730) ($9,117) $60,212 $49,365
General Benefit $0 ($578) ($5,505) ($6,083)
City Contribution $0 $0 $0 $0
Rounding $0 $0 $0 $0
Total Adjustments ($1,730) ($9,695) $54,708 $43,282
Total Assessment $2,542 $14,952 $109,754 $127,247

Reserve Fund Balance
Beginning Operating Reserve $2,136 $12,323 $27,523 $41,983 Reserve Collection $0 $0 $0 $0
Reserve Contribution $0 $0 $0 $0
Estimated Ending Operating Reserve $2,136 $12,323 $27,523 $41,983

Beginning Capital Replacement Reserve $60,848 $138,591 $624,444 $823,882 Reserve Collection $0 $0 $60,212 $60,212
Reserve Contribution ($1,730) ($9,117) $0 ($10,847)
Estimated Ending Capital Replacement Reserve $59,117 $129,474 $684,656 $873,247

3. Method of Apportionment of Assessment Page | 3
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
California law, including Article XIII D of the Constitution of the State of California and the Proposition 218 Omnibus Implementation Act (Government Code Section 53750 and following) (the "Omnibus Act"), provide that special assessments, as levied pursuant to the "Landscaping and Lighting Act of 1972," must be based solely on the special benefit properties receive from the work of improvement.

The Act does not specify the method or formula that should be used to apportion the assessment in any special assessment district proceedings. The Corona City Council has retained the firm of Spicer Consulting Group, LLC. for the purpose of assisting them in making an analysis of the facts in the District and recommending to the Corona City Council the correct apportionment of the assessment obligation.

In performing the analysis, it was necessary to identify the benefits that the improvements being financed by the District have or will render to the properties within the boundaries of the District and to determine the extent to which such properties receive a direct and special benefit as distinguished from benefits received by the general public.

Proposition 218 Compliance
On November 5, 1996, California voters approved Proposition 218 entitled the "Right to Vote on Taxes Act" which added Article XIII D to the California Constitution. While its title refers only to taxes, Proposition 218 establishes new procedural requirements for the formation and administration of assessment districts. The costs of the proposed improvements have been identified and allocated to properties within the District based on special benefit. The improvements provided by this District and for which properties are assessed are public street lighting improvements. These improvements generally were installed in connection with the development of the properties within the District and were required by the City as a condition of development.

Article XIII D Section 2(d) defines "District" as follows:
"District means an area determined by an agency to contain all parcels which will receive a special benefit from a proposed public improvement or property-related service;"
Article XIII D Section 2(i) defines "Special Benefit" as follows:
“Special benefit” means a particular and distinct benefit over and above general benefits conferred on real property located in the district or to the public at large. General enhancement of property value does not constitute 'special benefit'." Article XIII D Section 4(a) defines "proportional special benefit assessments" as follows:
"An agency which proposes to levy an assessment shall identify all parcels which will have a special benefit conferred upon them and upon which an assessment will be imposed. The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property related service being provided. No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel." Distinguishing General and Special Benefit
Proposition 218 added a set of procedures and requirements which a local government must follow to levy an assessment. In addition to notice, hearing and assessment ballot proceedings, Proposition 218 provides that "only special benefits are assessable" and requires a local government to "separate the general benefits from the special benefits conferred on a parcel." By its nature, most every public improvement financed through an assessment district contains an element of public benefit. The test is:
does there exist, with relation to the improvement, a special benefit to the property assessed? The law requires that the portion of the cost of the improvement which benefits the public generally be separated from that portion of the cost of the improvement which specially benefits assessed properties. Proposition 218 provides the previous definition of "special benefit".

3. Method of Apportionment of Assessment Page | 4
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
General Benefit
The street lighting and traffic signal improvements within LMD No. 2003-1 have been or will be installed as conditions of approval for the proposed projects within the District. If these improvements were not installed, the subject projects would not be allowed to be developed.

Approximately 5% of the street lights funded by the District are located at the perimeter/entryway of the District. The street lights located at the perimeter/entryways, in contrast to the remainder of the lights funded by the District, arguably provide some illumination that extends beyond the boundaries of the District that enhances the safety of members of the public unassociated with the assessed parcels, that illuminates traffic or parking on major thoroughfares, or that otherwise provides services to the general public. Although, in general, these street lights exist solely because of the development of assessed parcels, and although the primary purpose of these lights is to provide illumination for assessed parcels, they may provide some level of general benefit in addition to the special benefits provided to the assessed parcels. We estimate that this general benefit constitutes not more than 25% of the total benefit from perimeter/entryway lights. As 25% of the benefit from 5% of the lights constitutes not more than 2% of the total benefit from all improvements operated and maintained by the District, we determine that the total general benefit from operation and maintenance activities will not exceed 2% of operations and maintenance costs.

The traffic signals located throughout the District provide for safety and increases efficiency for the circulation of traffic. The general benefit provided by these traffic signals is equal to the proportionate share of the total average daily trips that do not originate or depart from the areas within the District. Temescal Canyon Road is a major arterial roadway that runs in the north/south direction and is located on the southeast side of the City limits within LMD No. 2003-1. There were several types of reports that were analyzed along the specified roadway. Reports that included the Average Daily Traffic (ADT) as well as the turning movement counts were collected. It was determined from these reports that the ADT for Temescal Canyon Road is 14,632 vehicles per day.

The Crossings Shopping Center (located at Northwest corner of Cajalco Road and Temescal Canyon Road) generates a large amount of daily trips to its location. With movie theaters, shops, and dining, the Crossings Shopping Center is a destination for large quantities of vehicles. Reports including the ADT and turning movement counts were also reviewed at the intersection of Dos Lagos Road and Temescal Canyon Road. Dos Lagos Road is a minor arterial roadway. The number of vehicles detected in these reports that travel northbound were all assumed to travel to the Crossings Shopping Center located off of Cajalco Road, which is a major arterial roadway.

Based on the volume of vehicles entering the road on the south and then exiting on the north, along with all the turning movements within the community, it was determined that 1,465 vehicles travel on Temescal Canyon Road for "cut-through" purposes on a daily basis. This value was used to determine the percentage of vehicles that "cut-through" by dividing it into the total ADT. From this calculation, it was concluded that 90% of vehicles on Temescal Canyon Road travel to the Crossings Shopping Center. Therefore, only 10% of vehicles are utilizing Temescal Canyon Road as a "cut-through." The "cut-through" traffic itself only occurs in the AM hours of the weekdays. During the PM hours as well as the weekends, no "cutthrough" traffic occurs. The increase in volume of vehicles during these times is an increase in trips traveling to the Crossings Shopping Center. It is typical to have more vehicles travel to a shopping center during PM hours and on weekends because that is when most drivers are off of work and have more availability.

To conclude, multiple ADT and turning movement count reports were analyzed at different intersections located along Temescal Canyon Road. From these reports, raw data was collected and used for calculations. The calculations determined that 90% of vehicles traveling on Temescal Canyon Road are traveling to the Crossings Shopping Center and only 10% of the total Temescal Canyon Road traffic is for "cut-through" purposes. Therefore, we estimate that this general benefit constitutes not more than 10% of the total benefit from traffic signals. We determined that the total general benefit from operation and maintenance activities will not exceed 10% of operations and maintenance costs.

3. Method of Apportionment of Assessment Page | 5
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Direct and Special Benefits
Three benefit zones have been established for LMD No. 2003-1. The methods of apportionment, by benefit zone, are as follows:

Benefit Zone 1 consists of all parcels that have street lighting on the street fronting their lots or parcels. The streetlights include not only local streets but could also include collector and major arterials. The same streetlight can provide a dual benefit to the property owner by being both a collector and arterial streetlight. This local lighting is of a direct and special benefit to abutting parcels only as it provides increased property protection, personal safety, visibility, traffic safety, and enhances those areas fronting upon the illuminated street. City standards require street lights to be spaced at intervals based on lumen intensity so all properties receive equal coverage. This results in a special benefit received by each parcel in Benefit Zone 1.

Benefit units were assigned to parcels with local lighting upon property frontage along the illuminated streets as follows:

Parcel Frontage Benefit Unit
0-75' 1
76-150' 2
151-225' 3
226-300' 4
Over 300' 1 per 75'
The dimension of 75 feet was selected as typical frontage for a normal residential lot, since a vast majority of the residential lots in the City have frontage of less than 75 feet. Larger parcels and lots were assigned additional benefit units in 75-foot increments.

For any future condominiums, apartments and mobile home lots within the District which will be individually owned, the local street frontage along the perimeter of these developments will be divided by the number of units or lots within the respective developments and proportionately assigned to each unit or lot.

Isolated parcels within Benefit Zone 1 which do not have streetlights upon their frontage were not assigned Benefit Zone 1 benefit units.

Benefit Zone 2 consists of all the parcels within LMD No. 2003-1, including the area encompassed by Benefit Zone 1. Improvements that benefit the District as a whole are the high intensity lighting of major streets. These lights are much brighter than the local streetlights described in Benefit Zone 1 and provide for both traffic and pedestrian safety on those major streets and intersections that carry traffic generated both within and outside the District engaged in commerce, shopping, and recreational trips. The direct and special benefit provided is an image of a progressive and well-lit District area to outsiders that directly enhances property values District-wide.

An equitable measure of benefit common to residential, commercial and industrial areas is parcel size. The relationship between residential parcels and acreage has been established at four residential lots to one acre based on the general density of the City as a whole.

Using this measure, a normal residential lot was assigned one (1) benefit unit with larger parcels being assigned four (4) benefit units per acre as follows:

Parcel Area Benefit Unit
0-12,000 SF 1
12,001-24,000 SF 2
24,001-36,000 SF 3
36,001 SF – 1 Acre 4
Over 1 Acre 4 per acre
Benefit Zone 2 facilities include, but are not limited to, streetlights located on all or portions of Temescal Canyon Road, Cajalco Road, Weirick Road, and the eastside of Compton Avenue located within the District.

3. Method of Apportionment of Assessment Page | 6
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Benefit Zone 3 consists of all parcels in LMD No. 2003-1. Traffic signals benefit the entire District by allocating time among conflicting movement seeking use of the same physical space. These signals provide for both traffic and pedestrian safety on the major intersections that carry traffic, generated both within and outside the District. The direct and special benefit they provide is an orderly traffic flow that assures safety and movement throughout the District Traffic generation values can be established based on a parcel's land use and area. Benefit Zone 3 benefit units are determined by multiplying a parcel's Benefit Zone 2 benefit units by a traffic generation factor for certain land use as follows, excepting any developed single-family residential parcel regardless of size which will be assessed a traffic generation factor of one.

Land Use Traffic Factor
Developed Single-Family Residential Parcel 1
Developed Multi-Family Parcel 2
Developed Commercial/Industrial Parcel 3

3. Method of Apportionment of Assessment Page | 7
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Whereas, on April 15th, 2026, the City Council under the Act, adopted its Resolution Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of an Engineer's Report for LMD No. 2003-1; Whereas, the Resolution of Initiation directed Spicer Consulting Group, LLC to prepare and file a report presenting plans and specifications describing the general nature, location, and extent of improvements to be maintained, an estimate of the costs of the maintenance, operations and servicing of the improvements for LMD No. 2003-1 for the referenced Fiscal Year, a diagram for LMD No. 2003-1 showing the area and properties to be assessed, and an assessment of the estimated costs of the maintenance, operations and servicing of the improvements, assessing the net amount upon all assessable lots and/or parcels within LMD No. 2003-1 in proportion to the special benefit received;
Now Therefore, the assessments are made to cover the portion of the estimated costs of maintenance, operation and servicing of said improvements to be paid by the assessable real property within LMD No. 2003-1 in proportion to the special benefit received.

Table 3-1
Assessments by Zone
The approximate dollar per benefit unit value, by zone, for Fiscal Year 2027, is as follows:

Per Benefit Unit (BU)
Benefit
Zone
Actual
Assessment1
Benefit
Units
Max
Assessment
Actual
Assessment % of Max
1 $2,542 177.25 $145.29 $14.34 10%
2 $14,952 1,587.24 $38.88 $9.42 24%
3 $109,754 3,721.72 $71.63 $29.49 41%
For the specific assessment on each parcel, reference is made to the Assessment Roll beginning at the end of this Section.

To ensure that the District will be able to pay for the costs of the operation, maintenance, and servicing of the streetlights and traffic signals if an increase occurs, there is a maximum rate of assessment for each Benefit Zone which increase annually by the percentage increase in the Consumer Price Index (All Items) for Riverside-San Bernardino-Ontario California Standard Metropolitan Statistical area since the beginning of the preceding Fiscal Year, or by two percent (2.00%), whichever is greater, on July 1, 2004 for Fiscal Year 2005 and on each subsequent July 1 for the Fiscal Year then commencing. The percentage increase in the Consumer Price Index is three and eight hundredths percent (3.08%). Therefore, the maximum rates of assessment per Benefit Zone will increase by 3.08% for FY 2027. The Bureau of Labor Statistics of the United States Department of Labor has discontinued the Los Angeles-Riverside-Orange County, CA Index.

Public Lands
Article XIII D mandates that "parcels within a district that are owned or used by any agency, the State of California, or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit." LMD No. 2003-1 includes one public owned parcel, Assessor's Parcel Number 279- 470-022-9, that is approximately 10.41 gross acres and is owned by the City of Corona. This parcel is to be used as a wastewater treatment plant. The function and use of this public property is not enhanced by the streetlights and traffic signals. Therefore, this parcel is deemed not to benefit, thus receiving a zero assessment.

Annexations
Since the District's formation in 2003, five developments have been annexed into LMD No. 2003-1. 1 Actual levy may differ due to rounding.

3. Method of Apportionment of Assessment Page | 8
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Executed this 17th day of June 2026.

FRANCISCO MARTINEZ JR
PROFESSIONAL CIVIL ENGINEER NO. 84640

ENGINEER OF WORK

CITY OF CORONA

STATE OF CALIFORNIA
I HEREBY CERTIFY that the enclosed Engineer’s Report, together with the Assessment Roll and Assessment Diagram thereto attached, was filed with me on the _______ day of ____________, 2026, by adoption of Resolution No. 2026-___ by City Council.

CITY CLERK

CITY OF CORONA

STATE OF CALIFORNIA
I HEREBY CERTIFY that the enclosed Engineer’s Reports, together with the Assessment Roll and Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City of Corona, California on the_____ day of ___________, 2026.

CITY CLERK

CITY OF CORONA

STATE OF CALIFORNIA

4. Assessment Roll Page | 9
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
The actual assessment and the amount of the assessment for the Fiscal Year 2027 apportioned to each parcel as shown on the latest equalized roll at the County Assessor's office are listed in Appendix A of this Report. The description of each lot or parcel is part of the records of the County Assessor of the County of Riverside and such records are, by reference, made part of this Report. If any APN identified therein is submitted for collection and identified by the County Auditor/Controller of the County of Riverside to be an invalid parcel number for any fiscal year, a corrected parcel number and/or new parcel numbers will be identified and resubmitted to the County Auditor/Controller. The assessment amount to be levied and collected for the resubmitted parcel or parcels shall be based on the method of apportionment, as described in this Report and approved by the City Council.

5. Assessment Diagram Page | 10
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
The District boundary coincides with the boundary of the parcels included within the District as of the time of the adoption of the Resolution of Intention and the initiation of these proceedings.

Reference is made to the County Assessor's Roll and Maps for a detailed description of the lines and dimensions of any lot or parcel.

The lines and dimensions of each lot shall conform to those shown on the County Assessor's Maps for the Fiscal Year to which the Report applies.

An Assessment Diagram is attached hereto in Appendix B, showing the boundaries of LMD No. 2003-1 as the same existed at the time of the adoption of the Resolution of Intention and the initiation of these proceedings.

Appendix A:

Assessment Roll

68-2271 - LMD 2003-1
Fiscal Year 2027
APN Levy APN Levy APN Levy
277020019 $97.88 277020020 $783.12 277020021 $97.88
277020022 $644.70 277020023 $644.70 277020024 $322.34
277020025 $336.68 277020026 $293.66 277221010 $97.88
277221011 $97.88 277221012 $293.66 277221013 $97.88
277221014 $97.88 277221015 $391.56 277221018 $195.78
278060033 $434.58 278060034 $224.46 278060035 $1,177.16 278230071 $1,162.82 278231001 $101.46 278231002 $101.46 278231006 $101.46 278231007 $101.46 278231008 $101.46
278231009 $101.46 278231010 $101.46 278231011 $101.46
278231012 $101.46 278231013 $101.46 278231014 $101.46
278231015 $101.46 278231016 $101.46 278231017 $101.46
278231018 $101.46 278231019 $101.46 278231020 $101.46
278231021 $101.46 278231022 $101.46 278231023 $101.46
278231024 $101.46 278231025 $101.46 278231026 $101.46
278231027 $101.46 278231028 $101.46 278231029 $101.46
278231030 $101.46 278231031 $101.46 278231032 $101.46
278231033 $101.46 278231034 $101.46 278231035 $101.46
278231036 $101.46 278231037 $101.46 278231038 $101.46
278231039 $101.46 278231040 $101.46 278231041 $101.46
278231042 $101.46 278231043 $101.46 278231044 $101.46
278231045 $101.46 278231046 $101.46 278231047 $101.46
278231048 $101.46 278231049 $101.46 278231050 $101.46
278231051 $101.46 278231054 $101.46 279140011 $2,843.78 279140012 $391.56 279140013 $514.88 279450012 $1,076.78 279450025 $978.90 279450028 $10,278.44 279450029 $97.88 279450034 $5,090.28 279450035 $195.78 279450036 $620.56 279450038 $600.98 279450039 $1,183.08 279450040 $600.98 279460024 $195.78 279460025 $1,174.68 279460026 $195.78 279460027 $195.78 279460031 $195.78 279460033 $1,174.68 279460041 $195.78 279460047 $293.66 279460048 $587.34
279460051 $1,174.68 279460054 $391.56 279460055 $293.66 279460056 $293.66 279460058 $6,950.18 279460063 $978.90 279460064 $2,153.58 279460074 $881.00 279460076 $2,055.68 279470009 $1,468.34 279470025 $908.40 279470026 $501.18 279470027 $97.88 279470028 $7,345.66 279470029 $195.78
279481001 $38.90 279481002 $38.90 279481003 $38.90
279481004 $38.90 279481005 $38.90 279481006 $38.90
279481007 $38.90 279481008 $38.90 279481010 $38.90
279481011 $38.90 279481012 $38.90 279481013 $38.90
279481014 $38.90 279481015 $38.90 279481017 $38.90
279481018 $38.90 279481019 $38.90 279481020 $38.90
279481021 $38.90 279481022 $38.90 279481023 $38.90
279481024 $38.90 279481025 $38.90 279481026 $38.90
279481027 $38.90 279481028 $38.90 279481030 $38.90
279481031 $38.90 279481032 $38.90 279481033 $38.90
279481034 $38.90 279481035 $38.90 279481036 $38.90
Assessment Roll

Engineer's Report Page 3169 of 3356
68-2271 - LMD 2003-1
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
279481037 $38.90 279481039 $38.90 279481040 $38.90
279481041 $38.90 279481042 $38.90 279481043 $38.90
279481044 $38.90 279481045 $38.90 279481046 $38.90
279481048 $38.90 279481049 $38.90 279481050 $38.90
279481051 $38.90 279481052 $38.90 279481053 $38.90
279481054 $38.90 279481055 $38.90 279481057 $38.90
279481058 $38.90 279481059 $38.90 279481060 $38.90
279481061 $38.90 279481062 $38.90 279481063 $38.90
279481064 $38.90 279481066 $38.90 279481067 $38.90
279481068 $38.90 279481069 $38.90 279481070 $38.90
279481071 $38.90 279481072 $38.90 279481073 $38.90
279481074 $38.90 279481075 $38.90 279481076 $38.90
279481077 $38.90 279481078 $38.90 279481079 $38.90
279481080 $38.90 279481081 $38.90 279482001 $38.90
279482002 $38.90 279482003 $38.90 279482004 $38.90
279482005 $38.90 279482006 $38.90 279482007 $38.90
279482008 $38.90 279482009 $38.90 279482011 $38.90
279482012 $38.90 279482013 $38.90 279482014 $38.90
279482015 $38.90 279482016 $38.90 279482017 $38.90
279482018 $38.90 279482019 $38.90 279482021 $38.90
279482022 $38.90 279482023 $38.90 279482024 $38.90
279482025 $38.90 279482026 $38.90 279482028 $38.90
279482029 $38.90 279482030 $38.90 279482031 $38.90
279482032 $38.90 279482033 $38.90 279482034 $38.90
279482036 $38.90 279482037 $38.90 279482038 $38.90
279482039 $38.90 279482040 $38.90 279482041 $38.90
279482042 $38.90 279482043 $38.90 279482044 $38.90
279482045 $38.90 279482046 $38.90 279482047 $38.90
279482048 $38.90 279482049 $38.90 279482050 $38.90
279482052 $38.90 279482053 $38.90 279482054 $38.90
279482055 $38.90 279482056 $38.90 279482057 $38.90
279482058 $38.90 279482059 $38.90 279482061 $38.90
279482062 $38.90 279482063 $38.90 279482065 $38.90
279482066 $38.90 279482067 $38.90 279482069 $38.90
279482070 $38.90 279482071 $38.90 279482073 $38.90
279482074 $38.90 279482075 $38.90 279482076 $38.90
279482077 $38.90 279482078 $38.90 279482079 $38.90
279482080 $38.90 279482081 $38.90 279482082 $38.90
279483001 $38.90 279483002 $38.90 279483003 $38.90
279483004 $38.90 279483005 $38.90 279483006 $38.90
279483007 $38.90 279483008 $38.90 279483010 $38.90
279483011 $38.90 279483012 $38.90 279483013 $38.90
279483014 $38.90 279483015 $38.90 279483016 $38.90
279483017 $38.90 279483019 $38.90 279483020 $38.90
279483021 $38.90 279483022 $38.90 279483023 $38.90
279483024 $38.90 279483025 $38.90 279483026 $38.90

Engineer's Report Page 3170 of 3356
68-2271 - LMD 2003-1
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
279483028 $38.90 279483029 $38.90 279483030 $38.90
279483031 $38.90 279483032 $38.90 279483033 $38.90
279483034 $38.90 279483035 $38.90 279483037 $38.90
279483038 $38.90 279483039 $38.90 279483040 $38.90
279483041 $38.90 279483042 $38.90 279483043 $38.90
279483044 $38.90 279483046 $38.90 279483047 $38.90
279483048 $38.90 279483049 $38.90 279483050 $38.90
279483051 $38.90 279483052 $38.90 279483053 $38.90
279483054 $38.90 279483055 $38.90 279483056 $38.90
279483057 $38.90 279483059 $29.48 279483060 $38.90
279483061 $38.90 279483062 $38.90 279483063 $38.90
279483064 $38.90 279483065 $38.90 279483066 $38.90
279483067 $38.90 279483068 $38.90 279483069 $38.90
279483070 $38.90 279483072 $38.90 279483073 $38.90
279483074 $38.90 279483075 $38.90 279483076 $38.90
279483077 $38.90 279483078 $38.90 279483079 $38.90
279483081 $38.90 279483082 $38.90 279483083 $38.90
279483084 $38.90 279483085 $38.90 279483086 $38.90
279483087 $38.90 279483088 $38.90 279484001 $38.90
279484002 $38.90 279484003 $38.90 279484004 $38.90
279484005 $38.90 279484006 $38.90 279484007 $38.90
279484009 $38.90 279484010 $38.90 279484011 $38.90
279484012 $38.90 279484013 $38.90 279484014 $38.90
279484015 $38.90 279484016 $38.90 279484017 $38.90
279484018 $38.90 279484019 $38.90 279484020 $38.90
279484022 $38.90 279484023 $38.90 279484024 $38.90
279484025 $38.90 279484026 $38.90 279484027 $38.90
279484028 $38.90 279484029 $38.90 279484030 $38.90
279484031 $38.90 279484032 $38.90 279484034 $38.90
279484035 $38.90 279484036 $38.90 279484037 $38.90
279484038 $38.90 279484039 $38.90 279484040 $38.90
279484041 $38.90 279484042 $38.90 279484043 $38.90
279484044 $38.90 279484045 $38.90 279484047 $38.90
279484048 $38.90 279484049 $38.90 279484050 $38.90
279484051 $38.90 279484052 $38.90 279484053 $38.90
279484054 $38.90 279484055 $38.90 279484056 $38.90
279484057 $38.90 279484059 $38.90 279484060 $38.90
279484061 $38.90 279484062 $38.90 279484063 $38.90
279484064 $38.90 279484065 $38.90 279484066 $38.90
279484067 $38.90 279484068 $38.90 279484069 $38.90
279484070 $38.90 279484072 $38.90 279484073 $38.90
279484074 $38.90 279484075 $38.90 279484076 $38.90
279484077 $38.90 279484078 $38.90 279484079 $38.90
279484080 $38.90 279484081 $38.90 279484082 $38.90
279484084 $38.90 279484085 $38.90 279484086 $38.90
279484087 $38.90 279484088 $38.90 279484089 $38.90

Engineer's Report Page 3171 of 3356
68-2271 - LMD 2003-1
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
279484090 $38.90 279484091 $38.90 279484092 $38.90
279484093 $38.90 279484094 $38.90 279484095 $38.90
279485001 $38.90 279485002 $38.90 279485003 $38.90
279485004 $38.90 279485005 $38.90 279485006 $38.90
279485007 $38.90 279485008 $38.90 279485009 $38.90
279485010 $38.90 279485011 $38.90 279485012 $38.90
279485013 $38.90 279485014 $38.90 279485015 $38.90
279485016 $38.90 279485019 $38.90 279485020 $38.90
279485021 $38.90 279485022 $38.90 279485023 $38.90
279485024 $38.90 279485025 $38.90 279485027 $38.90
279485028 $38.90 279485029 $38.90 279485030 $38.90
279485031 $38.90 279485032 $38.90 279485033 $38.90
279485034 $38.90 279485036 $38.90 279485037 $38.90
279485038 $38.90 279485039 $38.90 279485040 $38.90
279485041 $38.90 279485042 $38.90 279485043 $38.90
279485045 $29.48 279485046 $38.90 279485047 $38.90
279485048 $38.90 279485049 $38.90 279485050 $38.90
279485051 $38.90 279485052 $38.90 279485054 $38.90
279485055 $38.90 279485056 $38.90 279485057 $38.90
279485058 $38.90 279485059 $38.90 279485060 $38.90
279485061 $38.90 279486001 $38.90 279486002 $38.90
279486003 $38.90 279486004 $38.90 279486005 $38.90
279486006 $38.90 279486007 $38.90 279486008 $38.90
279486009 $38.90 279486010 $38.90 279486011 $38.90
279486012 $38.90 279500001 $38.90 279500002 $38.90
279500003 $38.90 279500004 $38.90 279500005 $38.90
279500006 $38.90 279500007 $38.90 279500008 $38.90
279500009 $38.90 279500010 $38.90 279500011 $38.90
279500012 $38.90 279500013 $38.90 279500014 $38.90
279510001 $38.90 279510002 $38.90 279510003 $38.90
279510004 $38.90 279510005 $38.90 279510006 $38.90
279510007 $38.90 279510008 $38.90 279510009 $38.90
279510010 $38.90 279510011 $38.90 279510012 $38.90
279510013 $38.90 279510014 $38.90 279510015 $38.90
279510016 $38.90 279510017 $38.90 279510018 $38.90
279510019 $38.90 279510020 $38.90 279510021 $38.90
279510022 $38.90 279510023 $38.90 279510024 $38.90
279510025 $38.90 279511001 $38.90 279511002 $38.90
279511003 $38.90 279511004 $38.90 279511005 $38.90
279511006 $38.90 279511008 $38.90 279511009 $38.90
279511010 $38.90 279511011 $38.90 279511012 $38.90
279511013 $38.90 279511014 $38.90 279511015 $38.90
279511016 $38.90 279511018 $38.90 279511019 $38.90
279511020 $38.90 279511021 $38.90 279511022 $38.90
279511023 $38.90 279511024 $38.90 279511025 $38.90
279511026 $38.90 279511027 $38.90 279511028 $38.90

Engineer's Report Page 3172 of 3356
68-2271 - LMD 2003-1
Fiscal Year 2027
APN Levy APN Levy APN Levy
Assessment Roll
279511029 $38.90 279511030 $38.90 279511032 $38.90
279511033 $38.90 279511034 $38.90 279511035 $38.90
279511036 $38.90 279511037 $38.90 279511039 $38.90
279511040 $38.90 279511041 $38.90 279511042 $38.90
279511043 $38.90 279511044 $38.90 279520001 $38.90
279520002 $38.90 279520003 $38.90 279520004 $38.90
279520005 $38.90 279520006 $38.90 279520007 $38.90
279520008 $38.90 279520009 $38.90 279520010 $38.90
279520011 $38.90 279520012 $38.90 279520013 $38.90
279520014 $38.90 279520015 $38.90 279520016 $38.90
279520017 $38.90 279520018 $38.90 279520019 $38.90
279520020 $38.90 279520021 $38.90 279520022 $38.90
279520023 $38.90 279530001 $840.48 279530002 $4,689.36
279530003 $4,410.02 279530004 $2,982.20 279530005 $587.34 279530006 $995.72 279530007 $756.92 279530008 $587.34
279530009 $391.56 279530010 $489.44 279530011 $489.44
279530012 $489.44 279530013 $685.22 279530014 $978.90
279530015 $489.44 279530016 $489.44 279530017 $685.22
279530018 $685.22 279530019 $2,029.50 279530020 $2,394.86 279530022 $2,573.82 279530023 $434.58 279530024 $3,063.26 279530025 $4,128.20 279530026 $5,248.02
Totals Parcels 614 Levy $127,241.02

Engineer's Report Page 3173 of 3356
Appendix B:

Assessment Diagram

Appendix C:

Capital Improvement Projects

Appendix C Capital Improvement Projects
City of Corona
Engineer’s Report LMD No. 2003-1
Fiscal Year 2027
Capital Improvement Project
The six traffic signals along Temescal Canyon in the Dos Lagos area were first activated in 2006. Since that time, several technologies have improved, and the traffic signal infrastructure is beginning to show its age. Additionally, new traffic signals have been constructed along Eagle Glen and Cajalco freeway ramps. Due to age and nearby construction, the existing wireless connection to City Hall has failed. As part of a City-Wide Advanced Traffic Management System Phase (ATMS) 3 project, a new communication system is being designed which will include a high speed, high bandwidth fiber optic connection to the Dos-Lagos area. A Capital Improvement Project was appropriated in the amount of $415,000 in Fiscal Year 2019 for the installation of many traffic signal enhancements with approximately $171,280 remaining. An additional amount of $500,000 is requested for traffic signal cabinet upgrades, extending the fiber optic connection, replacement of the existing communication hub, and upgrade to the fiber switches. This work will be completed alongside the citywide signal improvements that the ATMS Phase 3 project is proposing. These new improvements will enable City Traffic Engineering staff to serve the area more efficiently.

RESOLUTION NO. 2026-039

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CORONA, CALIFORNIA, CONFIRMING THE

DIAGRAM AND ASSESSMENT FOR LIGHTING
MAINTENANCE DISTRICT NO. 2003-1 FOR FISCAL YEAR
2027
WHEREAS, on May 6, 2026, the City Council of the City of Corona (the “City Council”) adopted Resolution No. 2026-023, a resolution of intention pursuant to Section 22624 of the Streets and Highways Code, which among other things, scheduled a public hearing on the levy and collection of assessments on the lots and parcels of the assessable property within Lighting Maintenance District No. 2003-1 (the “District”) for Fiscal Year 2027 pursuant to the Landscaping and Lighting Act of 1972, Part 2 (commencing with Section 22500) of Division 15 of the Streets and Highways Code (the “Act”) for 6:00 p.m. on June 17, 2026, in the City Council Chambers of the City of Corona, at 400 South Vicentia Avenue, Corona, California; and WHEREAS, notice of said hearing was duly published as required by Sections 22552 and 22553 of said Act; and
WHEREAS, at the time and place of said hearing, as set forth in said resolution of intention, the City Council held the hearing and afforded all interested persons an opportunity to be heard, and considered all oral statements and all written protests or communications made or filed by any interested persons, and at the conclusion of said hearing determined that a majority protest, to wit: written protests filed and not withdrawn by property owners owning more than 50 percent of the area of assessable land within the District, had not been received.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORONA, CALIFORNIA, AS FOLLOWS:

SECTION 1. Findings and Approval of Final Report. The City Council find that:
(a) The foregoing recitals are true and correct;
(b) Compliance has been maintained with all of the applicable requirements of the Act;
(c) A majority protest to the levy and collection of the proposed assessment has not been filed;
(d) The City Council may therefore proceed to confirm the boundary and assessment for the District for Fiscal Year 2027, and order levy and collection of the assessment; (e) The assessment proposed to be levied on the lots and parcels of assessable property within the District for the maintenance and servicing of public lighting facilities during Fiscal Year 2027, as contained in the Final Annual Engineer’s Report prepared by Spicer

2 Consulting Group, LLC on file with the City Clerk (the “Report”), are based on the proportionate special benefit derived by such lots and parcels from the availability of such public lighting facilities;
(f) The proportionate special benefit derived by each such lot or parcel has been determined in relationship to the entirety of the cost of the maintenance and servicing of such public lighting facilities;
(g) Such assessments do not exceed the reasonable cost of the proportional special benefit conferred on each such lot and parcel;
(h) Such assessments will not be increased over the amounts previously approved by the electors of the District or as otherwise permitted by the Act and Article XIIID of the California Constitution; and
(i) Based on the foregoing and the full record before the City Council, the Report as whole and each part thereof are finally approved and confirmed.

SECTION 2. Levy of Assessment. Pursuant to Section 22631 of the Streets and Highways Code, the adoption of this resolution constitutes the levy of the assessment for the maintenance and servicing of public lighting facilities within the District during Fiscal Year 2027, as contained in the Report, and such assessment is hereby levied. The City Clerk is directed to file a certified copy of this resolution together with the diagram and assessment contained in the Report with the County Auditor of the County of Riverside, who, pursuant to Section 22645 of the Streets and Highways Code, shall enter on the County Assessment Roll opposite each lot or parcel of land the amount assessed thereupon, as shown in the said assessment.

PASSED, APPROVED AND ADOPTED this 17th day of June, 2026.

Mayor of the City of Corona, California
ATTEST:

City Clerk of the City of Corona, California

3 CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly passed and adopted by the City Council of the City of Corona, California, at its regular meeting thereof held on the 17th day of June, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 17th day of June, 2026.

City Clerk of the City of Corona, California
[SEAL]

DATE: 06/17/2026
TO: Honorable Mayor and City Council Members
FROM: Finance Department
2026-201

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

PUBLIC HEARING AND ELECTION FOR ANNEXATION NO. 46 INTO COMMUNITY FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE SERVICES)
EXECUTIVE SUMMARY:

This staff report asks the City Council to consider a property owner’s request to be annexed into the City’s Community Facilities District No. 2016-3 (Maintenance Services) to provide maintenance services for public facilities within and for the benefit of the proposed development.

RECOMMENDED ACTION:

That the City Council:
a. Adopt Resolution No. 2026-069, calling a special election and submitting to the qualified electors of the territory proposed to be annexed to Community Facilities District No. 2016-3 (Maintenance Services) of the City of Corona the question of levying special taxes within the territory proposed to be annexed (Annexation No. 46).
b. Adopt Resolution No. 2026-070, declaring the results of the special election for Community Facilities District No. 2016-3 (Maintenance Services) of the City of Corona on the proposition of the annual levy of special taxes within the territory proposed to be annexed to said Community Facilities District to pay the costs of certain services to be provided by the Community Facilities District, determining

that the territory proposed to be annexed is added to and part of said Community Facilities District with full legal effect (Annexation No. 46).

BACKGROUND & HISTORY:

On December 7, 2016, the City Council approved Resolution No. 2016-112 establishing Community Facilities District No. 2016-3 (Maintenance Services) of the City of Corona ("CFD No. 2016-3" or "District") to levy special taxes on parcels of taxable property to provide certain services necessary to meet increased demands placed upon the City.

On May 6, 2026, the City Council adopted Resolution No. 2026-028, a Resolution of Intention to annex territory to CFD No. 2016-3 and commence the annexation proceedings for the territory to be annexed, also shown as Annexation No. 46. A public hearing was set for June 17, 2026, to conduct an election for the landowners and to declare the results of that election.

As required by the Resolution of Intention, an annexation map was recorded on May 14, 2026, at 1:11 p.m. in Book 99 Page 49, Document No. 2026-0147627, and the potential annexation area boundary map was recorded on November 7, 2016, at 4:40 p.m. in Book 80 Page 23, Document No. 2016-0494013 of Maps of Assessment and Community Facilities Districts with the Riverside County Recorder.

ANALYSIS:

The City Council adopted the Resolution of Intention in response to the Petition filed by Rove Corona CA004, LLC, (“Owner”), property owner of CUP 2022-0002 within the City, who has requested that the City assist in annexing territory into CFD No. 2016-3 to cover the costs associated with the maintenance of public improvements. The improvements proposed to be maintained include items such as street maintenance and drainage.

The area proposed within Annexation No. 46 will encompass a development comprised of 2.43 acres which will include a full-service electric vehicle charging station (“Property”).

The Property proposed to be annexed into CFD No. 2016-3 will be included in Tax Zone

46. This tax rate includes a Maximum Special Tax of $1,114 per acre per year for maintenance services of public facilities. The Maximum Special Taxes are proposed to escalate each year at the greater of Consumer Price Index (CPI) or 2%.

The Petition, including the waiver and consent by the Owners, is on file in the City Clerk's office, and authorizes the City to: (1) hold the election and declare election results; (2) shorten election time requirements; (3) waive analysis and arguments; and (4) waive all noticing requirements relating to the conduct of the election immediately following the public hearing scheduled for June 17, 2026.

FINANCIAL IMPACT:

On June 1 of each year, every building for which a building permit has been issued will be subject to the special taxes in the ensuing Fiscal Year. If the anticipated costs of maintaining the facilities in any given Fiscal Year, prior to buildout of the project, exceeds the special tax revenues available from parcels for which building permits have been

issued, then the special tax may also be on property with recorded final subdivision maps, as well as other undeveloped property.

The proposed total maximum assessment rate for Tax Zone 46 for Special Tax A is $1,114 per acre per year. The assessment rate is proposed to escalate each year at the greater of Consumer Price Index (CPI) or 2%. This annexation will yield an estimate of $2,436 annually in special assessment revenue for the District at build-out as planned.

The total annexation cost is being paid by the property owner.

ENVIRONMENTAL ANALYSIS:

This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the adoption of the resolutions may have a significant effect on the environment, the action is not subject to CEQA. This action merely annexes the Property to CFD No. 2016-3 and there is no possibility that adopting the above resolution will have a significant effect on the environment. Therefore, no environmental analysis is required
PREPARED BY: ERMA MONTANO, SENIOR FINANCIAL ANALYST
REVIEWED BY: BRUCE FOLTZ, FINANCE DIRECTOR
ATTACHMENTS:

1. Exhibit 1 – CFD No. 2016-3 Annexation No. 46 Project Map

2. Exhibit 2 – CFD No. 2016-3 Annexation No. 46 Recorded Boundary Map

3. Exhibit 3 – Resolution No. 2026-069

4. Exhibit 4 – Resolution No. 2026-070

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COMMUNITY FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE SERVICES) ANNEXATION NO. 46

PROJECT MAP
^_

RESOLUTION NO. 2026-069

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CORONA, CALIFORNIA CALLING SPECIAL

ELECTION AND SUBMITTING TO THE QUALIFIED

ELECTORS OF TERRITORY PROPOSED TO BE
ANNEXED TO COMMUNITY FACILITIES DISTRICT NO.
2016-3 (MAINTENANCE SERVICES) OF THE CITY OF

CORONA THE QUESTION OF LEVYING SPECIAL TAXES

WITHIN THE TERRITORY PROPOSED TO BE ANNEXED
(ANNEXATION NO. 46)
WHEREAS, the City Council (the “City Council”) of City of Corona (the “City”) has heretofore conducted proceedings for the establishment of and has established Community Facilities District No. 2016-3 (Maintenance Services) of the City of Corona, County of Riverside, State of California (the “Community Facilities District”), and the Community Facilities District has been authorized to annually levy special taxes to pay the costs of the maintenance of public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use, including, but not limited to, maintenance and lighting of parks, parkways, streets, roads and open space, maintenance and operation of water quality improvements and storm drainage systems, and public street sweeping, within the Community Facilities District and in the surrounding area and the costs associated with the determination of the amount of and levy and collection of special taxes which will be levied to provide the services and costs otherwise incurred in order to carry out the authorized purposes of the Community Facilities District.

WHEREAS, the City Council has been advised that the owner of approximately

2.43 gross acres of land wish to have their land included within the boundaries of the Community Facilities District and have requested that such land be annexed thereto; and WHEREAS, the City Council is authorized by Article 3.5 (commencing with Section 53339) of Chapter 2.5 of Part 1 of Division 2 of Title 5 of the California Government Code, commonly known as the “Mello-Roos Community Facilities Act of 1982,” to annex such land to the Community Facilities District; and
WHEREAS, on May 6, 2026 the City Council adopted Resolution No. 2026-028, a resolution of intention to annex the Property to the Community Facilities District pursuant to Section 53339.2 of the California Government Code, determining that the public convenience and necessity require that said Property be annexed to the Community Facilities District and containing all of the matters prescribed by Section 53339.3 of said Code, and fixing 6:00 p.m. on June 17, 2026 in the Council Chambers of the City Council, 400 South Vicentia, Corona, California, as the time and place for a hearing upon said resolution; and

2 WHEREAS, pursuant to said resolution, the City Clerk has published and mailed notice of the time and place of said hearing as required by Section 53339.4 of said Code; and WHEREAS, on June 17, 2026, at the time and place of said hearing, the City Council afforded all interested persons for or against the annexation of the Property to the Community Facilities District an opportunity to present testimony and to protest against the proposed annexation of said Property to the Community Facilities District, and no protests, either oral or in writing, were received; and
WHEREAS, pursuant to Section 53339.7 of said Code, the City Council may now submit the question of levying a special tax within the area proposed to be annexed to the Community Facilities District to the qualified electors within said territory.

NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORONA, CALIFORNIA, AS FOLLOWS:

SECTION 1. Findings. The City Council finds that: (i) the foregoing recitals are correct; (ii) less than 12 persons have been registered to vote within the territory proposed to be annexed to the Community Facilities District during the 90 days preceding the close of the public hearing on June 17, 2026, and no persons are registered to vote therein; (iii) pursuant to Section 53326 of the California Government Code, as a result of the findings set forth in clause (ii) above, the vote in the special election called by this resolution shall be by the landowner of the territory proposed to be annexed to the Community Facilities District whose property would be subject to the special taxes if they were levied at the time of the election, and each landowner shall have one vote for each acre, or portion thereof, which he or she owns within said territory which would be subject to the proposed special taxes if they were levied at the time of the election; (iv) Rove Corona CA004, LLC, the owner of all of the territory proposed to be annexed to the Community Facilities District, have by written consent (a) waived the time limits set forth in said Section 53326 for holding the election called by this resolution, (b) consented to the holding of said election on June 17, 2026, (c) waived notice and mailed notice of the time and date of said election, and (d) waived an impartial analysis by the City Attorney of the ballot proposition pursuant to Section 9280 of the California Elections Code, mailing of a statement pursuant to Section 9401 of said Code, and arguments and rebuttals pursuant to Sections 9281 to 9287, inclusive, and 9295 of said Code; and (vi) the City Clerk has consented to the holding of said election on June 17, 2026 or any other date that is acceptable to the City Clerk.

SECTION 2. Special Election. A special election is called for and shall be held on Wednesday, June 17, 2026, for the purpose of submitting to the qualified electors of the territory proposed to be annexed to the Community Facilities District the question of whether special taxes shall annually be levied within said territory to pay the costs of the maintenance of public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use, including, but not limited to, maintenance and lighting of parks, parkways, streets, roads and open space, maintenance and operation of water quality improvements and storm drainage systems, public street sweeping, and graffiti abatement, within the Community Facilities District and in the surrounding area, and the costs associated with the determination of the amount of and levy and collection of special taxes which will be levied to provide the services and costs otherwise

3 incurred in order to carry out the authorized purposes of the Community Facilities District pursuant to the Rates and Method of Apportionment of the Special Taxes, attached as Exhibit “B” to Resolution No. 2026-028.

SECTION 3. Ballot Proposition. The proposition to be submitted on June 17, 2026, to the qualified electors of the territory proposed to be annexed to the Community Facilities District shall be as follows:

Shall the City Council of the City of Corona be authorized to levy a special tax on an annual basis at the rate set forth in the following table:

Land Use
Category
Taxable
Unit
Maximum
Special Tax A
Non-Residential Property Acre $1,114
plus an annual increase on each July 1, commencing on July 1, 2026, the Maximum Special Tax shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Riverside – San Bernardino – Ontario (December 2017 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater, to finance certain services within the territory identified on the map entitled “Annexation Map No. 46 of Community Facilities District No. 2016-3 (Maintenance Services) City of Corona” including streets and drainage as provided in the Rate and Method of Apportionment (including incidental expenses) which is attached as Exhibit B to Resolution No. 2026-028 adopted by the City Council of the City of Corona on May 6, 2026, and shall an appropriation limit be established for the Community Facilities District No. 2016-3 (Maintenance Services) in the amount of special taxes collected?
SECTION 4. Conduct of Election. Except as otherwise provided in Section 5 hereof, said election shall be conducted by the City Clerk (the “City Clerk”) pursuant to the provisions of the California Elections Code governing elections of cities, and the provisions of Division 4 (commencing with Section 4000) of said Code, insofar as they may be applicable.

SECTION 5. Election Procedures. The procedures to be followed in conducting said election shall be as follows:
(a) Pursuant to Section 53326 of the California Government Code, ballots for the election shall be distributed to the qualified electors by the City Clerk by mail with return postage prepaid.
(b) Pursuant to applicable sections of the aforementioned provisions of the California Elections Code governing the conduct of mail ballot elections, including in particular Division 4 (commencing with Section 4000) of said Code, the City Clerk shall mail to each qualified elector an official ballot in the form attached hereto as Exhibit “A,” and shall also mail to all such qualified electors a ballot pamphlet and instructions to voter, including a sample ballot

4 identical in form to the official ballot but identified as a sample ballot, a return identification envelope with prepaid postage thereon addressed to the City Clerk for the return of voted official ballots, and copies of Resolution No. 2026-028.
(c) The official ballot to be mailed by the City Clerk to each landowner-voter shall have printed or typed thereon the name of the landowner-voter and the number of votes to be voted by the landowner-voter and shall have appended to it a certification to be signed by the person voting the official ballot which shall certify that the person signing the certification is the person who voted the official ballot, and if the landowner-voter is other than a natural person, that he or she is an officer of or other person affiliated with the landowner-voter entitled to vote such official ballot, that he or she has been authorized to vote such official ballot on behalf of the landowner-voter, that in voting such official ballot it was his or her intent, as well as the intent of the landowner-voter, to vote all votes to which the landowner-voter is entitled based on its land ownership on the proposition set forth in the official ballot as marked thereon in the voting square opposite such proposition, and further certifying as to the acreage of the landowner-voter’s land ownership within the Community Facilities District.
(d) The return identification envelope delivered by the City Clerk to each landowner-voter shall have printed or typed thereon the following: the name of the landowner, the address of the landowner, a declaration under penalty of perjury stating that the voter is the landowner or the authorized representative of the landowner entitled to vote the enclosed ballot and is the person whose name appears on the identification envelope, the printed name and signature of the voter, the address of the voter, the date of signing and place of execution of said declaration, and a notice that the envelope contains an official ballot and is to be opened only by the City Clerk.
(e) The information-to-voter form to be mailed by the City Clerk to the landowner-voters shall inform them that the official ballots shall be returned to the City Clerk properly voted as provided thereon and with the certification appended thereto properly completed and signed in the sealed return identification envelope with the certification thereon completed and signed and all other information to be inserted thereon properly inserted by 5 o’clock p.m. on the date of the election.
(f) Upon receipt of the return identification envelopes which are returned prior to the voting deadline on the date of the election, the City Clerk shall canvass the votes cast in the election, and shall file a statement with the City Council at its next regular meeting as to the results of such canvass and the election on the proposition set forth in the official ballot.

PASSED, APPROVED AND ADOPTED this 17th day of June, 2026. ____________________________________
Mayor of the City of Corona, California

5 ATTEST:
______________________________________
City Clerk of the City of Corona, California

6 EXHIBIT “A”

OFFICIAL BALLOT

SPECIAL ELECTION FOR
COMMUNITY FACILITIES DISTRICT NO. 2016-3
(MAINTENANCE SERVICES)

OF THE CITY OF CORONA

COUNTY OF RIVERSIDE

STATE OF CALIFORNIA
(ANNEXATION NO. 46)
June 17, 2026
To vote, mark a cross (+) in the voting square after the word “YES” or after the word “NO”. All marks otherwise made are forbidden. All distinguishing marks are forbidden and make the ballot void.

If you wrongly mark, tear, or deface this ballot, return it to the City Clerk of the City of Corona and obtain another.

PROPOSITION A: Shall the City Council of
the City of Corona be authorized to levy a
special tax on an annual basis at the rate set
forth in the following table:

Land Use
Category
Taxable
Unit
Maximum
Special
Tax A
Non-Residential Property Acre $1,114
plus an annual increase on each July 1,
commencing on July 1, 2026, the Maximum
Special Tax shall increase by i) the
percentage increase in the Consumer Price
Index (All Items) for Riverside – San
Bernardino – Ontario (December 2017 =
100) since the beginning of the preceding
Fiscal Year, or ii) by two percent (2.0%),
whichever is greater, to finance certain
services within the territory identified on the
map entitled “Annexation Map No. 46 of
Community Facilities District No. 2016-3
(Maintenance Services) City of Corona”
including streets and drainage as provided in
the Rate and Method of Apportionment
(including incidental expenses) which is
attached as Exhibit B to Resolution No.
2026-028 adopted by the City Council of the
City of Corona on May 6, 2026, and shall an
appropriation limit be established for the
Community Facilities District No. 2016-3
(Maintenance Services) in the amount of
special taxes collected?
YES
NO

CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly passed and adopted by the City Council of the City of Corona, California, at a regular meeting thereof held on the 17th day of June, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 17th day of June, 2026. ____________________________________
City Clerk of the City of Corona, California
(SEAL)

City of Corona 1
Community Facilities District No. 2016-3 (Maintenance Services) EXHIBIT “B”

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX FOR
COMMUNITY FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE SERVICES)

OF THE CITY OF CORONA
A Special Tax (the “Special Tax”) shall be levied on and collected from each Assessor’s Parcel (defined below) in Community Facilities District No. 2016-3 (Maintenance Services) (the “CFD No. 2016-3” or “CFD”; defined below), in each Fiscal Year, (defined below), commencing in the Fiscal Year beginning July 1, 2017, in an amount determined by the City Council of the City of Corona, acting in its capacity as the legislative body of CFD No. 2016-3, by applying the rate and method of apportionment set forth below.

All of the real property in CFD No. 2016-3, unless exempted by law or by the provisions herein, shall be taxed to the extent and in the manner provided herein.

A. DEFINITIONS
“Acre” or “Acreage” means the land area of an Assessor’s Parcel as shown on any Assessor’s Parcel Map, or if the land area is not shown on the Assessor’s Parcel Map, the land area as shown on the applicable Final Map, or if the area is not shown on the applicable Final Map, the land area shall be calculated by the Administrator.
“Administrative Expenses” means the actual or reasonably estimated costs directly related to the formation, annexation, and administration of CFD No. 2016-3 including, but not limited to: the costs of computing the Special Taxes and preparing the annual Special Tax collection schedules (whether by the City or designee thereof or both); the costs to the City, CFD No. 2016-3, or any designee thereof associated with fulfilling the CFD No. 2016-3 disclosure requirements; the costs associated with responding to public inquiries regarding the Special Taxes; the costs of the City, CFD No. 2016-3 or any designee thereof related to an appeal of the Special Tax; and the City's annual administration fees including payment of a proportional share of City overhead and salaries and benefits of any City employees whose duties are related to the administration of CFD No. 2016-3 and third party expenses related to CFD No. 2016-3. Administrative Expenses shall also include amounts estimated or advanced by the City or CFD No. 2016-3 for any other administrative purposes of CFD No. 2016-3, including attorney's fees and other costs related to commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
“Administrator” means the City Manager of the City of Corona, or his or her designee. “Approved Property” means all Assessor’s Parcels of Taxable Property that are included in a Final Map that was recorded prior to the March 1 preceding the Fiscal Year in which the Special Tax is being levied, and that have not been issued a building permit on or prior to the June 1 preceding the Fiscal year in which the special tax is being levied.
“Assessor’s Parcel” means a lot or parcel of land that is identifiable by an Assessor’s Parcel Number by the County Assessor of the County of Riverside.
“Assessor’s Parcel Map” means an official map of the Assessor of the County designating parcels by Assessor’s Parcel Number.

City of Corona 2
Community Facilities District No. 2016-3 (Maintenance Services) “Assessor’s Parcel Number” means that identification number assigned to a parcel by the County Assessor of the County.
“Building Square Footage” or “BSF” means the floor area square footage reflected on the original construction building permit issued for construction of a building of Non-Residential Property and any Building Square Footage subsequently added to a building of such Non-Residential Property after issuance of a building permit for expansion or renovation of such building. “Calendar Year” means the period commencing January 1 of any year and ending the following December 31.
“CFD” or “CFD No. 2016-3” means the City of Corona Community Facilities District No. 2016-3 (Maintenance Services).
“City” means the City of Corona.
“Contingent Services” means services permitted under the Mello-Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2016-3 as set forth in the documents adopted by the City Council at the time the CFD was formed to be provided by the City in the event the Administrator makes a determination pursuant to Section C(2) that a Property Owners’ Association fails to adequately provide such services. “County” means the County of Riverside.
“Developed Property” means all Assessor’s Parcels of Taxable Property for which a building permit for new construction has been issued on or prior to June 1 preceding the Fiscal Year in which the Special Tax is being levied.
“Exempt Property” means all Assessors’ Parcels designated as being exempt from the Special Tax as provided for in Section G.
“Final Map” means a subdivision of property by recordation of a final map, parcel map, or lot line adjustment, pursuant to the Subdivision Map Act (California Government Code Section 66410 et seq.) or recordation of a condominium plan pursuant to California Civil Code 1352 that creates individual lots for which building permits may be issued without further subdivision. “Fiscal Year” means the period from and including July 1st of any year to and including the following June 30th.
“Land Use Category” or “LUC” means any of the categories contained in Section B hereof to which an Assessor’s Parcel is assigned consistent with the land use approvals that have been received or proposed for the Assessor’s Parcel as of June 1 preceding the Fiscal Year in which the Special Tax is being levied.
“Maximum Special Tax” means either Maximum Special Tax A and/or Maximum Special Tax B (Contingent), as applicable.
“Maximum Special Tax A” means for each Assessor’s Parcel and each Fiscal Year, the maximum Special Tax A, as determined in accordance with Section C below that can be levied on such Assessor’s Parcel in such Fiscal Year.

City of Corona 3
Community Facilities District No. 2016-3 (Maintenance Services) “Maximum Special Tax B (Contingent)” means for each Assessor’s Parcel and each Fiscal Year, the maximum Special Tax B (Contingent), as determined in accordance with Section C below that can be levied on such Assessor’s Parcel in such Fiscal Year.
“Multi-Family Residential Property” or “MFR” means any Assessor’s Parcel of Residential Property upon which a building or buildings comprised of attached Residential Units sharing at least one common wall with another unit are constructed or are intended to be constructed. “Non-Residential Property” or “NR” means all Assessor's Parcels of Taxable Property for which a building permit(s) was issued for a non-residential use. The Administrator shall make the determination if an Assessor’s Parcel is Non-Residential Property. “Property Owner’s Association” or “POA” means the property owner’s association or homeowner’s association established to maintain certain landscaping within a Tax Zone. “Proportionately” means for Taxable Property that is: (i) Developed Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Developed Property, (ii) Approved Property, that the ratio of the actual Special Tax levy to the Maximum Special Tax is the same for all Parcels of Approved Property, and (iii) Undeveloped Property that the ratio of the actual Special Tax levy per acre to the Maximum Special Tax per acre is the same for all Parcels of Undeveloped Property.
“Residential Unit” or "RU" means a residential unit that is used or intended to be used as a domicile by one or more persons, as determined by the Administrator. “Residential Property” means all Assessor’s Parcels of Taxable Property upon which Residential Units have been constructed or are intended to be constructed or for which building permits have been or may be issued for purposes of constructing one or more Residential Units. “Service(s)” means services permitted under the Mello-Roos Community Facilities Act of 1982 including, without limitation, those services authorized to be funded by CFD No. 2016-3 as set forth in the documents adopted by the City Council at the time the CFD was formed. “Single Family Residential Property” or “SFR” means any Residential Property other than MultiFamily Residential Property on an Assessor’s Parcel. “Special Tax(es)” means the Special Tax A or Special Tax B (Contingent) to be levied in each Fiscal Year on each Assessor’s Parcel of Taxable Property.
“Special Tax A” means the annual special tax to be levied in each Fiscal Year on each Assessor’s Parcel of Taxable Property to fund the Special Tax A Requirement. "Special Tax A Requirement" means for each Tax Zone that amount to be collected in any Fiscal Year to pay for certain costs as required to meet the needs of such Tax Zone within CFD No. 2016-3 in both the current Fiscal Year and the next Fiscal Year. The costs to be covered shall be the direct costs for maintenance services including but not limited to (i) maintenance and lighting of parks, parkways, streets, roads and open space, (ii) maintenance and operation of water quality improvements, (iii) public street sweeping, (iv) fund an operating reserve for the costs of Services as determined by the

City of Corona 4
Community Facilities District No. 2016-3 (Maintenance Services) Administrator, and (v) Administrative Expenses. Under no circumstances shall the Special Tax A Requirement include funds for Bonds.
“Special Tax B (Contingent)” means the annual special tax to be levied in each Fiscal Year on each Assessor’s Parcel of Taxable Property to fund the Special Tax B (Contingent) Requirement, if required. “Special Tax B (Contingent) Requirement” means that amount required in any Fiscal Year, if the POA is unable to maintain the Contingent Service(s) to: (i) pay the costs of Contingent Services incurred or otherwise payable in the Calendar Year commencing in such Fiscal Year; (ii) fund an operating reserve for the costs of Contingent Services as determined by the Administrator; less a credit for funds available to reduce the annual Special Tax B (Contingent) levy as determined by the Administrator. "Taxable Property" means all Assessor’s Parcels within CFD No. 2016-3, which are not Exempt Property.
“Taxable Unit” means a Residential Unit, Building Square Footage, or an Acre. "Tax Zone" means a mutually exclusive geographic area, within which particular Special Tax rates may be levied pursuant to this Rate and Method of Apportionment of Special Tax. Appendix C identifies the Tax Zone in CFD No. 2016-3 at formation; additional Tax Zones may be created when property is annexed into the CFD.
"Tax Zone 1" means the specific geographic area identified on the CFD Boundary Map as Tax Zone 1. "Tract(s)" means an area of land; i) within a subdivision identified by a particular tract number on a Final Map, ii) identified within a Parcel Map; or iii) identified within lot line adjustment approved for subdivision.
“Undeveloped Property” means, for each Fiscal Year, all Taxable Property not classified as Developed Property or Approved Property.

B. ASSIGNMENT TO LAND USE CATEGORIES
For each Fiscal Year, all Assessor’s Parcels of Taxable Property within CFD No. 2016-3 shall be classified as Developed Property, Approved Property, or Undeveloped Property, and shall be subject to the levy of Special Taxes as determined pursuant to Sections C and D below. Assessor’s Parcels of Developed Property and Approved Property shall be classified as either Residential Property or Non-Residential Property. Residential Property shall be further classified as Single Family Residential Property or Multi-Family Residential Property and the number of Residential Units shall be determined by the Administrator.

C. MAXIMUM SPECIAL TAX RATES
For purposes of determining the applicable Maximum Special Tax for Assessor’s Parcels of Developed Property and Approved Property which are classified as Residential Property, all such Assessor’s Parcels shall be assigned the number of Residential Unit(s) constructed or to be constructed thereon as specified in or shown on the building permit(s) issued or Final Map as determined by the Administrator. Once a single family attached or multi-family building or buildings have been built on an Assessor's Parcel, the Administrator shall determine the actual number of Residential Units contained within the building or buildings, and the Special Tax A

City of Corona 5
Community Facilities District No. 2016-3 (Maintenance Services) levied against the Assessor’s Parcel in the next Fiscal Year shall be calculated by multiplying the actual number of Residential Units by the Maximum Special Tax per Residential Unit for the Tax Zone below or as included in Appendix A as each annexation occurs.

For purposes of determining the applicable Maximum Special Tax for Assessor’s Parcels of Developed Property and Approved Property which are classified as Non-Residential Property, all such Assessor’s Parcels shall be assigned the number of Building Square Footage or Acres as shown on the Final Map as determined by the Administrator. Once the Administrator determines the actual number of Building Square Footage or Acres for the Assessor’s Parcels, the Special Tax A levied against the Assessor’s Parcel in the next Fiscal Year shall be calculated by multiplying the number of Building Square Footage or Acres by the Maximum Special Tax per Taxable Unit identified for the applicable Tax Zone below or as included in Appendix A as each annexation occurs.

1. Special Tax A
a. Developed Property
(i) Maximum Special Tax A
The Maximum Special Tax A for each Assessor’s Parcel of Developed Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2016-3, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax A for Developed Property for Fiscal Year 2017-18 within Tax Zone 1 is identified in Table 1 below:

TABLE 1

MAXIMUM SPECIAL TAX A RATES

DEVELOPED PROPERTY
Tax
Zone Tract Land Use Category
Taxable
Unit
Maximum
Special Tax A
1 TR 36533 Single Family Residential Property RU $202
(ii) Increase in the Maximum Special Tax A
On each July 1, commencing on July 1, 2018 the Maximum Special Tax A for Developed Property shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. (iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax A that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax A that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final.
b. Approved Property

City of Corona 6
Community Facilities District No. 2016-3 (Maintenance Services) The Maximum Special Tax A for each Assessor’s Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2016-3, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone annexed and included in Appendix A. The Maximum Special Tax A for Approved Property for Fiscal Year 2017-18 within Tax Zone 1 is identified in Table 2 below:

TABLE 2

MAXIMUM SPECIAL TAX A RATES

APPROVED PROPERTY
Tax
Zone Tract Land Use Category
Taxable
Unit
Maximum
Special Tax A
1 TR 36533 Single Family Residential Property RU $202
On each July 1, commencing on July 1, 2018 the Maximum Special Tax A for Approved Property shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.
c. Undeveloped Property
The Maximum Special Tax A for each Assessor’s Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2016-3, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax A for the Tax Zone annexed and included in Appendix A. The Maximum Special Tax A for Undeveloped Property for Fiscal Year 2017-18 within Tax Zone 1 is identified in Table 3 below:

TABLE 3

MAXIMUM SPECIAL TAX A RATES

UNDEVELOPED PROPERTY
Tax Zone Tracts Taxable Unit Maximum Special Tax A
1 TR 36533 Acre $638
On each July 1, commencing on July 1, 2018 the Maximum Special Tax A for Undeveloped Property shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

2. Special Tax B (Contingent)
The City Council shall levy Special Tax B (Contingent) only in the event the POA defaults in its obligation to maintain the Contingent Services, which default shall be deemed to have occurred, as determined by the Administrator, in each of the following circumstances:
(a) The POA files for bankruptcy;
(b) The POA is dissolved;
(c) The POA ceases to levy annual assessments for the Contingent Services; or (d) The POA fails to provide the Contingent Services at the same level as the City provides similar services and maintains similar improvements throughout the City and within ninety (90) days after written notice from the City, or such longer period permitted by the City Manager, fails to remedy the deficiency to the reasonable satisfaction of the City Council.

City of Corona 7
Community Facilities District No. 2016-3 (Maintenance Services) a. Developed Property
(i) Maximum Special Tax B (Contingent)
The Maximum Special Tax B (Contingent) for each Assessor’s Parcel of Taxable Property is shown in Table 4 and shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2016-3, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zones annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2017-18 within Tax Zone 1 is identified in Table 4 below:

TABLE 4

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

DEVELOPED PROPERTY
Tax
Zone Tract Land Use Category
Taxable
Unit
Maximum Special
Tax B (Contingent)
1 TR 36533 Single Family Residential Property RU $366
(ii) Increase in the Maximum Special Tax B (Contingent) On each July 1, commencing on July 1, 2018 the Maximum Special Tax B (Contingent) for Developed Property shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. (iii) Multiple Land Use Categories
In some instances, an Assessor's Parcel of Developed Property may contain more than one Land Use Category. The Maximum Special Tax B (Contingent) that can be levied on an Assessor's Parcel shall be the sum of the Maximum Special Tax B (Contingent) that can be levied for each Land Use Category located on that Assessor's Parcel. For an Assessor's Parcel that contains more than one land use, the Acreage of such Assessor's Parcel shall be allocated to each type of property based on the amount of Acreage designated for each land use as determined by reference to the site plan approved for such Assessor's Parcel. The Administrator's allocation to each type of property shall be final. b. Approved Property
The Maximum Special Tax B (Contingent) for each Assessor’s Parcel of Approved Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2016- 3, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2017-18 within Tax Zone 1 is identified in Table 5 below:

City of Corona 8
Community Facilities District No. 2016-3 (Maintenance Services) TABLE 5

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

APPROVED PROPERTY
Tax
Zone Tract Land Use Category
Taxable
Unit
Maximum Special
Tax B (Contingent)
1 TR 36533 Single Family Residential Property RU $366
On each July 1, commencing on July 1, 2018 the Maximum Special Tax B (Contingent) for Approved Property shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater. c. Undeveloped Property
The Maximum Special Tax B (Contingent) for each Assessor’s Parcel of Undeveloped Property shall be specific to each Tax Zone within the CFD. When additional property is annexed into CFD No. 2016-3, the rate and method adopted for the annexed property shall reflect the Maximum Special Tax B (Contingent) for the Tax Zone annexed and included in Appendix A. The Maximum Special Tax B (Contingent) for Fiscal Year 2017-18 within Tax Zone 1 is identified in Table 6 below:

TABLE 6

MAXIMUM SPECIAL TAX B (CONTINGENT) RATES

UNDEVELOPED PROPERTY
Tax Zone
Tracts Taxable Unit
Maximum Special
Tax B (Contingent)
1 TR 36533 Acre $1,156
On each July 1, commencing on July 1, 2018 the Maximum Special Tax B (Contingent) for Undeveloped Property shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

D. METHOD OF APPORTIONMENT OF ANNUAL SPECIAL TAX

1. Special Tax A
Commencing with Fiscal Year 2017-18 and for each following Fiscal Year, the City Council shall determine the Special Tax A Requirement for each Tax Zone and shall levy the Special Tax A on all Assessor’s Parcels of Taxable Property within such Tax Zone until the aggregate amount of Special Tax A equals the Special Tax A Requirement for such Tax Zone. The Special Tax A shall be levied for each Fiscal Year as follows:

First: The Special Tax A shall be levied Proportionately on all Assessor’s Parcels of Developed Property up to 100% of the applicable Maximum Special Tax A to satisfy the Special Tax A Requirement;
Second: If additional moneys are needed to satisfy the Special Tax A Requirement after the first step has been completed, the Special Tax A shall be levied Proportionately on each Parcel of Approved Property at up to 100% of the Maximum Special Tax A for Approved Property;

City of Corona 9
Community Facilities District No. 2016-3 (Maintenance Services) Third: If additional monies are needed to satisfy the Special Tax A Requirement after the first two steps has been completed, the Special Tax A shall be levied Proportionately on all Assessor’s Parcels of Undeveloped Property up to 100% of the Maximum Special Tax A for Undeveloped Property.

2. Special Tax B (Contingent)
Commencing with the first Fiscal Year in which Special Tax B (Contingent) is authorized to be levied and for each following Fiscal Year, the City Council shall determine the Special Tax B (Contingent) Requirement for each Tax Zone, if any, and shall levy the Special Tax on all Assessor’s Parcels of Taxable Property within such Tax Zone until the aggregate amount of Special Tax B (Contingent) equals the Special Tax B (Contingent) Requirement for such Tax Zone. The Special Tax B (Contingent) shall be levied for each Fiscal Year as follows:

First: The Special Tax shall be levied Proportionately on all Assessor’s Parcels of Developed Property up to 100% of the applicable Maximum Special Tax B (Contingent) to satisfy the Special Tax B (Contingent) Requirement;
Second: If additional moneys are needed to satisfy the Special Tax B (Contingent) Requirement after the first step has been completed, the Special Tax B (Contingent) shall be levied Proportionately on each Parcel of Approved Property at up to 100% of the Maximum Special Tax B (Contingent) for Approved Property;
Third: If additional monies are needed to satisfy the Special Tax B (Contingent) Requirement after the first two steps has been completed, the Special Tax B (Contingent) shall be levied Proportionately on all Assessor’s Parcels of Undeveloped Property up to 100% of the Maximum Special Tax B (Contingent) for Undeveloped Property.

E. FUTURE ANNEXATIONS
It is anticipated that additional properties will be annexed to CFD No. 2016-3 from time to time. As each annexation is proposed, an analysis will be prepared to determine the annual cost for providing Services to such properties. Based on this analysis, any properties to be annexed, pursuant to California Government Code section 53339 et seq. will be assigned the appropriate Maximum Special Tax rates for the Tax Zone when annexed and included in Appendix A.

F. DURATION OF SPECIAL TAX
For each Fiscal Year, the Special Tax A shall be levied as long as the Services are being provided.

For each Fiscal Year, the Special Tax B (Contingent) shall be levied as long as the Contingent Services are being provided.

G. EXEMPTIONS
The City shall classify as Exempt Property within CFD No. 2016-3, all Assessor’s; (i) which are owned by, irrevocably offered for dedication, encumbered by or restricted in use by any public entity; (ii) with public or utility easements making impractical their utilization for other than the purposes set forth in the easement; (iii) which are privately owned but are encumbered by or restricted solely for public uses; or (iv) which are in use in the performance of a public function as determined by the Administrator.

City of Corona 10
Community Facilities District No. 2016-3 (Maintenance Services) H. APPEALS
Any property owner claiming that the amount or application of the Special Taxes are not correct may file a written notice of appeal with the City not later than twelve months after having paid the first installment of the Special Tax that is disputed. The Administrator of CFD No. 2016-3 shall promptly review the appeal, and if necessary, meet with the property owner, consider written and oral evidence regarding the amount of the Special Tax, and rule on the appeal. If the Administrator’s decision requires that the Special Tax for an Assessor’s Parcel be modified or changed in favor of the property owner, a cash refund shall not be made, but an adjustment shall be made to the Special Tax on that Assessor’s Parcel in the subsequent Fiscal Year(s).

I. MANNER OF COLLECTION
The Special Tax shall be collected in the same manner and at the same time as ordinary ad valorem property taxes, provided, however, that CFD No. 2016-3 may collect the Special Tax at a different time or in a different manner if necessary to meet its financial obligations.

City of Corona 11
Community Facilities District No. 2016-3 (Maintenance Services)

APPENDIX A

CITY OF CORONA
COMMUNITY FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE SERVICES)

COST ESTIMATE
Special Tax A Services - The estimate breaks down the costs of providing one year's maintenance services for Fiscal Year 2025-26. These services are being funded by the levy of Special Tax A for Community Facilities District No. 2016-3.

TAX ZONE 46 (SERVICES)
CUP 2022-0002
Item Description Estimated Cost
1 Streets $758
2 Drainage $360
3 Reserves $168
4 Admin $1,150
Total $2,436
TAX ZONE 46 (CONTINGENT SERVICES)
CUP 2022-0002
Special Tax B Contingent Services – There are no services being funded by the levy of Special Tax B (Contingent) for Community Facilities District No. 2016-3.

City of Corona 12
Community Facilities District No. 2016-3 (Maintenance Services)

MAXIMUM SPECIAL TAXES ASSIGNED TO EACH TAX ZONE

DEVELOPED PROPERTY
Tax
Zone
Fiscal
Year
Included Tract/APN
No. of
Taxable
Units
Land Use
Category
Taxable
Unit
Maximum
Special Tax A
Maximum
Special Tax B
(Contingent) Subdivider
1 2017-18 36533 103 SFR RU $202 $366 Mari Girgis, LLC
2 2017-18 36427 146 MFR RU $368 $14 LCG Harrington, LLC 3 2017-18 PM 37167 2.50 NR Acre $953 $0 Third Street Annex, LLC 4 2017-18 115-210-025 3.74 NR Acre $2,608 $0 LBA RV-Company XX, LP 5 2018-19 36544 292 SFR RU $941 $81 Richland Communities 6 2018-19 TTM 31373 26 SFR RU $1,470 $9 Yahnes El Kaseer, LLC 7 2018-19 TTM 33135 62 SFR RU $378 $425
Knowleton Communities,
LLC
8 2019-20 TTM 37114 5 SFR RU $715 $0 Karen Parker
9 2019-20 PM 27203 4 SFR RU $976 $0 William Meister
10 2019-20 PM 36873 2 SFR RU $832 $0 Kenneth Ibbetson
11 2019-20 TR 36701 12 SFR RU $315 $84 MVV, LP
12 2019-20 PM 30844 2 SFR RU $905 $0 Padilla Family Trust 13 2019-20 LLA 2018-003 32.00 NR Acre $578 $0 Corona Industrial Park, LLC 14 2019-20
TPM 37521
TPM 37765 2 SFR RU $765 $0
Louk, Hobbs, and
Armstrong
15 2019-20 PM 37357 1 SFR RU $1,080 $0
Northpoint Evangelical
Church
16 2020-21 LLA 18-002 4.99 NR Acre $609 $0 Fitness International, LLC 17 2020-21 TR 37565 3.48 NR Acre $4,459 $0
Corona Regional Medical
Center, LLC
18 2020-21 PM 37746 4.08 NR Acre $1,131 $0 RCTC
19 2020-21 TR 37719 23 SFR RU $1,057 $0 EB Corona, LLC
20 2020-21 TTM 37788 11.70 NR Acre $979 $1,132 Bedford Marketplace, LLC 21 2020-21 115-090-008 3.05 NR Acre $2,347 $0 Christopher Ranch 22 2020-21 TTM 37747 3.38 NR Acre $1,965 $756 CI Rancho II, LLC 23 2021-22 TTM 36634 11 SFR RU $686 $66 Poppybend, LLC
24 2021-22 PM 37763 4.36 NR Acre $687 $72
West Corona Freeway
Center Owner LLC
25 2021-22 PM 38461 4.12 NR Acre $488 $0
Promenade Realty
Partners, LLC
26 2021-22
TR 36605
TR 36608 27 SFR RU $1,090 $0 D.R. Horton
27 2021-22 PM 14363 1.14 NR Acre $1,313 $0 HI Corona, LLC 28 2021-22 PM 37334 4.98 NR Acre $1,465 $0 Rodolfo M. & Maria Franco 29 2021-22 TR 36821 5 SFR RU $1,320 $0 Junfei Dai
30 2021-22 PM 36667 4 SFR RU $1,671 $0 Poppybend, LLC
31 2021-22 PM 37608 71.72 NR Acre $267 $0
Latitude Business Park, LLC
& Latitude Business Park II,
LLC
32 2022-23
LLA 19-009
LLA 19-010 38.71 NR Acre $567 $0
AVMGH II Limited
Partnership
33 2022-23 DPR 2019-022 7.00 NR Acre $566 $0
Radio Road Industrial
Owner, LP
34 2023-24 TR 35851 60 SFR RU $224 $0 Corona 4 Land, LLC 35 2023-24 DPR 2022-0004 3.45 NR Acre $1,605 $0 Leeson Corona LLC

City of Corona 13
Community Facilities District No. 2016-3 (Maintenance Services) Tax
Zone
Fiscal
Year
Included Tract/APN
No. of
Taxable
Units
Land Use
Category
Taxable
Unit
Maximum
Special Tax A
Maximum
Special Tax B
(Contingent) Subdivider
36 2023-24 TR 32703 13 SFR RU $4,064 $0 Southpoint Corona, LLC 37 To Be Determined
38 2023-24 LLA 22-002 14.82 NR Acre $454 $0
IPT Corona Commerce
Center, LLC
39 2024-25 TR 10896 2.28 NR Acre $1,014 $0 Newcastle Skye Maple LLC 40 2024-25 TR 37980 19 SFR RU $991 $0
FPG Tricon Citron Corona
Property, LLC, a Delaware
limited liability company
41 2024-25 PM 38694 2 SFR RU $3,547 $0
Sajid Bari Syed, Memona
Begum Syeda, & Pacific
Premier Trust
42 2025-26 TTM 37805 9 MFR RU $577 $166
2020 Jurupa Valley Group,
LLC
43 To Be Determined
44 2025-26 TTM 38495 35 SFR RU $478 $58
Toll West Coast, LLC, a
Delaware limited liability
company
45 2025-26 CUP 2023-0001 5.53 NR Acre $2,339 $0
Malloy Family Partners,
L.P.
46 2025-26 CUP 2022-0002 2.19 NR Acre $1,114 $0 Rove Corona CA004, LLC

City of Corona 14
Community Facilities District No. 2016-3 (Maintenance Services)

UNDEVELOPED PROPERTY
Tax
Zone
Fiscal
Year
Included Tract/APN
No. of
Taxable
Units
Taxable
Unit
Maximum
Special
Tax A
Maximum
Special Tax B
(Contingent) Subdivider
1 2017-18 36533 32.62 Acres $638 $1,156 Mari Girgis, LLC 2 2017-18 36427 8.30 Acres $6,533 $247 LCG Harrington, LLC 3 2017-18 PM 37167 2.50 Acres $953 $0 Third Street Annex, LLC 4 2017-18 115-210-025 3.74 Acres $2,608 $0 LBA RV-Company XX, LP 5 2018-19 36544 68.33 Acres $4,018 $343 Richland Communities 6 2018-19 TTM 31373 17.92 Acres $2,112 $12 Yahnes El Kaseer, LLC 7 2018-19 TTM 33135 16.09 Acres $1,454 $1,635
Knowleton Communities,
LLC
8 2019-20 TTM 37114 2.99 Acres $1,195 $0 Karen Parker
9 2019-20 PM 37203 1.10 Acres $3,550 $0 William Meister 10 2019-20 PM 36873 1.40 Acres $1,187 $0 Kenneth Ibbetson 11 2019-20 TR 36701 3.95 Acres $957 $255 MVV, LP
12 2019-20 PM 30844 2.15 Acres $1,809 $0 Padilla Family Trust 13 2019-20
LLA 2018-
003 32.00 Acres $578 $0
Corona Industrial Park,
LLC
14 2019-20
TPM 37521
TPM 37765 1.78 Acres $859 $0
Louk, Hobbs, and
Armstrong
15 2019-20 PM 37357 1 Acres $1,776 $0
Northpoint Evangelical
Church
16 2020-21 LLA 18-002 4.99 Acres $609 $0 Fitness International, LLC 17 2020-21 TR 37565 3.48 Acres $4,459 $0
Corona Regional Medical
Center, LLC
18 2020-21 PM 37746 4.08 Acres $1,131 $0 RCTC
19 2020-21 TR 37719 3.74 Acres $6,490 $0 EB Corona
20 2020-21 TTM 37788 11.70 Acres $979 $1,132
Bedford Marketplace,
LLC
21 2020-21 115-090-008 3.05 Acres $2,347 $0 Christopher Ranch 22 2020-21 TTM 37747 3.38 Acres $1,965 $756 CI Rancho II, LLC 23 2021-22 TTM 36634 2.33 Acres $3,237 $311 Poppybend, LLC 24 2021-22 PM 37763 4.36 Acres $687 $72
West Corona Freeway
Center Owner LLC
25 2021-22 PM 38461 4.12 Acres $488 $0
Promenade Realty
Partners, LLC
26 2021-22
TR 36605
TR 36608 5.52 Acres $5,329 $0 D.R. Horton
27 2021-22 PM 14363 1.14 Acres $1,313 $0 HI Corona, LLC 28 2021-22 PM 37334 4.98 Acres $1,465 $0 Rudy M. & Maria Franco 29 2021-22 TR 36821 4.90 Acres $1,347 $0 Junfei Dai
30 2021-22 PM 36667 1.50 Acres $4,457 $0 Poppybend, LLC 31 2021-22 PM 37608 71.72 Acres $267 $0
Latitude Business Park,
LLC & Latitude Business
Park II, LLC
32 2022-23
LLA 19-009
LLA 19-010 38.71 Acres $567 $0
AVMGH II Limited
Partnership
33 2022-23 DPR 2019-022 7.00 Acres $566 $0
Radio Road Industrial
Owner, LP
34 2023-24 TR 35851 3.42 Acres $3,925 $0 Corona 4 Land, LLC 35 2023-24 DPR 2022-0004 3.45 Acres $1,605 $0 Leeson Corona LLC

City of Corona 15
Community Facilities District No. 2016-3 (Maintenance Services) Tax
Zone
Fiscal
Year
Included Tract/APN
No. of
Taxable
Units
Taxable
Unit
Maximum
Special
Tax A
Maximum
Special Tax B
(Contingent) Subdivider
36 2023-24 TR 32703 8.27 Acres $7,208 $0 Southpoint Corona, LLC 37 To Be Determined
38 2023-24 LLA 22-002 14.82 Acres $454 $0
IPT Corona Commerce
Center, LLC
39 2024-25 TR 10896 2.28 Acres $1,014 $0
Newcastle Skye Maple
LLC
40 2024-25 TR 37980 4.72 Acres $3,988 $0
FPG Tricon Citron Corona
Property LLC, a Delaware
limited liability company
41 2024-25 PM 38694 1.80 Acres $4,794 $0
Sajid Bari Syed, Memona
Begum Syeda, & Pacific
Premier Trust
42 2025-26 TTM 37805 0.42 Acres $12,364 $3,564
2020 Jurupa Valley
Group, LLC
43 To Be Determined
44 2025-26 TTM 38495 9.30 Acres $2,116 $256
Toll West Coast, LLC, a
Delaware limited liability
company
45 2025-26 CUP 2023-0001 5.53 Acre $2,339 $0
Malloy Family Partners,
L.P.
46 2025-26 CUP 2022-0002 2.19 Acre $1,114 $0 Rove Corona CA004, LLC

ESCALATION OF MAXIMUM SPECIAL TAXES
On each July 1, commencing on July 1, 2018 the Maximum Special Tax shall increase by i) the percentage increase in the Consumer Price Index (All Items) for Los Angeles - Riverside - Orange County (1982-84 = 100) since the beginning of the preceding Fiscal Year, or ii) by two percent (2.0%), whichever is greater.

City of Corona 16
Community Facilities District No. 2016-3 (Maintenance Services)

APPENDIX B

CITY OF CORONA
COMMUNITY FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE SERVICES)

DESCRIPTION OF AUTHORIZED SERVICES
The services which may be funded with proceeds of the special tax of CFD No. 2016-3, as provided by Section 53313 of the Act, will include all costs attributable to maintaining, servicing, cleaning, repairing and/or replacing landscaped areas (may include reserves for replacement) in public street right-of-way, public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use. These services including the following:
(a) maintenance and lighting of parks, parkways, streets, roads and open space, which maintenance and lighting services may include, without limitation, furnishing of electrical power to street lights and traffic signals; repair and replacement of damaged or inoperative light bulbs, fixtures and standards; maintenance (including irrigation and replacement) of landscaping vegetation situated on or adjacent to parks, parkways, streets, roads and open space; maintenance and repair of irrigation facilities; maintenance of public signage; graffiti removal from and maintenance and repair of public structures situated on parks, parkways, streets, roads and open space; maintenance and repair of playground or recreation program equipment or facilities situated on any park; and (b) maintenance and operation of water quality improvements which include storm drainage and flood protection facilities, including, without limitation, drainage inlets, catch basin inserts, infiltration basins, flood control channels, fossil fuel filters, and similar facilities. Maintenance services may include but is not limited to the repair, removal or replacement of all or part of any of the water quality improvements, fossil fuel filters within the public right-of-way including the removal of petroleum hydrocarbons and other pollutants from water runoff, or appurtenant facilities, clearing of inlets and outlets; erosion repairs; and cleanup to improvements, and other items necessary for the maintenance and servicing of the water quality basin improvements within flood control channel improvements; and (c) public street sweeping, on the segments of the arterials within the boundaries of CFD No. 2016-3; as well as local roads within residential subdivisions located within CFD No. 2016-3; and any portions adjacent to the properties within CFD No. 2016-3; and In addition to payment of the cost and expense of the forgoing services, proceeds of the special tax may be expended to pay “Administrative Expenses,” as said term is defined in the Rate and Method of Apportionment.

The above services may be financed by proceeds of the special tax of CFD No. 2016-3 only to the extent that they are in addition to those provided in the territory of CFD No. 2016-3 before CFD No. 2016-3 was created or those provided in the territory annexed to CFD No. 2016-3 before the territory was annexed, as applicable.

City of Corona 17
Community Facilities District No. 2016-3 (Maintenance Services)

APPENDIX C

CITY OF CORONA
COMMUNITY FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE SERVICES)

PROPOSED BOUNDARIES AND POTENTIAL ANNEXATION AREA BOUNDARIES

City of Corona 18
Community Facilities District No. 2016-3(Maintenance Page 3211 of 3356 Services) RESOLUTION NO. 2026-070

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CORONA, CALIFORNIA DECLARING THE RESULTS

OF THE SPECIAL ELECTION FOR COMMUNITY
FACILITIES DISTRICT NO. 2016-3 (MAINTENANCE

SERVICES) OF THE CITY OF CORONA ON THE

PROPOSITION OF THE ANNUAL LEVY OF SPECIAL

TAXES WITHIN THE TERRITORY PROPOSED TO BE

ANNEXED TO SAID COMMUNITY FACILITIES DISTRICT

TO PAY THE COSTS OF CERTAIN SERVICES TO BE

PROVIDED BY THE COMMUNITY FACILITIES

DISTRICT, DETERMINING THAT THE TERRITORY

PROPOSED TO BE ANNEXED IS ADDED TO AND PART

OF SAID COMMUNITY FACILITIES DISTRICT WITH
FULL LEGAL EFFECT (ANNEXATION NO. 46)
WHEREAS, the City Council (the "City Council") of the City of Corona (the "City") has heretofore conducted proceedings for the annexation of approximately 2.43 gross acres and 2.19 net acres of land to Community Facilities District No. 2016-3 (Maintenance Services) of the City of Corona, County of Riverside, State of California (the "Community Facilities District"), including conducting a public hearing pursuant to Section 53339.5 of the Government Code; and WHEREAS, at the conclusion of said public hearing, the City Council adopted a resolution calling a special election for June 17, 2026 and submitting to the qualified electors of the territory to be annexed to the Community Facilities District the question of levying special taxes within that territory to pay the costs of the maintenance of public landscaping, public open spaces and other similar landscaped areas officially dedicated for public use, including, but not limited to, landscaping maintenance parks and trails, lighting, parkways, streets, roads and open space, and public street sweeping, and graffiti abatement, within the Community Facilities District and in the surrounding area and the costs associated with the determination of the amount of and levy and collection of special taxes which will be levied to provide the services and costs otherwise incurred in order to carry out the authorized purposes of the Community Facilities District (the "Election Resolution"); and
WHEREAS, the City Council has received a statement from the City Clerk (the "City Clerk"), who, pursuant to the Election Resolution, was authorized to conduct such special election and act as the election official therefor, with respect to the canvass of the ballots returned in and the results of said special election, certifying that at least two-thirds of the votes cast upon the proposition submitted to the qualified electors in said special election were in favor of such proposition.

NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORONA, CALIFORNIA, AS FOLLOWS:

2 SECTION 1. Findings. The City Council finds that: (i) there were no registered voters residing within the territory proposed to be annexed to the Community Facilities District (the "Territory") at the time of the close of the public hearing on June 17, 2026, and pursuant to Section 53326 of the Government Code, the vote in said special election was, therefore, to be by the landowner owning land within the Territory, with each landowner having one vote for each acre or portion thereof of land that he or she owns within the Territory; (ii) pursuant to said Section 53326 and the Election Resolution, the City Clerk distributed the official ballot for the special election to Rove Corona CA004, LLC, the owner of all of the land within the Territory, with return postage prepaid; (iii) said landowners waived the time limits for holding the special election and the election dates specified in said Section 53326, and consented to the calling and holding of said special election on June 17, 2026; (iv) said special election has been properly conducted in accordance with all statutory requirements and the provisions of the Election Resolution; (v) pursuant to said Section 53326, the owners of all of the land within the Territory, who own

2.43 gross acres, were entitled to 3 votes; (vi) said landowners returned their ballots to the City Clerk prior to the time set by the City Clerk for the close of the election on June 17, 2026; (vii) the ballot returned to the City Clerk by said landowners voted all votes of said landowners in favor of the proposition set forth therein; (viii) at least two-thirds of the votes cast in such special election on said proposition were in favor thereof, and pursuant to Sections 53328 and 53329 of the Government Code, said proposition carried; (ix) pursuant to Section 53339.8 of the Government Code, the City Council is authorized to determine that the Territory to be annexed has been added to and become a part of the Community Facilities District with full legal effect; and (x) the City Council is also authorized, pursuant to said Section 53339.8, to annually levy special taxes within the Territory to pay the costs of the services to be provided by the Community Facilities District.

SECTION 2. Declaration of Results. All votes voted in the special election on the proposition of the annual levy of special taxes within the Territory to pay the costs of the services to be provided by the Community Facilities District were voted in favor thereof, and such proposition carried.

SECTION 3. Annexation. The Territory is annexed and added to and is a part of the Community Facilities District with full legal effect, and the City Council shall annually levy special taxes within the Territory, as specified in Resolution No. 2026-028 adopted by the City Council on May 6, 2026, to pay costs of certain services to be provided by the Community Facilities District. The boundaries of the Territory are shown on the map entitled, Annexation Map No. 46, Community Facilities District No. 2016-3 (Maintenance Services), City of Corona, County of Riverside, State of California, which was recorded on May 14, 2026 in the office of the County Recorder of the County of Riverside as Instrument No. 2026-0147627.

SECTION 4. Pursuant to Section 53339.8 of the Government Code and Section 3117.5 of the Streets and Highways Code, the City Clerk shall cause to be filed with the County Recorder of the County of Riverside an amendment of the notice of special tax lien and a map of the amended boundaries of the Community Facilities District including the Territory.

3 PASSED, APPROVED AND ADOPTED this 17th day of June 2026. ____________________________________
Mayor of the City of Corona, California
ATTEST:
____________________________________________
City Clerk of the City of Corona, California

4 CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly passed and adopted by the City Council of the City of Corona, California, at a regular meeting thereof held on the 17th day of June, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 17th day of June, 2026. ____________________________________________
City Clerk of the City of Corona, California
(SEAL)

DATE: 06/17/2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2026-217

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

ZONE TEXT AMENDMENT 2026-0002 ALLOWING RELIGIOUS FACILITIES UP TO 10,000 SQUARE FEET OF TOTAL FLOOR AREA AS A CONDITIONALLY PERMITTED USE IN THE M‑ 4 INDUSTRIAL PARK ZONE, AND REVISING TITLE 17 TO REPLACE

THE TERM CHURCH WITH RELIGIOUS FACILITIES
EXECUTIVE SUMMARY:

This staff report asks the City Council to approve Zone Text Amendment 2026-0002 to revise Corona Municipal Code Section 17.44.030 to allow religious facilities not exceeding a combined floor area of 10,000 square feet as a conditionally permitted use within the M-4 (Industrial Park) Zone. Additionally, the text amendment updates various sections of Title 17 (Zoning) by replacing the term “church” with “religious facilities”, a more inclusive terminology for all faith-based uses. The Planning and Housing Commission has reviewed and recommended approval of the amendments to the City Council.

RECOMMENDED ACTION:

That the City Council:
a. Approve Zone Text Amendment 2026-0002, as recommended by the Planning and Housing Commission.
b. Introduce, by title only, and waive full reading of consideration of Ordinance No. 3428, first reading of an ordinance amending Section 17.44.030 of Title 17 (Zoning) of the Corona Municipal Code to allow religious facilities not exceeding

10,000 square feet as a conditionally permitted use within the M-4 (Industrial Park) Zone, and amending various other sections in Title 17 to replace the term “Churches” with “Religious Facilities” (ZTA2026-0002).

BACKGROUND
The subject zone text amendment is a request by Bruce Rouman from the Congregation Beth Shalom to amend Chapter 17.44 (Industrial Zones) under Title 17 (Zoning Ordinance) of the Corona Municipal Code (CMC) to allow religious facilities with an overall combined floor area not exceeding 10,000 square feet as a conditionally permitted use in the M-4 (Industrial Park) zone.

The Congregation Beth Shalom is pursuing the purchase of an existing 4,853-square-foot office building located at 536 Queensland Circle, with the goal of relocating their congregation from 500 Harington Street to the new site. This new building site is within an industrial park that is zoned M-4.

ANALYSIS:

ZTA2026-0002 would amend Section 17.44.030 of Chapter 17.44 as provided below.

Section 17.44.030 Permitted uses, conditional uses, prohibited uses Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit.
“P” - Permitted uses.
“CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter 17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Church Religious facilities not
exceeding an overall combined
floor area of 10,000 square feet

MCUP NP NP NP MCUP
A church is currently allowed in the M-1 zone with approval of a Minor Conditional Use Permit (MCUP). Both the M-1 and M-4 zones support similar industrial uses that typically result in minimal environmental impacts related to noise, vibration, smoke, odors, or hazardous materials, and are therefore generally suitable for sites near residential and commercial areas. Smaller religious facilities share operational characteristics that are generally compatible with both zonings in that they typically operate during the day with limited outdoor activity, and group services typically occur outside of typical business hours, resulting in a lower parking demand for the business park.

An application for a MCUP for a religious facility in the M-4 zone would be subject to discretionary review by the City through the MCUP process to address any site-specific issues such as traffic, parking, vehicular circulation, building and fire code compliance, and hours of operation, to minimize impacts to surrounding industrial and other uses.

The City recognizes and accommodates all religious communities, including but not limited to, synagogues, mosques, temples, and other faith-based organizations.

Replacing the existing term “church” with “religious facilities” would provide a more neutral description for places of worship, acknowledging that religious gatherings and institutions serve a wide array of religions beyond those typically associated with the term “church.” FINANCIAL IMPACT:

The applicant paid the application processing fees of $3,561.78 to cover the cost of the Zone Text Amendment.

ENVIRONMENTAL ANALYSIS:

Per Section 15061(b)(3) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.06 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared as a project shall be exempted from CEQA if the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The proposed amendment involves text revisions to the Industrial Zones Land Use Table and various other sections within Chapter 17 of the Corona Municipal Code that, in and of themselves, will not result in any significant effects to the environment.

PLANNING AND HOUSING COMMISSION ACTION:

At its meeting of May 27, 2026, the Planning and Housing Commission considered the subject matter and took the following action:

Motion was made, seconded (Woody/Siqueland) and carried with Commissioner Longwell voting “No”, that the Planning and Housing Commission recommend approval of ZTA2026-0002 to the City Council, based on the findings and conditions contained in the staff report. The minutes of the Planning and Housing Commission meeting are included as Exhibit 5.

PREPARED BY: BRENDAN DALDE, ASSOCIATE PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: DANNY CASTRO, PLANNING & DEVELOPMENT DIRECTOR

ATTACHMENTS:

1. Exhibit 1 – Ordinance No. 3428 – (clean version)

2. Exhibit 2 – Ordinance No. 3428 – (redline version)

3. Exhibit 3 – Redline Version of CMC Sections

4. Exhibit 4 – Planning and Housing Commission staff report

5. Exhibit 5 – Draft minutes of the Planning and Housing Commission meeting of May 27, 2026

ORDINANCE NO. 3428

AN ORDINANCE OF THE CITY OF CORONA,
CALIFORNIA, AMENDING SECTION 17.44.030 OF TITLE
17 (ZONING) OF THE CORONA MUNICIPAL CODE TO

ALLOW RELIGIOUS FACILITIES NOT EXCEEDING
10,000 SQUARE FEET AS A CONDITIONALLY
PERMITTED USE WITHIN THE M-4 (INDUSTRIAL PARK)

ZONE, AND AMENDING VARIOUS OTHER SECTIONS IN
TITLE 17 TO REPLACE THE TERM “CHURCHES” WITH
“RELIGIOUS FACILITIES” (ZTA2026-0002).

WHEREAS, Article XI, § 7 of the California Constitution authorizes cities to make and enforce within their jurisdictional limits ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens; and WHEREAS, Chapter 17.44 of the Corona Municipal Code (“CMC”) sets forth the general standards and regulations for industrial zones within the City; and WHEREAS, on May 27, 2026, the Planning and Housing Commission of the City of Corona (“Planning Commission”) conducted a duly noticed public hearing and recommended that the City Council amend: (a) Section 17.44.030 (Permitted uses; conditional uses; prohibited uses) of Chapter 17.74 (Industrial Zones) of Title 17 (Zoning) of the CMC to allow religious facilities not exceeding 10,000 square feet in floor area as a conditionally permitted use within the M-4 (Industrial Park) zone; and (b) any other sections of Title 17 (Zoning) of the CMC that refer to the term “churches” to replace the term “churches” with “religious facilities” (ZTA 2026-0002) (“Zone Text Amendment”); and
WHEREAS, the Planning Commission based its recommendation to adopt the Zone Text Amendment on the findings set forth below; and WHEREAS, on September 3, 2025, the City Council held a duly noticed public hearing at which all persons wishing to testify in connection with this Zone Text Amendment were heard and this Zone Text Amendment was comprehensively reviewed.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CORONA DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this Zone Text Amendment, the City Council finds that this action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in

2 question may have a significant effect on the environment, the activity is not subject to CEQA. This action involves minor changes to the text of the Zoning Code to permit religious facilities that do not exceed 10,000 square feet in size within the M-4 (Industrial Park) zone. This action involves no physical impacts and does not modify density or capacity. As such, there is no possibility that adopting this Ordinance will have a significant effect on the environment.

Therefore, no environmental analysis is required.

SECTION 2. Zoning Findings. Based on the entire record before the City Council and all written and oral evidence presented to the City Council, the City Council hereby makes and adopts the following findings:

A. The proposed Zone Text Amendment is consistent with the General Plan and applicable specific plans for the following reason:
(i) ZTA2026-0002 is consistent with the following General Plan Land Use Element Policies because it allows for the development of a religious facility that will serve as a focal point of identity and activity to the surrounding neighborhood and community, provide opportunities for the diverse needs of Corona’s residents for social and spiritual activity, and facilitates a self-sustaining community that will minimize needs for travel to surrounding communities.
(a) LU-8.5: Promote development and enhancement of places that serve as the focal point of identity and activity in neighborhoods through the integration and, where feasible, consolidation of parks, schools, community facilities, religious facilities, and similar uses.
(b) LU-1.1: Accommodate uses that support the diverse needs of Corona’s residents, including opportunities for living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with natural open spaces.
(c) LU-1.2: Emphasize the development of uses that sustain Corona as a cohesive, distinct, and self-sustaining community and minimize the need for residents to travel to surrounding communities for retail goods, services, and employment.

B. The proposed Zone Text Amendment is consistent with Title 17 of the Corona Municipal Code for the following reason:
(i) Title 17 is intended to promote orderly land use patterns, protect the public health, safety, and welfare, and ensure compatibility among land uses. ZTA2026-0002 is consistent with these purposes because it would allow religious facilities only through discretionary review, thereby ensuring that each proposed use is evaluated on a case-by-case basis for compatibility with surrounding industrial uses and compliance with applicable development

3 and operational standards. In addition, the Zone Text Amendment recognizes that certain religious facilities, particularly smaller facilities with limited occupancy and primarily indoor activities, may operate compatibility within industrial and business park areas during off-peak business hours when parking demand is reduced. As such, the proposed amendment is consistent with the overall intent of Title 17 of the CMC.

C. The proposed Zone Text Amendment will provide for the public health, safety and welfare for the following reason:
(i) ZTA2026-0002 would permit religious facilities within the M-4 zone. Permitted land uses in the M-1 and M-4 zones share notable similarities, with both allowing uses with minimal environmental impact, such as offices, studios, showrooms with restricted retail activity, and sports training facilities, all of which are generally well-suited for adjacent residential and commercial areas, as they typically occur indoors and generate minimal impacts related to traffic, circulation, noise, vibration, smoke, odors, or hazardous materials. Additionally, a religious facility will require the discretionary approval of a Minor Conditional Use Permit (MCUP) by the City’s Board of Zoning Adjustment. As part of the MCUP process, the establishment of a religious facility in the M-4 zone would be subject to conditions of approval which would serve to protect public health, safety, convenience, and general welfare of the public, in accordance with the intent and purpose of the City’s zoning regulations.

SECTION 3. Zoning Text Amendment. ZTA2026-0002 is hereby approved.

SECTION 4. Amendment to Section 17.04.114. Section 17.04.114 (Church) of Chapter 17.04 (Definitions) of Title 17 (Zoning) of the CMC is hereby deleted.

SECTION 5. Addition of Section 17.04.506. Section 17.04.114 (Church) of Chapter 17.04 (Definitions) of Title 17 (Zoning) of the CMC is hereby deleted. “17.04.506 Religious facility.
"Religious facility" means a permanently located building or tenant space within a permanently located building commonly used for religious worship, fully enclosed with walls (including windows and doors), having a roof (canvas or fabric excluded) and conforming to applicable legal requirements affecting design and construction.”
SECTION 6. Amendment to Section 17.33.030. Table 1-17.33 in Section

17.33.030 (Permitted uses; conditional uses; prohibited uses) of Chapter 17.33 (Commercial & Office Zones) of Title 17 (Zoning) of the CMC is hereby amended to change references to “church” to “religious facilities” as set forth below:

4 TABLE 1-17.33 PERMITTED LAND USES
“P” Permitted use.
“CUP” Permitted with a conditional use permit issued in accordance with Chapter

17.92 of the Corona Municipal Code (conditional use permit). “MCUP” Denotes a use which is subject to the minor conditional use permit procedure only. “NP” Use not permitted.
“BZA” Use subject to approval by the Board of Zoning Adjustment.

Land Use C-P C-2 C-3
Religious facilities equal to or exceeding an overall combined floor area of 10,000 square feet

CUP CUP CUP
Religious facilities not exceeding an overall combined floor area of 10,000 square feet

MCUP MCUP MCUP
SECTION 7. Amendment to Section 17.35.010. Section 17.35.010 (Purpose) of Chapter 17.35 (Quasi-Public Zones) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“17.35.010 Purpose.

The purpose of the Quasi-Public (QP) District is to establish a location for government or other public-serving uses that are necessary to serve the dayto-day needs of the city’s residents. These uses often involve moderate traffic and thus may require better access than would be afforded by a local residential street. These include uses such as fire stations, post offices, libraries, government centers, child care facilities, religious facilities and professional offices.”
SECTION 8. Amendment to Section 17.35.020. Subsection (B) of Section

17.35.020 (Permitted uses and structures) of Chapter 17.35 (Quasi-Public Zones) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“(B) Public and quasi-public facilities and service uses, including, but not limited to, the following:
(1) Fire stations;

5 (2) Post offices;
(3) Libraries;
(4) Government centers;
(5) Day care facilities;
(6) Religious facilities or other places of religious assembly; (7) Recreation centers;
(8) Health clubs.”
SECTION 9. Amendment to Section 17.41.010. Subsections (E) and (G) of Section 17.41.010 (Findings) of Chapter 17.41 (Adult Use Zoning Regulations) of Title 17 (Zoning) of the CMC are hereby amended in their entirety to read as follows:
“(E) The special regulation of adult businesses is necessary to ensure that their adverse secondary effects will not contribute to an increase in the crime rates or the blighting or downgrading of the areas in which they are located or surrounding areas. The need for the special regulation is based on the recognition that adult businesses have serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances or located in direct proximity with sensitive uses such as residential zones and uses, parks, schools, religious facilities or day care centers, thereby having a deleterious effect upon the adjacent areas.”
“(G) The protection and preservation of the public health, safety, and welfare require that certain distances be maintained between adult businesses and residential uses and zones, religious facilities, schools, day care centers, parks, and other adult businesses.”
SECTION 10. Amendment to Section 17.41.040. Subsection (A) of Section

17.41.040 (Location, design and performance standards) of Chapter 17.41 (Adult Use Zoning Regulations) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
(A) An adult business shall not be established or located within 500 feet of:
(1) Any residential zone, residential land use district, or conforming residential land use, including conforming mobilehome parks and trailer parks, within the city;
(2) Any religious facility, chapel or similar place of worship or property zoned, planned or otherwise designated for such use by city action; (3) Any funeral parlor, mortuary, cemetery or similar facility, or property zoned, planned or otherwise designated for such use by city action; (4) Any school, nursery, day care center, park or playground or property zoned, planned or otherwise designated for such use by city action; or
(5) Any other recreational facility where minors congregate or property zoned, planned or otherwise designated for such use by city action.

6 SECTION 11. Amendment to Section 17.44.030. Table 1 in Section

17.44.030 (Permitted uses; conditional uses; prohibited uses) of Chapter 17.44 (Industrial Zones) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit. “P”
- Permitted uses.
“CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter 17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Religious facilities not
exceeding a floor area of
10,000 square feet when
combined with a
humanitarian/outreach center
as defined in
§ 17.04.319

MCUP MCUP NP NP
Religious facilities not
exceeding an overall combined
floor area
of 10,000 square feet

MCUP NP NP MCUP
SECTION 12. Amendment to Section 17.62.740. Section 17.62.740 (Prohibited uses) of Chapter 17.62 (Overlay Zones) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“17.62.740 Prohibited uses.

In addition to the uses prohibited in § 17.44.030 for the M-3 (Heavy Manufacturing) Zone, the following uses are prohibited in the SS (Sherborn Street) Overlay Zone:
(A) Restaurants;
(B) Commercial recreation and drive-in theatres;
(C) Religious facilities of any size;

7 (D) Batch plants and rock crusher or distribution of rocks, sand, and gravel.”
SECTION 13. Amendment to Section 17.64.040. Subsection (B) of Section

17.64.040 (Yards – Special conditions) of Chapter 17.64 (Lots and Yards) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“(B) Other special yard requirements. The following
requirements shall apply:
(1) Religious facilities, schools, institutions or other similar uses when permitted in an R zone shall be removed at least 20 feet from every boundary line of the property, and no front yard as required in such zone or side yards as required shall be used for play or parking purposes;
(2) Swimming pools shall not be permitted in any required front yard. Pump or filter installation for such swimming pools shall be made not less than ten feet from an adjoining property line except where a five foot high block wall is maintained extending a distance of two feet on each side of such equipment and situated either between such equipment and said property line or on said property line.
(3) Notwithstanding anything contrary stated in this code, except as provided in Chapter 17.86, all lots, which are zoned residential or agricultural and bear a prefix designation on the city’s official zoning map commencing with the letter "R" or "A" and on which dwellings are constructed so as to front on a major or secondary street and highways, as said streets and highways are defined in the city’s General Plan and report and delineated on the city’s General Plan map, shall have a front yard at least 30 feet in depth.”
SECTION 14. Amendment to Section 17.66.020. Section 17.66.020 (Building height) of Chapter 17.66 (Accessory Buildings and Building Height) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:

17.66.020 Building height.

All buildings hereafter erected and existing buildings which may be reconstructed, altered, moved or maintained or enlarged shall comply with the height regulations of the zone in which they may be located. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building and fire or parapet walls, skylights, towers, religious facility spires, flag poles,

8 chimneys, smokestacks, wireless masts or similar structures may be erected above the height limits prescribed in this title; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances, but no roof structures or any space above the height limit shall be allowed for the purpose of providing additional floor space.

SECTION 11. Amendment to Section 17.76.030. The Table in Section 17.76.030 (Number of spaces required) of Chapter 17.76 (Off-Street Parking) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

TYPE OF USE NUMBER OF REQUIRED SPACES
E. Institutional Uses:

2. Religious facility 1 space/3.5 fixed seats or 1 space/25 sq. ft. of assembly area SECTION 15. Amendment to Section 17.84.040. Subsections (B) and (D) of Section 17.84.040 (Noise) of Chapter 17.84 (Performance Standards) of Title 17 (Zoning) of the CMC is hereby amended in their entirety to read as follows:
“(B) Definitions. Terms found in this chapter shall be defined as follows.

Additional definitions are found in the noise element of the General Plan. (1) “A-weighted sound level.” The sound pressure level in decibels as measured on a sound level meter using the A-weighted filter network. The A-weighted filter network is designed to simulate the response of the human ear. The A-weighted sound level is expressed by the symbol dBA. (2) “Ambient noise.” The composite of noise from all existing sources near and far. The ambient noise level constitutes the normal or existing level of environmental noise at a given location, excluding any alleged offensive noise.
(3) “Cumulative period.” An additive period of time composed of individual time segments which may be continuous or interrupted. (4) “Community noise equivalent level (CNEL).” The average equivalent A-weighted sound level during a 24 hour day, obtained after addition of five decibels to sound levels between 7:00 p.m. and 10:00 p.m. and the addition of ten decibels to sound levels between 10:00 p.m. and 7:00 a.m.
(5) “Decibel (dB).” A unit for measuring the amplitude of a sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals. (6) “Impulsive noise.” A noise of short duration, usually less than one second, and of high intensity, with an abrupt onset and rapid decay.

9 (7) “Noise study.” An acoustical analysis performed by a qualified noise engineer which determines the potential noise impacts of a roadway, land use or operation of equipment. The noise study will generate noise contours and recommend mitigation for noise impacts which exceed the city’s noise standards.
(8) “Sensitive land uses.” Those specific land uses which have associated human activities that may be subject to stress or significant interference from noise. Sensitive land uses include single family residential, multiple family residential, religious facilities, hospitals and similar health care institutions, convalescent homes, libraries and school classroom areas.
(9) “Simple tone noise.” A noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. When measured, a simple tone noise shall exist if the onethird octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: 5 dB for frequencies of 500 hertz or above or by 15 dB for frequencies less than or equal to 125 hertz. (10) “Sound attenuation device.” An enclosure, blanket, vault, box, wall, fence, panel, baffle, coating, material, silencer, or other appurtenance, mechanism, or device intended to reduce the noise level of mechanical equipment.”
“(D) Special provisions.
(1) Mechanical equipment in residential zones. Upon application for a building permit to install mechanical equipment, such as air conditioner and pool equipment, in a residential zone, the equipment shall be setback at least ten feet from an adjoining property line except where a five foot high block sound wall is maintained extending a distance of two feet on each side of such equipment and situated either between such equipment and the property line or on said property line. Exception: Mechanical equipment in residential zones shall be permitted closer than ten feet from an adjoining property line without a five foot high block sound wall when sound attenuation devices approved by the Building Official are installed. The noise level with sound attenuation devices installed shall comply with the limits and conditions specified in § 17.84.040(C)(2) when measured from any adjoining property. The approved sound attenuation devices shall be maintained and any approvals shall not be construed to permit violations of this code.
(2) Construction noise. Construction noise is prohibited between the hours of 8:00 p.m. to 7:00 a.m., Monday through Saturday and 6:00 p.m. to 10:00 a.m. on Sundays and federal holidays. Construction noise is defined as noise which is disturbing, excessive or offensive and constitutes a nuisance involving discomfort or annoyance to persons of normal

10 sensitivity residing in the area, which is generated by the use of any tools, machinery or equipment used in connection with construction operations. (3) Noise devices. In accordance with Chapter 9.24, no loudspeaker, bells, gongs, buzzers, mechanical equipment or other sounds, attentionattracting or communication device associated with any use adjacent to residential or sensitive land uses shall be discernible beyond the boundary line of the parcel, except fire protection devices, burglar alarms and religious facility bells. Noise generated by these sources shall be enforced by the Police Department.
(4) Noisy animals. Noise generated by animals shall be regulated by the Police Department in accordance with Chapter 6.11.” SECTION 16. Amendment to Section 17.92.040. The Table in subsection (A) of Section 17.92.040 (Conditionally permitted uses – Agricultural and residential zones) of Chapter

17.92 (Conditional Use Permit) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Conditionally Permitted Uses Major
CUP
Minor
CUP

1. Religious facilities in residential zones X

2. Religious facilities in agricultural zones not exceeding an overall combined floor area of 10,000 square feet
X

3. Religious facilities in agricultural zones equal to or exceeding an overall combined floor area of 10,000 square feet
X
SECTION 17. Amendment to Section 17.92.050. The Table in Section 17.92.050 (Conditionally permitted uses – Commercial zones) of Chapter 17.92 (Conditional Use Permit) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Conditionally Permitted Uses Major
CUP
Minor
CUP
Religious facilities not exceeding an overall combined floor area of 10,000 square feet
X
Religious facilities equal to or exceeding an overall combined floor area of 10,000 square feet
X

11 SECTION 18. Amendment to Section 17.92.060. The Table in Section 17.92.060 (Conditionally permitted uses – Industrial zones) of Chapter 17.92 (Conditional Use Permit) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Conditionally Permitted Uses Major
CUP
Minor
CUP
Religious facilities not exceeding an overall combined floor area of 10,000 square feet
X
Churches Religious facilities not exceeding a floor area of 10,000 square feet when combined with a humanitarian center as defined by § 17.04.319
X
SECTION 19. Official Record. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Corona City Hall, 400 S. Vicentia Avenue, Corona, California 92882. The custodian for these records is the Planning and Development Director of the City of Corona.

SECTION 20. Severability. If any provision or clause of this Ordinance or any application of it to any person, firm, organization, partnership or corporation is held invalid, such invalidity shall not affect other provisions of this Ordinance which can be given effect without the invalid provision or application. To this end, the provisions of this Ordinance are declared to be severable.

SECTION 21. Effective Date. The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall within fifteen (15) days of its adoption cause it, or a summary of it, to be published in a general circulation newspaper published and circulated in the City of Corona. This Ordinance shall take effect and be in force 30 days after its adoption.

PASSED, APPROVED AND ADOPTED this 1
st day of July, 2026.
___________________________________
Mayor of the City of Corona, California
ATTEST:
____________________________________
City Clerk of the City of Corona, California

12 CERTIFICATION
I, Sylvia Edwards, Clerk of the City of Corona, California, do hereby certify that the foregoing Ordinance was regularly introduced at a regular meeting of the City Council of the City of Corona, California, duly held the 17th day of June 2026, and thereafter at a regular meeting held on the 1
st day of July 2026, it was duly passed and adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 1
st day of July 2026.
_______________________________________
City Clerk of the City of Corona, California
[SEAL]

13 SUMMARY
On June 17, 2026, the Corona City Council will consider amending Section 17.44.030, of the Corona Municipal Code to establish regulations for feather flags and to allow religious facilities not exceeding 10,000 square feet in total floor area as a conditionally permitted use within the M-4 (Industrial Park) zone; and to amend any other sections of Title 17 (Zoning) of the CMC that refer to the term “churches” to replace the term “churches” with “religious facilities”. A certified copy of the full text of this proposed ordinance amendment is posted at the City Clerk’s Office.

The City Council meets at 6:00 p.m. in the Council Chambers in the Corona City Hall located at 400 South Vicentia Avenue. The City Clerk is located in Suite 115 of the City Hall near the north entrance.

ORDINANCE NO. 3428

AN ORDINANCE OF THE CITY OF CORONA,
CALIFORNIA, AMENDING SECTION 17.44.030 OF TITLE
17 (ZONING) OF THE CORONA MUNICIPAL CODE TO

ALLOW RELIGIOUS FACILITIES NOT EXCEEDING
10,000 SQUARE FEET AS A CONDITIONALLY
PERMITTED USE WITHIN THE M-4 (INDUSTRIAL PARK)

ZONE, AND AMENDING VARIOUS OTHER SECTIONS IN
TITLE 17 TO REPLACE THE TERM “CHURCHES” WITH
“RELIGIOUS FACILITIES” (ZTA2026-0002).

WHEREAS, Article XI, § 7 of the California Constitution authorizes cities to make and enforce within their jurisdictional limits ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens; and WHEREAS, Chapter 17.44 of the Corona Municipal Code (“CMC”) sets forth the general standards and regulations for industrial zones within the City; and WHEREAS, on May 27, 2026, the Planning and Housing Commission of the City of Corona (“Planning Commission”) conducted a duly noticed public hearing and recommended that the City Council amend: (a) Section 17.44.030 (Permitted uses; conditional uses; prohibited uses) of Chapter 17.74 (Industrial Zones) of Title 17 (Zoning) of the CMC to allow religious facilities not exceeding 10,000 square feet in floor area as a conditionally permitted use within the M-4 (Industrial Park) zone; and (b) any other sections of Title 17 (Zoning) of the CMC that refer to the term “churches” to replace the term “churches” with “religious facilities” (ZTA 2026-0002) (“Zone Text Amendment”); and
WHEREAS, the Planning Commission based its recommendation to adopt the Zone Text Amendment on the findings set forth below; and WHEREAS, on September 3, 2025, the City Council held a duly noticed public hearing at which all persons wishing to testify in connection with this Zone Text Amendment were heard and this Zone Text Amendment was comprehensively reviewed.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CORONA DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this Zone Text Amendment, the City Council finds that this action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in

2 question may have a significant effect on the environment, the activity is not subject to CEQA. This action involves minor changes to the text of the Zoning Code to permit religious facilities that do not exceed 10,000 square feet in size within the M-4 (Industrial Park) zone. This action involves no physical impacts and does not modify density or capacity. As such, there is no possibility that adopting this Ordinance will have a significant effect on the environment.

Therefore, no environmental analysis is required.

SECTION 2. Zoning Findings. Based on the entire record before the City Council and all written and oral evidence presented to the City Council, the City Council hereby makes and adopts the following findings:

A. The proposed Zone Text Amendment is consistent with the General Plan and applicable specific plans for the following reason:
(i) ZTA2026-0002 is consistent with the following General Plan Land Use Element Policies because it allows for the development of a religious facility that will serve as a focal point of identity and activity to the surrounding neighborhood and community, provide opportunities for the diverse needs of Corona’s residents for social and spiritual activity, and facilitates a self-sustaining community that will minimize needs for travel to surrounding communities.
(a) LU-8.5: Promote development and enhancement of places that serve as the focal point of identity and activity in neighborhoods through the integration and, where feasible, consolidation of parks, schools, community facilities, religious facilities, and similar uses.
(b) LU-1.1: Accommodate uses that support the diverse needs of Corona’s residents, including opportunities for living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with natural open spaces.
(c) LU-1.2: Emphasize the development of uses that sustain Corona as a cohesive, distinct, and self-sustaining community and minimize the need for residents to travel to surrounding communities for retail goods, services, and employment.

B. The proposed Zone Text Amendment is consistent with Title 17 of the Corona Municipal Code for the following reason:
(i) Title 17 is intended to promote orderly land use patterns, protect the public health, safety, and welfare, and ensure compatibility among land uses. ZTA2026-0002 is consistent with these purposes because it would allow religious facilities only through discretionary review, thereby ensuring that each proposed use is evaluated on a case-by-case basis for compatibility with surrounding industrial uses and compliance with applicable development

3 and operational standards. In addition, the Zone Text Amendment recognizes that certain religious facilities, particularly smaller facilities with limited occupancy and primarily indoor activities, may operate compatibility within industrial and business park areas during off-peak business hours when parking demand is reduced. As such, the proposed amendment is consistent with the overall intent of Title 17 of the CMC.

C. The proposed Zone Text Amendment will provide for the public health, safety and welfare for the following reason:
(i) ZTA2026-0002 would permit religious facilities within the M-4 zone. Permitted land uses in the M-1 and M-4 zones share notable similarities, with both allowing uses with minimal environmental impact, such as offices, studios, showrooms with restricted retail activity, and sports training facilities, all of which are generally well-suited for adjacent residential and commercial areas, as they typically occur indoors and generate minimal impacts related to traffic, circulation, noise, vibration, smoke, odors, or hazardous materials. Additionally, a religious facility will require the discretionary approval of a Minor Conditional Use Permit (MCUP) by the City’s Board of Zoning Adjustment. As part of the MCUP process, the establishment of a religious facility in the M-4 zone would be subject to conditions of approval which would serve to protect public health, safety, convenience, and general welfare of the public, in accordance with the intent and purpose of the City’s zoning regulations.

SECTION 3. Zoning Text Amendment. ZTA2026-0002 is hereby approved.

SECTION 4. Amendment to Section 17.04.114. Section 17.04.114 (Church) of Chapter 17.04 (Definitions) of Title 17 (Zoning) of the CMC is hereby deleted.

SECTION 5. Addition of Section 17.04.506. Section 17.04.114 (Church) of Chapter 17.04 (Definitions) of Title 17 (Zoning) of the CMC is hereby deleted. “17.04.506 Religious facility.
"Religious facility" means a permanently located building or tenant space within a permanently located building commonly used for religious worship, fully enclosed with walls (including windows and doors), having a roof (canvas or fabric excluded) and conforming to applicable legal requirements affecting design and construction.”
SECTION 6. Amendment to Section 17.33.030. Table 1-17.33 in Section

17.33.030 (Permitted uses; conditional uses; prohibited uses) of Chapter 17.33 (Commercial & Office Zones) of Title 17 (Zoning) of the CMC is hereby amended to change references to “church” to “religious facilities” as set forth below:

4 TABLE 1-17.33 PERMITTED LAND USES
“P” Permitted use.
“CUP” Permitted with a conditional use permit issued in accordance with Chapter

17.92 of the Corona Municipal Code (conditional use permit). “MCUP” Denotes a use which is subject to the minor conditional use permit procedure only. “NP” Use not permitted.
“BZA” Use subject to approval by the Board of Zoning Adjustment.

Land Use C-P C-2 C-3
Religious facilitiesChurches equal to or exceeding an overall combined floor area of 10,000 square feet

CUP CUP CUP
Religious facilitiesChurches not exceeding an overall combined floor area of 10,000 square feet

MCUP MCUP MCUP
SECTION 7. Amendment to Section 17.35.010. Section 17.35.010 (Purpose) of Chapter 17.35 (Quasi-Public Zones) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“17.35.010 Purpose.

The purpose of the Quasi-Public (QP) District is to establish a location for government or other public-serving uses that are necessary to serve the dayto-day needs of the city’s residents. These uses often involve moderate traffic and thus may require better access than would be afforded by a local residential street. These include uses such as fire stations, post offices, libraries, government centers, child care facilities, religious facilitieschurches and professional offices.”
SECTION 8. Amendment to Section 17.35.020. Subsection (B) of Section

17.35.020 (Permitted uses and structures) of Chapter 17.35 (Quasi-Public Zones) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“(B) Public and quasi-public facilities and service uses, including, but not limited to, the following:
(1) Fire stations;

5 (2) Post offices;
(3) Libraries;
(4) Government centers;
(5) Day care facilities;
(6) Churches Religious facilities or other places of religious assembly; (7) Recreation centers;
(8) Health clubs.”
SECTION 9. Amendment to Section 17.41.010. Subsections (E) and (G) of Section 17.41.010 (Findings) of Chapter 17.41 (Adult Use Zoning Regulations) of Title 17 (Zoning) of the CMC are hereby amended in their entirety to read as follows:
“(E) The special regulation of adult businesses is necessary to ensure that their adverse secondary effects will not contribute to an increase in the crime rates or the blighting or downgrading of the areas in which they are located or surrounding areas. The need for the special regulation is based on the recognition that adult businesses have serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances or located in direct proximity with sensitive uses such as residential zones and uses, parks, schools, churches religious facilities or day care centers, thereby having a deleterious effect upon the adjacent areas.”
“(G) The protection and preservation of the public health, safety, and welfare require that certain distances be maintained between adult businesses and residential uses and zones, churchesreligious facilities, schools, day care centers, parks, and other adult businesses.” SECTION 10. Amendment to Section 17.41.040. Subsection (A) of Section

17.41.040 (Location, design and performance standards) of Chapter 17.41 (Adult Use Zoning Regulations) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
(A) An adult business shall not be established or located within 500 feet of:
(1) Any residential zone, residential land use district, or conforming residential land use, including conforming mobilehome parks and trailer parks, within the city;
(2) Any churchreligious facility, chapel or similar place of worship or property zoned, planned or otherwise designated for such use by city action; (3) Any funeral parlor, mortuary, cemetery or similar facility, or property zoned, planned or otherwise designated for such use by city action; (4) Any school, nursery, day care center, park or playground or property zoned, planned or otherwise designated for such use by city action; or
(5) Any other recreational facility where minors congregate or property zoned, planned or otherwise designated for such use by city action.

6 SECTION 11. Amendment to Section 17.44.030. Table 1 in Section

17.44.030 (Permitted uses; conditional uses; prohibited uses) of Chapter 17.44 (Industrial Zones) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit. “P”
- Permitted uses.
“CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter 17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Church Religious
facilities not exceeding a floor
area of 10,000 square feet
when combined with a
humanitarian/outreach center
as defined in
§ 17.04.319

MCUP MCUP NP NP
Religious
facilitiesChurch not exceeding
an overall combined floor area
of 10,000 square feet

MCUP NP NP NPMCUP
SECTION 12. Amendment to Section 17.62.740. Section 17.62.740 (Prohibited uses) of Chapter 17.62 (Overlay Zones) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“17.62.740 Prohibited uses.

In addition to the uses prohibited in § 17.44.030 for the M-3 (Heavy Manufacturing) Zone, the following uses are prohibited in the SS (Sherborn Street) Overlay Zone:
(A) Restaurants;
(B) Commercial recreation and drive-in theatres;
(C) Churches Religious facilities of any size;

7 (D) Batch plants and rock crusher or distribution of rocks, sand, and gravel.”
SECTION 13. Amendment to Section 17.64.040. Subsection (B) of Section

17.64.040 (Yards – Special conditions) of Chapter 17.64 (Lots and Yards) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“(B) Other special yard requirements. The following
requirements shall apply:
(1) ChurchesReligious facilities, schools, institutions or other similar uses when permitted in an R zone shall be removed at least 20 feet from every boundary line of the property, and no front yard as required in such zone or side yards as required shall be used for play or parking purposes;
(2) Swimming pools shall not be permitted in any required front yard. Pump or filter installation for such swimming pools shall be made not less than ten feet from an adjoining property line except where a five foot high block wall is maintained extending a distance of two feet on each side of such equipment and situated either between such equipment and said property line or on said property line.
(3) Notwithstanding anything contrary stated in this code, except as provided in Chapter 17.86, all lots, which are zoned residential or agricultural and bear a prefix designation on the city’s official zoning map commencing with the letter "R" or "A" and on which dwellings are constructed so as to front on a major or secondary street and highways, as said streets and highways are defined in the city’s General Plan and report and delineated on the city’s General Plan map, shall have a front yard at least 30 feet in depth.”
SECTION 14. Amendment to Section 17.66.020. Section 17.66.020 (Building height) of Chapter 17.66 (Accessory Buildings and Building Height) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:

17.66.020 Building height.

All buildings hereafter erected and existing buildings which may be reconstructed, altered, moved or maintained or enlarged shall comply with the height regulations of the zone in which they may be located. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building and fire or parapet walls, skylights, towers, church religious facility spires, flag poles,

8 chimneys, smokestacks, wireless masts or similar structures may be erected above the height limits prescribed in this title; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances, but no roof structures or any space above the height limit shall be allowed for the purpose of providing additional floor space.

SECTION 11. Amendment to Section 17.76.030. The Table in Section 17.76.030 (Number of spaces required) of Chapter 17.76 (Off-Street Parking) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

TYPE OF USE NUMBER OF REQUIRED SPACES
E. Institutional Uses:

2. Church Religious facility 1 space/3.5 fixed seats or 1 space/25 sq. ft. of assembly area SECTION 15. Amendment to Section 17.84.040. Subsections (B) and (D) of Section 17.84.040 (Noise) of Chapter 17.84 (Performance Standards) of Title 17 (Zoning) of the CMC is hereby amended in their entirety to read as follows:
“(B) Definitions. Terms found in this chapter shall be defined as follows.

Additional definitions are found in the noise element of the General Plan. (1) “A-weighted sound level.” The sound pressure level in decibels as measured on a sound level meter using the A-weighted filter network. The A-weighted filter network is designed to simulate the response of the human ear. The A-weighted sound level is expressed by the symbol dBA. (2) “Ambient noise.” The composite of noise from all existing sources near and far. The ambient noise level constitutes the normal or existing level of environmental noise at a given location, excluding any alleged offensive noise.
(3) “Cumulative period.” An additive period of time composed of individual time segments which may be continuous or interrupted. (4) “Community noise equivalent level (CNEL).” The average equivalent A-weighted sound level during a 24 hour day, obtained after addition of five decibels to sound levels between 7:00 p.m. and 10:00 p.m. and the addition of ten decibels to sound levels between 10:00 p.m. and 7:00 a.m.
(5) “Decibel (dB).” A unit for measuring the amplitude of a sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals. (6) “Impulsive noise.” A noise of short duration, usually less than one second, and of high intensity, with an abrupt onset and rapid decay.

9 (7) “Noise study.” An acoustical analysis performed by a qualified noise engineer which determines the potential noise impacts of a roadway, land use or operation of equipment. The noise study will generate noise contours and recommend mitigation for noise impacts which exceed the city’s noise standards.
(8) “Sensitive land uses.” Those specific land uses which have associated human activities that may be subject to stress or significant interference from noise. Sensitive land uses include single family residential, multiple family residential, churchesreligious facilities, hospitals and similar health care institutions, convalescent homes, libraries and school classroom areas.
(9) “Simple tone noise.” A noise characterized by a predominant frequency or frequencies so that other frequencies cannot be readily distinguished. When measured, a simple tone noise shall exist if the onethird octave band sound pressure levels in the band with the tone exceeds the arithmetic average of the sound pressure levels of the two continuous one-third octave bands as follows: 5 dB for frequencies of 500 hertz or above or by 15 dB for frequencies less than or equal to 125 hertz. (10) “Sound attenuation device.” An enclosure, blanket, vault, box, wall, fence, panel, baffle, coating, material, silencer, or other appurtenance, mechanism, or device intended to reduce the noise level of mechanical equipment.”
“(D) Special provisions.
(1) Mechanical equipment in residential zones. Upon application for a building permit to install mechanical equipment, such as air conditioner and pool equipment, in a residential zone, the equipment shall be setback at least ten feet from an adjoining property line except where a five foot high block sound wall is maintained extending a distance of two feet on each side of such equipment and situated either between such equipment and the property line or on said property line. Exception: Mechanical equipment in residential zones shall be permitted closer than ten feet from an adjoining property line without a five foot high block sound wall when sound attenuation devices approved by the Building Official are installed. The noise level with sound attenuation devices installed shall comply with the limits and conditions specified in § 17.84.040(C)(2) when measured from any adjoining property. The approved sound attenuation devices shall be maintained and any approvals shall not be construed to permit violations of this code.
(2) Construction noise. Construction noise is prohibited between the hours of 8:00 p.m. to 7:00 a.m., Monday through Saturday and 6:00 p.m. to 10:00 a.m. on Sundays and federal holidays. Construction noise is defined as noise which is disturbing, excessive or offensive and constitutes a nuisance involving discomfort or annoyance to persons of normal

10 sensitivity residing in the area, which is generated by the use of any tools, machinery or equipment used in connection with construction operations. (3) Noise devices. In accordance with Chapter 9.24, no loudspeaker, bells, gongs, buzzers, mechanical equipment or other sounds, attentionattracting or communication device associated with any use adjacent to residential or sensitive land uses shall be discernible beyond the boundary line of the parcel, except fire protection devices, burglar alarms and church religious facility bells. Noise generated by these sources shall be enforced by the Police Department.
(4) Noisy animals. Noise generated by animals shall be regulated by the Police Department in accordance with Chapter 6.11.” SECTION 16. Amendment to Section 17.92.040. The Table in subsection (A) of Section 17.92.040 (Conditionally permitted uses – Agricultural and residential zones) of Chapter

17.92 (Conditional Use Permit) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Conditionally Permitted Uses Major
CUP
Minor
CUP

1. Religious facilitiesChurches in residential zones X

2. Religious facilitiesChurches in agricultural zones not exceeding an overall combined floor area of 10,000 square feet
X

3. Religious facilitiesChurches in agricultural zones equal to or exceeding an overall combined floor area of 10,000 square feet X
SECTION 17. Amendment to Section 17.92.050. The Table in Section 17.92.050 (Conditionally permitted uses – Commercial zones) of Chapter 17.92 (Conditional Use Permit) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Conditionally Permitted Uses Major
CUP
Minor
CUP
Religious facilitiesChurches not exceeding an overall combined floor area of 10,000 square feet
X
Religious facilitiesChurches equal to or exceeding an overall combined floor area of 10,000 square feet
X

11 SECTION 18. Amendment to Section 17.92.060. The Table in Section 17.92.060 (Conditionally permitted uses – Industrial zones) of Chapter 17.92 (Conditional Use Permit) of Title 17 (Zoning) of the CMC is hereby amended to change any references to “church” to “religious facilities” as set forth below:

Conditionally Permitted Uses Major
CUP
Minor
CUP
Religious facilitiesChurches not exceeding an overall combined floor area of 10,000 square feet
X
Churches Religious facilities not exceeding a floor area of 10,000 square feet when combined with a humanitarian center as defined by § 17.04.319
X
SECTION 19. Official Record. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Corona City Hall, 400 S. Vicentia Avenue, Corona, California 92882. The custodian for these records is the Planning and Development Director of the City of Corona.

SECTION 20. Severability. If any provision or clause of this Ordinance or any application of it to any person, firm, organization, partnership or corporation is held invalid, such invalidity shall not affect other provisions of this Ordinance which can be given effect without the invalid provision or application. To this end, the provisions of this Ordinance are declared to be severable.

SECTION 21. Effective Date. The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall within fifteen (15) days of its adoption cause it, or a summary of it, to be published in a general circulation newspaper published and circulated in the City of Corona. This Ordinance shall take effect and be in force 30 days after its adoption.

PASSED, APPROVED AND ADOPTED this 1
st day of July, 2026.
___________________________________
Mayor of the City of Corona, California
ATTEST:
____________________________________
City Clerk of the City of Corona, California

12 CERTIFICATION
I, Sylvia Edwards, Clerk of the City of Corona, California, do hereby certify that the foregoing Ordinance was regularly introduced at a regular meeting of the City Council of the City of Corona, California, duly held the 17th day of June 2026, and thereafter at a regular meeting held on the 1
st day of July 2026, it was duly passed and adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 1
st day of July 2026.
_______________________________________
City Clerk of the City of Corona, California
[SEAL]

13 SUMMARY
On June 17, 2026, the Corona City Council will consider amending Section 17.44.030, of the Corona Municipal Code to establish regulations for feather flags and to allow religious facilities not exceeding 10,000 square feet in total floor area as a conditionally permitted use within the M-4 (Industrial Park) zone; and to amend any other sections of Title 17 (Zoning) of the CMC that refer to the term “churches” to replace the term “churches” with “religious facilities”. A certified copy of the full text of this proposed ordinance amendment is posted at the City Clerk’s Office.

The City Council meets at 6:00 p.m. in the Council Chambers in the Corona City Hall located at 400 South Vicentia Avenue. The City Clerk is located in Suite 115 of the City Hall near the north entrance.

Chapter 17.04
Definitions

17.04.114 Church 17.04.506 Religious facility.
"Church Religious facility" means a permanently located building or tenant space within a permanently located building commonly used for religious worship, fully enclosed with walls (including windows and doors), having a roof (canvas or fabric excluded) and conforming to applicable legal requirements affecting design and construction.

Chapter 17.33
Commercial and Office Zones

17.33.030 Permitted uses; conditional uses; prohibited uses TABLE 1-17.33 PERMITTED LAND USES
“P” Permitted use.
“CUP” Permitted with a conditional use permit issued in accordance with Chapter

17.92 of the Corona Municipal Code (conditional use permit). “MCUP” Denotes a use which is subject to the minor conditional use permit procedure only.
“NP” Use not permitted.
“BZA” Use subject to approval by the Board of Zoning Adjustment.

Land Use C-P C-2 C-3
Church Religious facilities equal to or exceeding an overall combined floor area of 10,000 square feet

CUP CUP CUP
Church Religious facilities not exceeding an overall combined floor area of 10,000 square feet

MCUP MCUP MCUP
Chapter 17.35
Quasi-Public (QP) Zone

17.35.010 Purpose.

The purpose of the Quasi-Public (QP) District is to establish a location for government or other public-serving uses that are necessary to serve the day-to-day needs of the city’s residents. These uses often involve moderate traffic and thus may require better access than would be afforded by a local residential street. These include uses such as fire stations, post offices,

libraries, government centers, child care facilities, churches religious facilities and professional offices.

17.35.020 Permitted uses and structures.
(B) Public and quasi-public facilities and service uses, including, but not limited to, the following:
(6) Churches Religious facilities or other places of religious assembly; Chapter 17.41
Adult Use Zoning Regulations

17.41.010 Findings.

It is the purpose and intent of this chapter to provide for the reasonable and uniform regulation of adult businesses in the city. It is recognized that adult businesses have a serious deleterious effect upon adjacent areas, as well as the areas in which they are located. It is therefore the purpose of this chapter to establish criteria and standards for the establishment and conduct of adult businesses which will protect the public health, safety, and welfare, preserve locally recognized values of community appearance, minimize the potential for nuisances related to the operation of adult businesses, and maintain local property values. It is the purpose and intent of this chapter to establish proper regulations and to provide for a reasonable number of approximately located sites for adult businesses within the city, based upon the following findings:
(E) The special regulation of adult businesses is necessary to ensure that their adverse secondary effects will not contribute to an increase in the crime rates or the blighting or downgrading of the areas in which they are located or surrounding areas. The need for the special regulation is based on the recognition that adult businesses have serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances or located in direct proximity with sensitive uses such as residential zones and uses, parks, schools, churches religious facilities or day care centers, thereby having a deleterious effect upon the adjacent areas. (G) The protection and preservation of the public health, safety, and welfare require that certain distances be maintained between adult businesses and residential uses and zones, churches religious facilities, schools, day care centers, parks, and other adult businesses.

17.41.140 Location, design, and performance standards.
(A) An adult business shall not be established or located within 500 feet of:
(2) Any Church religious facility, chapel or similar place of worship or property

zoned, planned or otherwise designated for such use by city action; Chapter 17.44
Industrial Zones
Section 17.44.030 Permitted uses; conditional uses; prohibited uses Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit. “P” - Permitted uses. “CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter 17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Church Religious facilities not
exceeding a floor area of 10,000
square feet when combined with
a
humanitarian/outreach center as
defined in
§ 17.04.319

MCUP MCUP NP NP
Church Religious facilities not
exceeding an overall combined
floor area
of 10,000 square feet

MCUP NP NP NP MCUP

17.62 Overlay Zones

17.62.740 Prohibited uses.
(C) Churches Religious facilities of any size;

17.64 Lots and Yards

17.64.040 Yards – Special conditions.
(B) Other special yard requirements. The following requirements shall apply:
(1) Churches Religious facilities, schools, institutions or other similar uses when

permitted in an R zone shall be removed at least 20 feet from every boundary line of the property, and no front yard as required in such zone or side yards as required shall be used for play or parking purposes;

17.66 Accessory Building and Building Height

17.66.020 Building height.

All buildings hereafter erected and existing buildings which may be reconstructed, altered, moved or maintained or enlarged shall comply with the height regulations of the zone in which they may be located. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building and fire or parapet walls, skylights, towers, church religious facility spires, flag poles, chimneys, smokestacks, wireless masts or similar structures may be erected above the height limits prescribed in this title; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances, but no roof structures or any space above the height limit shall be allowed for the purpose of providing additional floor space.

17.76 Off Street Parking

17.76.030 Number of spaces required.

TYPE OF USE NUMBER OF REQUIRED SPACES
E. Institutional Uses:

2. Church Religious facility 1 space/3.5 fixed seats or 1 space/25 sq. ft. of assembly area

17.84 Performance Standards

17.84.040 Noise.
(B) Definitions. Terms found in this chapter shall be defined as follows. Additional definitions are found in the noise element of the General Plan. (8) “Sensitive land uses.” Those specific land uses which have associated human activities that may be subject to stress or significant interference from noise. Sensitive land uses include single family residential, multiple family residential, churches religious facilities, hospitals and similar health care institutions, convalescent homes, libraries and school classroom areas.
(D) Special provisions.
(3) Noise devices. In accordance with Chapter 9.24, no loudspeaker, bells, gongs, buzzers, mechanical equipment or other sounds, attention-attracting or communication

device associated with any use adjacent to residential or sensitive land uses shall be discernible beyond the boundary line of the parcel, except fire protection devices, burglar alarms and church religious facility bells. Noise generated by these sources shall be enforced by the Police Department.

Chapter 17.92
Conditional Use Permit

17.92.040 Conditionally permitted uses – Agricultural and residential zones.

Conditionally Permitted Uses Major
CUP
Minor
CUP

1. Churches Religious facilities in residential zones X

2. Churches Religious facilities in agricultural zones not exceeding an overall combined floor area of 10,000 square feet X

3. Churches Religious facilities in agricultural zones equal to or exceeding an overall combined floor area of 10,000 square feet X

17.92.050 Conditionally permitted uses – Commercial zones.

Conditionally Permitted Uses Major CUPMinor CUP
Churches Religious facilities not exceeding an overall combined floor area of 10,000 square feet
X
Churches Religious facilities equal to or exceeding an overall combined floor area of 10,000 square feet
X

17.92.060 Conditionally permitted uses – Industrial zones.

Conditionally Permitted Uses Major
CUP
Minor
CUP
Churches Religious facilities not exceeding an overall combined floor area of 10,000 square feet
X
Churches Religious facilities not exceeding a floor area of 10,000 square feet when combined with a humanitarian center as defined by § 17.04.319
X

DATE: 05/27/2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-175
APPLICATION REQUEST:

ZTA2026-0002: A request for a Zone Text Amendment to Chapter 17.44 (Industrial Zones) to allow religious facilities not exceeding an overall combined floor area of 10,000 square feet as a conditionally permitted use within the M-4 (Industrial Park) Zone, as well as to amend other Sections of Title 17 (Zoning) to replace the term “Church” with “Religious Facilities.” (Applicant: Bruce Rouman, Congregation Beth Shalom, 500 Harrington Street, Suite A1) RECOMMENDED ACTION:

That the Planning and Housing Commission recommend APPROVAL of ZTA2026-0002 to the City Council, based on the findings contained in the staff report.

BACKGROUND
The subject zone text amendment is a request by Bruce Rouman from the Congregation Beth Shalom to amend Chapter 17.44 (Industrial Zones) under Title 17 (Zoning Ordinance) of the Corona Municipal Code (CMC) to allow religious facilities with an overall combined floor area not exceeding 10,000 square feet as a conditionally permitted use in the M-4 (Industrial Park) zone.

In addition, this zone text amendment proposes to update various sections in Title 17 by replacing the term “church” with “religious facilities”, which is a more neutral and inclusive term that refers to all faith-based and religious uses. The terminology update is being requested by staff, not the applicant, and is intended to update older terminology currently used in the zoning code.

Chapter 17.44 of the CMC
Chapter 17.44 governs the allowable uses and development standards for the City’s industrial zones, which include the following:
• M-1 (Light Manufacturing)
• M-2 (General Manufacturing)
• M-3 (Heavy Manufacturing)
• M-4 (Industrial Park)
Properties zoned M-4 are located in three areas within the City and are nearby the 91 and 15 freeways (Exhibit 4). The M-4 zone is intended for low-impact and clean industrial uses typically within a campus-style setting. By comparison, the M-1 zone is similar to the M-4 zone but less restrictive in that it allows certain uses that are not allowed in the M-4 zone, such as automobile repair garages, industrial laundry plants, and lumber yards.

Additionally, the M-1 zone allows churches with a combined floor area not exceeding 10,000 square feet with approval of a Minor Conditional Use Permit (MCUP) by the City’s Board of Zoning Adjustment (BZA). The M-2 zone allows for most common manufacturing and industrial uses, including the processing of goods from raw materials, welding, and lumber mills. The M-3 zone allows heavy manufacturing and industrial uses that may produce noise, dust, heat, and frequent trucking activities, and may involve the use of mixing toxic chemicals. Examples of such uses include recycling of green waste, cement mixing plants, and drop forge facilities.

Project History
The Congregation Beth Shalom is pursuing the purchase of an existing 4,853-square-foot office building located at 536 Queensland Circle, with the goal of relocating their congregation from 500 Harington Street to the new site. This nw building site is within an industrial park that is zoned M-4, a zoning district that currently prohibits the establishment and operation of religious facilities.

The existing office space is proposed to be reconfigured to have three classrooms, kitchen, storage, restrooms, a 1,340-square-foot service area, and a 1,340-square-foot reception area (Exhibit 3). According to the Applicant, the congregation has approximately 45 members, which meet for services on Friday nights, from 7:30 PM until 9:45 PM. Attendance averages approximately 20-30 people. The congregation also conducts Saturday morning services once a month from 10:00 AM to 12:30 PM. Additionally, the congregation has approximately 10 students and five adult teachers.

Pursuant to Section 17.106.020 of the CMC, a request to amend the CMC (whether by staff or the public) must first be initiated by the Planning and Housing Commission, and so at that body’s regular hearing of March 23, 2026, staff presented the Applicant’s request and obtained direction to both proceed with the amendment, as well as to research and describe the potential impact of a religious facility use on the allowance or operation of other regulated uses currently permitted in the industrial zones.

On March 24, 2026, the Applicant submitted a formal ZTA request to amend Chapter 17.44.

Prior to proceeding before the Planning and Housing Commission’s review, staff worked with the Applicant to confirm that the site could satisfy the City’s parking requirement for religious facilities, which is discussed in the following sections.

The parking requirement for religious facilities is calculated based on a formula of one parking space for every 25 square feet of assembly area (1:25). The Applicant’s proposed floor plan illustrates approximately 1,340 square feet of assembly area for services and so requires the provision of 54 parking spaces.

The business park contains 17 buildings and 250 parking spaces, which are shared among the tenants within the business park. According to the business operations and parking information provided by the Applicant in Exhibit 3, most businesses within the business park operate during the daytime from Monday through Friday and close by 5:00 PM. Two businesses operate later into the evening (until 6:00 PM and 8:00 PM respectively), one 24 hours a day, and another by appointment only.

During the Congregation’s proposed Friday evening service hours (7:30 PM until 9:45 PM), approximately 152 of the business park’s 250 parking spaces would be available, based on the site’s entitled parking ratio of one space per 250 square feet of floor area (1:250). During the Congregation’s once monthly Saturday morning service (10:00 AM to 12:30 PM), most businesses within the broader park are closed, with only two businesses operating. The combined parking requirement for those businesses is 33 spaces, leaving approximately 217 parking spaces available during Saturdays. As the Congregation’s required parking is 54 spaces, the proposed use would be compliant with the City’s parking requirement for religious facilities.

Impact on Other Regulated Uses in the Industrial Zones
At the Commission’s direction, staff researched other regulated uses already permitted in the industrial zones, including the M-4 zone, to determine whether the addition of a new use (religious facility) to the M-4 zone could result in impacts to other regulated uses due to their proximity to a religious facility. Staff identified three uses, which are summarized below.

1. Adult-oriented businesses are currently allowed in the M-3 zone with approval of an Adult Use Permit and require a minimum 500-foot separation from residential zones and uses, churches, schools, daycares, and other "sensitive" locations. Currently there are no M-3 zoned parcels within 500 feet of any M-4 zoned parcels. Therefore,

adult-oriented businesses would not be impacted by this amendment nor would a religious facility in the M-4 zone be impacted by an adult-oriented business.

2. Commercial cannabis businesses are currently allowed in the M-1, M-2, M-3, and M-4 zones with approval of a Commercial Cannabis Permit and require a minimum 600-foot separation from public or private schools (Kindergarten through 12th grade), daycare centers, parks, residential zones, and youth centers. No separation is required from religious facilities.

3. Craft breweries are currently permitted by right in the M-1, M-2, M-3, and M-4 zones.

Restaurants are also allowed with approval of a CUP (drive-throughs) or Minor CUP (no drive-through). These establishments require a license issued by the State Department of Alcoholic Beverage Control in order to serve alcoholic beverages for on-site consumption or off-site sales. No separation is required from religious facilities.

PROPOSED AMENDMENT
ZTA2026-0002 would amend Section 17.44.030 of Chapter 17.44 to allow the use “religious facilities not exceeding an overall combined floor area of 10,000 square feet” within the M4 zone, subject to approval of a MCUP. Additionally, several sections within Title 17 would be amended to change the word “church” to “religious facilities” wherever cited in Title 17.

The proposed amendments are shown in Exhibit 1. The amendment to Section 17.44.030 is also provided below.

Section 17.44.030 Permitted uses, conditional uses, prohibited uses Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit.
“P” - Permitted uses.
“CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter

17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Church Religious facilities
not exceeding an overall
combined floor area of
10,000 square feet

MCUP NP NP NP MCUP

FISCAL IMPACT
The Applicant has paid all application fees for the project.

PUBLIC NOTICE AND COMMENTS
A 20-day public notice was advertised in the Sentinel Weekly News (newspaper) and posted on the City’s website.

As of the writing of this report, Staff has received one item of correspondence, dated April 29, 2026, from Gregory Carter, President of Monarch Commercial Management, which manages the business park containing 536 Queensland. The correspondence, attached as Exhibit 6, indicates a mix of support and concerns among the individual property owners within the business park regarding the proposed religious facility use.

STAFF ANALYSIS
A church is currently allowed in the M-1 zone with approval of a MCUP. Both the M-1 and M4 zones support similar industrial uses that typically result in minimal environmental impacts related to noise, vibration, smoke, odors, or hazardous materials, and are therefore generally suitable for sites near residential and commercial areas. Smaller religious facilities share operational characteristics that are generally compatible with both zonings in that they typically operate during the day with limited outdoor activity, and group services typically occur outside of typical business hours, resulting in a lower parking demand for the business park.

Religious facilities in the M-4 zone would also be subject to an additional level of discretionary review by the City through the MCUP process to address site-specific issues such as traffic, parking, vehicular circulation, building and fire code compliance, and hours of operation, to minimize impacts to surrounding industrial and other uses.

The City recognizes and accommodates all religious communities, including but not limited to, synagogues, mosques, temples, and other faith-based organizations. Replacing the existing term “church” with “religious facilities” would provide a more neutral description for places of worship, acknowledging that religious gatherings and institutions serve a wide array of religions beyond those typically associated with the term “church.” Therefore, the Planning and Development recommends of approval of ZTA2026-0002 based on the findings below.

FINDINGS FOR APPROVAL OF ZTA2026-0002

1. Per Section 15061(b)(3) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.06 of the City’s Local CEQA Guidelines,

a Notice of Exemption has been prepared as a project shall be exempted from CEQA if the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The proposed amendment involves text revisions to the Industrial Zones Land Use Table and various other sections within Chapter 17 of the Corona Municipal Code that, in and of themselves, will not result in any significant effects to the environment.

2. ZTA2026-0002 is consistent with the General Plan for the following reasons:
a. ZTA2026-0002 is consistent with the following General Plan Land Use Element Policies in that it allows for the development of a religious facility that will serve as a focal point of identity and activity to the surrounding neighborhood and community, include opportunity for the diverse needs of Corona’s residents, and emphasize a self-sustaining community minimizing needs for travel to surrounding communities.
i. LU-8.5: Promote development and enhancement of places that serve as the focal point of identity and activity in neighborhoods through the integration and, where feasible, consolidation of parks, schools, community facilities, religious facilities, and similar uses ii. LU-1.1: Accommodate uses that support the diverse needs of Corona’s residents, including opportunities for living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with natural open spaces
iii. LU-1.2: Emphasize the development of uses that sustain Corona as a cohesive, distinct, and self-sustaining community and minimize the need for residents to travel to surrounding communities for retail goods, services, and employment.

3. ZTA2026-0002 is consistent with the intent of Title 17 of the Corona Municipal Code for the following reasons:
a. Title 17 is intended to promote orderly land use patterns, protect the public health, safety, and welfare, and ensure compatibility among land uses. The amendment proposed by ZTA2026-0002 is consistent with these purposes because it would allow religious facilities only through discretionary review,

thereby ensuring that each proposed use is evaluated on a case-by-case basis for compatibility with surrounding industrial uses and compliance with applicable development and operational standards. In addition, the amendment recognizes that certain religious facilities, particularly smaller facilities with limited occupancy and primarily indoor activities, may operate compatibility within industrial and business park areas during off-peak business hours when parking demand is reduced. As such, the proposed amendment is consistent with the overall intent of Title 17 of the CMC.

4. ZTA2026-0002 will provide for the public health, safety, and welfare for the following reasons:
a. The proposed amendment would permit religious facilities within the M-4 zone. Permitted land uses in the M-1 and M-4 zones share notable similarities, with both allowing uses with minimal environmental impact, such as offices, studios, showrooms with restricted retail activity, and sports training facilities, and which are generally well-suited for adjacent residential and commercial areas, as they typically occur indoors and generate minimal impacts related to traffic, circulation, noise, vibration, smoke, odors, or hazardous materials.

Additionally, a religious facility will require the discretionary determination of a Minor Conditional Use Permit (MCUP) by the City’s Board of Zoning Adjustment. As part of the MCUP process, the proposal would be subject to conditions of approval which would serve to protect public health, safety, convenience, and general welfare of the public, in accordance with the intent and purpose of the City’s zoning regulations.

PREPARED BY: BRENDAN DALDE, ASSOCIATE PLANNER
REVIEWED BY: EVAN LANGAN, AICP, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: DANNY CASTRO, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:

1. Proposed Zone Text Amendment

2. Existing Section 17.44.030 of the CMC

3. Parking Analysis and Conceptual Floor Plan (536 Queensland Circle)

4. M-4 Zoning Locations

5. Applicant Overview Letter, dated February 26, 2026

6. Public Correspondence, dated April 28, 2026

7. Environmental Documentation

Chapter 17.33
Commercial and Office Zones

17.33.030 Permitted uses; conditional uses; prohibited uses TABLE 1-17.33 PERMITTED LAND USES
“P” Permitted use.
“CUP” Permitted with a conditional use permit issued in accordance with Chapter

17.92 of the Corona Municipal Code (conditional use permit). “MCUP” Denotes a use which is subject to the minor conditional use permit procedure only.
“NP” Use not permitted.
“BZA” Use subject to approval by the Board of Zoning Adjustment.

Land Use C-P C-2 C-3
Church Religious facilities equal to or exceeding an overall combined floor area of 10,000 square feet

CUP CUP CUP
Church Religious facilities not exceeding an overall
combined floor area of 10,000 square feet

MCUP MCUP MCUP
Chapter 17.35
Quasi-Public (QP) Zone

17.35.010 Purpose.

The purpose of the Quasi-Public (QP) District is to establish a location for government or other public-serving uses that are necessary to serve the day-to-day needs of the city’s residents. These uses often involve moderate traffic and thus may require better access than would be afforded by a local residential street. These include uses such as fire stations, post offices, libraries, government centers, child care facilities, churches religious facilities and professional offices.

17.35.020 Permitted uses and structures.
(B) Public and quasi-public facilities and service uses, including, but not limited to, the following:
(6) Churches Religious facilities or other places of religious assembly; Chapter 17.41
Adult Use Zoning Regulations

17.41.010 Findings.

It is the purpose and intent of this chapter to provide for the reasonable and uniform regulation of adult businesses in the city. It is recognized that adult businesses have a serious deleterious effect upon adjacent areas, as well as the areas in which they are located. It is therefore the purpose of this chapter to establish criteria and standards for the establishment and conduct of adult businesses which will protect the public health, safety, and welfare, preserve locally recognized values of community appearance, minimize the potential for nuisances related to the operation of adult businesses, and maintain local property values. It is the purpose and intent of this chapter to establish proper regulations and to provide for a reasonable number of approximately located sites for adult businesses within the city, based upon the following findings:
(E) The special regulation of adult businesses is necessary to ensure that their adverse secondary effects will not contribute to an increase in the crime rates or the blighting or downgrading of the areas in which they are located or surrounding areas. The need for the special regulation is based on the recognition that adult businesses have serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances or located in direct proximity with sensitive uses such as residential zones and uses, parks, schools, churches religious facilities or day care centers, thereby having a deleterious effect upon the adjacent areas. (G) The protection and preservation of the public health, safety, and welfare require that certain distances be maintained between adult businesses and residential uses and zones, churches religious facilities, schools, day care centers, parks, and other adult businesses.

17.41.140 Location, design, and performance standards.
(A) An adult business shall not be established or located within 500 feet of:

(2) Any Church religious facility, chapel or similar place of worship or property zoned, planned or otherwise designated for such use by city action; Chapter 17.44
Industrial Zones
Section 17.44.030 Permitted uses; conditional uses; prohibited uses Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit.
“P” - Permitted uses.
“CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter

17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Church Religious
facilities not exceeding a
floor area of 10,000 square
feet when combined with a
humanitarian/outreach
center as defined in
§ 17.04.319

MCUP MCUP NP NP
Church Religious
facilities not exceeding an
overall combined floor area
of 10,000 square feet

MCUP NP NP NP MCUP

17.62 Overlay Zones

17.62.740 Prohibited uses.
(C) Churches Religious facilities of any size;

17.64 Lots and Yards

17.64.040 Yards – Special conditions.
(B) Other special yard requirements. The following requirements shall apply:
(1) Churches Religious facilities, schools, institutions or other similar uses when permitted in an R zone shall be removed at least 20 feet from every boundary line of the property, and no front yard as required in such zone or side yards as required shall be used for play or parking purposes;

17.66 Accessory Building and Building Height

17.66.020 Building height.

All buildings hereafter erected and existing buildings which may be reconstructed, altered, moved or maintained or enlarged shall comply with the height regulations of the zone in which they may be located. Roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building and fire or parapet walls, skylights, towers, church religious facility spires, flag poles, chimneys, smokestacks, wireless masts or similar structures may be erected above the height limits prescribed in this title; provided, that the same may be safely erected and maintained at such height in view of the surrounding conditions and circumstances, but no roof structures or any space above the height limit shall be allowed for the purpose of providing additional floor space.

17.76 Off Street Parking

17.76.030 Number of spaces required.

TYPE OF USE NUMBER OF REQUIRED SPACES
E. Institutional Uses:

2. Church Religious facility 1 space/3.5 fixed seats or 1 space/25 sq. ft. of assembly area

17.84 Performance Standards

17.84.040 Noise.
(B) Definitions. Terms found in this chapter shall be defined as follows. Additional definitions are found in the noise element of the General Plan. (8) “Sensitive land uses.” Those specific land uses which have associated human activities that may be subject to stress or significant interference from noise. Sensitive land uses include single family residential, multiple family residential, churches religious facilities, hospitals and similar health care institutions, convalescent homes, libraries and school classroom areas.
(D) Special provisions.
(3) Noise devices. In accordance with Chapter 9.24, no loudspeaker, bells, gongs, buzzers, mechanical equipment or other sounds, attention-attracting or communication device associated with any use adjacent to residential or sensitive land uses shall be discernible beyond the boundary line of the parcel, except fire protection devices, burglar alarms and church religious facility bells. Noise generated by these sources shall be enforced by the Police Department.

Chapter 17.92
Conditional Use Permit

17.92.040 Conditionally permitted uses – Agricultural and residential zones.

Conditionally Permitted Uses Major
CUP
Minor
CUP

1. Churches Religious facilities in residential zones X

2. Churches Religious facilities in agricultural zones not exceeding an overall combined floor area of 10,000 square feet
X

3. Churches Religious facilities in agricultural zones equal to or exceeding an overall combined floor area of 10,000 square feet
X

17.92.050 Conditionally permitted uses – Commercial zones.

Conditionally Permitted Uses Major
CUP
Minor
CUP
Churches Religious facilities not exceeding an overall
combined floor area of 10,000 square feet
X
Churches Religious facilities equal to or exceeding an
overall combined floor area of 10,000 square feet
X

17.92.060 Conditionally permitted uses – Industrial zones.

Conditionally Permitted Uses Major
CUP
Minor
CUP
Churches Religious facilities not exceeding an overall
combined floor area of 10,000 square feet
X
Churches Religious facilities not exceeding a floor area of 10,000 square feet when combined with a humanitarian
center as defined by § 17.04.319
X

17.44.030 Permitted uses; conditional uses; prohibited uses.

As set forth in Table 1, the following uses shall be permitted, may be permitted with a conditional use permit issued pursuant to Chapter 17.92 or with approval by the Board of Zoning Adjustment pursuant toChapter 17.98 or shall not be permitted in the M-1, M-2, M-3 and M-4 zones. Other similar permissible uses not identified in Table 1 may be permitted by Planning Commission determination pursuant to Chapter 17.88. All permitted uses in the M-4 zone shall be conducted completely within enclosed buildings in such a manner that no nuisance is created therefrom outside the building.

TABLE 1 Permitted Land Uses
Use categories:
“AUPP” Adult use planning permit.
“P” Permitted uses.
“CUP” Permitted with a conditional use permit issued pursuant toChapter 17.92. “MCUP” Permitted with a minor conditional use permit pursuant toChapter 17.92. “BZA” Permitted with approval by the Board of Zoning Adjustment pursuant toChapter 17.98. “NP” Not permitted.
“A” Permitted as Ancillary Use to a Permitted Use.
"CCP" Permitted with a commercial cannabis permit issued pursuant toChapter 5.36.

Land Uses
M-1
Zone
M-2
Zone
M-3
Zone
M-4
Zone
Adult businesses, provided the use complies with Chapters

5.19 and 17.41

NP NP AUPP NP
Ancillary residential dwelling, provided each commercial or industrial concern shall be restricted to one residential dwelling on the premises for exclusive use by a caretaker or
superintendent employed on the premises and his or her
family

P P P P
Animal specialties (including, but not limited to: animal training schools, kennels and dog pounds)

CUP NP NP NP
Antique restoration P P P P
Asphalt manufacturing or refining NP NP P NP
Auction house (no animals) P P P P
Automobile assembly plant NP P P NP
Automobile body and fender repair CUP P P NP
Automobile (electric) and/or electric vehicles, assembly of P P P NP Automobile parts assembly P P P NP
Automobile sales, new and used P NP NP NP
Automobile supply store, retail and wholesale P NP A NP Automobile service station, provided the use complies with Ch.

17.72 P P P NP
Automobile and truck repair garages, provided outdoor
storage of vehicles must be enclosed by a solid wall or fence

P P P NP
Automobile towing and impounding yard NP CUP CUP NP
Batch plant (cement) NP NP P NP
Blueprint, photocopy P P P P
Boat assembly, repair and equipment sales P P P NP
Bottling and bottle washing P P P P
Brewery, craft P P P P
Brick, tile or terra cotta manufacture NP P P NP
Building materials and lumber yards P P P NP
Cannabis cultivation NP NP NP NP
Cannabis distribution CCP CCP CCP CCP
Cannabis manufacturing CCP CCP CCP CCP
Cannabis microbusiness CCP CCP CCP CCP
Cannabis non-storefront retailer CCP CCP CCP CCP
Cannabis storefront retailer CCP CCP CCP CCP
Cannabis testing laboratory CCP CCP CCP CCP

Catalog distribution, provided no retail sales or customers are on the premises

P P NP P
Catering/Commercial kitchen P NP NP P
Church not exceeding a floor area of 10,000 square feet when combined with a humanitarian/outreach center as defined in §

17.04.319

MCUP MCUP NP NP
Church not exceeding an overall combined floor area of
10,000 square feet MCUP NP NP NP
Clay products (kiln under 16 cubic feet) P P P P
Clay products (kiln over 16 cubic feet) NP P P NP
Commercial recreation and drive-in theaters CUP CUP CUP CUP Communications equipment sales, engineering and repair, provided no retail to the general public is done on the premises

P P NP P
Computer and copy sales, equipment sales, engineering and repair, provided the sales are business to business only and no retail to the general public

P P NP P
Concrete products, manufacture of NP P P NP
Construction equipment sales, repair and incidental retail sale of spare parts

P P P NP
Cosmetics, manufacture of P P P P
Die casting P P P NP
Drafting instruments and goods, manufacturing and assembly of

P P P P
Drop forge industries, manufacturing forging with power hammers

NP NP P NP
Dyeing of materials P P P NP
Electric generating plant NP CUP CUP NP
Electronics, manufacturing of equipment, components and products

P P P P
Electronic waste recycling P P P P
Emergency shelter subject to the provisions of §17.44.130 P BZA BZA NP Equipment rental and repair P P P NP
Farm equipment, manufacturing and reconditioning of NP P P NP Feed stores P P NP NP
Film processing center, provided no retail sales or customers are on the premises

P NP NP P
Food processing and packaging P P P P
Foundries, the operation of which shall consist solely of the casting of processed ferrous and/or nonferrous metal into temporary or semipermanent, or permanent molds, including casting by injection under low pressures and casting using direct chill technology, subject to the following limitations: (1) all such operations shall be conducted wholly within a building and meeting the performance standards set forth in Ch. 17.84; (2) any temporary storage of materials or equipment outside any building in which the use is being conducted shall be screened from view from any and all public rights-of-way

NP CUP CUP NP
Fuel dispensing for private industries P P P NP
Furniture manufacturing P P P P
Headstone and monument work P P P NP
High water demand - a non-residential project that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling unit residential project

CUP CUP CUP CUP
House trailer, temporary, provided the use is only for a construction project office during time of construction when a valid building permit is pulled

P P P P

Laboratories P P NP P
Laundry, industrial P P NP NP
Lumber mills (saw mills) NP P P NP
Machine shops, provided all operations are done indoors, there is no outside garage and the use complies with Ch.

17.84 P P P P
Manufacturing, assembly, fabrication of goods from the
following materials:

Canvas; Felt; Leather; Stones; Yarn.

Cellophane; Fiber; Metals; Rubber;
Cloth; Glass; Paper; Textiles;
Feathers; Hair; Plastic; Wood;

P P P P
Manufacturing, assembly, fabrication of goods from the
following materials:

Acids; Fiberglass

P P P CUP
Manufacturing, assembly, fabrication of goods from the
following materials:

Oil; Plaster;
Petroleum base products; Styrofoam
Paint;

P P P NP
Metal galvanizing, painting, plating and powder coating P P P CUP Metal scrap collection, storage and distribution, provided such use is conducted indoors, or if outdoors, adequate screened from public view

NP CUP CUP NP
Metal stamping NP P P NP
Mobile home trailer, camper, and recreational vehicle sales (new and used), and assembly and incidental services,
provided all outdoor storage of parts or of inoperable vehicles shall be enclosed with a solid wall or fence

P P NP NP
Motorcycle sales, service and repair P P NP NP
Musical instrument manufacturing P P P P
Offices, general, including dental and medical (parking shall be provided per CMC Section 17.76.030)

P NP NP P
Offices for the following types of uses (CMC17.99.070 not applicable to businesses solely dedicated for office use):
-Architectural and engineering;
-Health care sales and administrative offices;
-Industrial associates and trade group offices;
-Industrial medicine – acute care and administrative
offices;
-Insurance agents, claims and adjusters;
-Labor union administration;
-Land surveying
-Manufacturers representatives;
-Real estate brokers and appraisers;
-Telecommunication equipment sales;
-Title insurance and escrow agents.

P P NP P
Oil drilling operations in oil overlay zones NP CUP CUP NP Optical goods, manufacturing of P P P P
Packaging business P P P P
Parcel delivery service P P P P
Parking lot and/or parking structure (garage or multi-story) P P P P Pest control operators and services P P NP NP
Pharmaceutical processing P P P P
Photography and Portrait Studio, appointment only P NP NP P Plastic extrusion lamination molding P P P P
Print shop (books, periodicals and newspaper publishing) P P P P Public scales P P P NP
Recreational vehicle storage, (Indoor and Outdoor) CUP CUP CUP CUP

Recuperative care facility subject to the provisions of §

17.44.140

P P P P
Recycling of green waste and wood chipping, excluding
composting

NP NP CUP NP
Research development and testing laboratories and facilities P P NP P Restaurants and other eating places, including drive-in establishments, provided no dancing or live entertainment shall be conducted

CUP CUP CUP CUP
Restaurants and other eating places, excluding drive-in establishments, provided no dancing or live entertainment shall be conducted

MCUP MCUP MCUP MCUP
Retail sale of produces manufactured, assembled, fabricated or processed in whole or major part on premises, provided offstreet parking requirements for commercial uses shall be applied to the portion used for retail sales or as determined by the Community Development Director

MCUP MCUP NP MCUP
Retailing, leasing, wholesaling and servicing uses, all of which have as their sole purpose the provision of goods, materials, equipment and services for industrial, construction and agricultural uses or similar type of uses, provided no retail sales or services to the general public

P P P P
Rock crusher or distribution of rocks, sand and gravel NP NP CUP NP Rubber, reclaiming and/or manufacture of synthetic rubber or its constituents

P P P P
Rug cleaning (on-site) P P NP NP
Scientific optical, medical, dental and photographic equipment assembly

P P P P
Showroom design centers with limited retail sale of products associated with home improvement and decorating

P NP NP P
Silk screens, including manufacturing and processing, and similar reproductive processes

P P NP P
Solvent extraction (not including oil) NP P P NP
Spas, gazebos and aboveground pools, sale of P P NP P
Sports training/performance enhancement centers P NP NP P Storage, outdoor (contractors storage yard), subject to the screening requirements in Section 17.44.090

NP P P NP
Storage facility, self storage CUP NP NP NP
Studio (art, music, dance, gymnastic, martial arts and other uses similar in nature), subject to the parking requirements for trade schools

P NP NP P
Textile weaving NP P P NP
Toy manufacturing P P P P
Trade schools P P P P
Tree surgeons P P P P
Truck terminals and wash NP P P NP
Upholstering P P P P
Warehouse and distribution P P P P
Welding, accessory use P P P P
Welding, primary use MCUP P P NP
(`78 Code, § 17.44.030.) (Ord. 3323 § 3, 2020; Ord. 3316 § 3, 2020; Ord. 3313 § 4, 2020; Ord. 3223 §§ 31, 32, 2016; Ord. 3220 §§ 30, 31 2015; Ord. 3201 § 5, 2015; Ord. 3186 § 5, 2014; Ord. 3139 § 7 (part), 2013; Ord. 3079 § 1, 2011; Ord. 3062 § 1, 2011; Ord. 3051 § 1, 2010; Ord. 2972 § 1 (part), 2009; Ord. 2951 § 1 (part), 2008; Ord. 2928 § 1, 2008; Ord. 2885 § 2 (part), 2007; Ord. 2866 § 1, 2006; Ord. 2821 § 2, 2006; Ord. 2746 § 2, 2005; Ord. 2708 § 5, 2004; Ord. 2674 § 2, 2003; Ord. 2673 § 2, 2003; Ord. 2510 § 4, 2001; Ord. 2452 § 1, 2000; Ord. 2365 § 1 (part), 1998.)

Address Business Name
Square
footage
Business
Hours. =>
Monday Tuesday Wednesday Thursday Friday Saturday Sunday Comments Parking freed up due to operating hours not
overlapping Friday
Parking freed up due
to operating hours not
overlapping Saturday
Busineeses located in the Citrus Woods Business Center Property Association 555 Queensland Express Employment 4675 8-5PM 8-5PM 8-5PM 8-5PM 8-5PM x x BLDG 3 19 19 543 Queensland Century 21 Masters 3580 9-5PM 9-5PM 9-5PM 9-5PM 9-5PM x x BLDG 5 14 14 501 Queensland Pathology Arts 4806 9-5PM 9-5PM 9-5PM 9-5PM 9-5PM x x BLDG 1 19 19 549 Queensland Pathology Arts 5125 9-5PM 9-5PM 9-5PM 9-5PM 9-5PM x x BLDG 4 21 21 501 Queensland ORCA Pool Service 4806 24 hr 24 hr 24 hr 24 hr 24 hr 24 hr 24 hr BLDG 2 Hours posted on Website, but nobody is actually on-site 512 Queensland Tri County Allied School 3445 x x x x x x x BLDG 13 No definitive schedule. Meetings are by appointment only. Students take online classes. All employees work remotely.
518 Queensland MZB Engineering -
Traffic Control Plans 4003 9-5PM 9-5PM 9-5PM 9-5PM 9-5PM x x BLDG 14
16 16
531 Queensland UAC Builders 3648 8-5PM 8-5PM 8-5PM 8-5PM 8-5PM X X BLDG 7
15 15
506 Queensland AE & Associates 3755 < --------- No posted hours ------ By Appointment only. --------> BLDG 12
536 Queensland Future CBS 4853 X X X X
7:30PM9:30PM9AM- 1
PM
8AM1 PM
BLDG 9
526 Queensland VA Consulting Inc. 3416 8-5PM 8-5PM 8-5PM 8-5PM 8-5PM x x BLDG 11 14 14 537 Queensland The Roof Sharks 3413 7-8PM 7-8PM 7-8PM 7-8PM 7-8PM 7-8PM 7-8PM BLDG 6 Information is from online sources and is probably when they answer the phone, not when they are physically onsite. They do not answer their phones during normal business hours.
530 Queensland Trencore Plaastering &
Brix Masonary
3812 8-4PM 8-4PM 8-4PM 8-4PM 8-4PM x x
BLDG 10 15 15
525 Queensland Intl Standard Authority 4067 n/a n/a n/a n/a n/a n/a n/a BLDG 8 No information online. I think they are out of business. Phone calls refer to another business.
507 Queensland Residential Design
Center
4659 9-6PM 9-6PM 9-6PM 9-6PM 9-6PM x x
BLDG 15 19 19
Available Parking at 7:30PM Friday 152
Available Parking at 10am - 12:30pm Saturday X 152
Friday - Of the 32 businesses within the center 9 are conservatively projected to be operating at 7:30PM or later Saturday - of the 32 businesses within the center 9 are conservatively projected to be operating between 10:00AM and 12:30PM

M-4 Locations Location 1 Location 2 Location 3 EXHIBIT 4

Hi Brendan,
Currently we are located in a M-1 zone, which is considered light manufacturing. This zoning typically includes, low-impact manufacturing, small-scale warehouses, and related commercial services. There’s a sports training clinic, offices and light industrial services.

The Citrus Wood complex is zoned M-4 and very similar where there’s mixed businesses. Located in the complex are business offices such as an employment office, trade school, real estate office, an engineering company, etc. all which are located in that area.

That said - both M-1 & M-4 offer a mix of community businesses. The M-1 location is near residential, where the M-4 is a professional center.

Both are designed to have ample parking for the entire business center.

Also, there are several spaces designated for handicapped parking.

Our usage in both places are: Friday evenings, Saturday mornings and Sunday mornings. These times are outside of the normal business hours and do not affect other nearby tenants nor parking.
- Bruce

1 Brendan Dalde
From: Gregory Carter <[email protected]> Sent: Tuesday, April 28, 2026 4:03 PM
To: Brendan Dalde
Subject: Citrus Woods - Church Use Zone Amendment
[CAUTION] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

Hi Brendan,
We spoke on the phone recently about the potenal Church use at 536 Queensland Cir and the pending M4 Zone Amendment.

A majority of the Board of Directors for this Associaon would like it known that they would disapprove of a Church use within this business complex.

We sent a message out to the surrounding buildings and received mixed feedback on the Use:
526 & 530 Queensland: Didn’t mind the church use, but had some concern about potenal parking issues. 549 Queensland: Okay with the Use
555 Queensland: In favor of the Use
518 Queensland: Okay with the Use
501/510: Okay with the Use
507 Queensland: Not in favor of the Use
525 Queensland: Not in favor of a Church use due to parking concerns and the potenal of more churches being able to move in. “Project was designed and marketed as a commercial/industrial space. Introducing a non-industrial use could set a precedent that changes the character of the complex” 430 Le Roy: Would not be in favor of a church use.
516 Princeland: Not in favor of the Use
441 Le Roy: Not in favor of the Use
Thanks in advance for taking this into consideraon.

GREG CARTER

PRESIDENT
(714) 651-5222
[email protected]
www.monarchcommercialmgmt.com
P.O. Box 627, Tustin, CA 92780
You don't often get email from [email protected]. Learn why this is important

Notice of Exemption FORM “A”

NOTICE OF EXEMPTION
Name: City of Corona, Planning &
Development Department
Address: 400 S. Vicentia Ave., Suite
120, Corona, CA 92882
TO:
☒ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
(Sent via [email protected])
FROM:
(Public
Agency)
Telephone: 951-736-2434
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address: 4080 Lemon Street, Riverside, CA
92501

1. Project Title: ZTA2026-0002

2. Project Applicant: Bruce Rouman, Congregation Beth Shalom, 500 Harrington Street, Suite No. A1

3. Project Location – Identify street address and cross streets or attach a map showing project site
(preferably a USGS 15’ or 7 1/2’ topographical map
identified by quadrangle name):

City wide

4. (a) Project Location – City: Corona (b) Project Location – County: Riverside

5. Description of nature, purpose, and beneficiaries of Project:

A request for a Zone Text Amendment to Chapter 17.44
(Industrial Zones) to allow “Religious Facilities not
exceeding an overall combined floor area of 10,000
square feet” as a conditionally permitted use within the M-4 (Industrial Park) Zone, as well as to amend other
Chapters and Sections of Title 17 (Zoning) to replace the term “Church” with “Religious Facilities.”

6. Name of Public Agency approving project: City of Corona

7. Name of Person or Agency undertaking the project,
including any person undertaking an activity that
receives financial assistance from the Public Agency
as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity:

Bruce Rouman, Congregation Beth Shalom, 500
Harrington Street, Suite No. A1

8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.

Notice of Exemption FORM “A”
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) ☐ Categorical Exemption.

State type and section number:
(e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.

State Code section number:
(g) ☒ Other. Explanation: (Public Resources Code § 21080 (a); State CEQA Guidelines §15061(b)(3))

9. Reason why project was exempt: Per Section 15061(b)(3) of the State Guidelines for Implementing the California Environmental Quality Act
(CEQA) and Section 3.06 of the City’s Local CEQA
Guidelines, a Notice of Exemption has been prepared for this project in that a project shall be exempted from CEQA if the activity is covered by the common sense exemption that states CEQA applies only to projects that have the potential for causing a significant effect on the
environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The proposed amendment involves text
revisions to the Industrial Zones Land Use Table and
various other sections of the Corona Municipal Code which in and of itself would not result in a significant effect on the environment and therefore qualifies for exemption.

Brendan Dalde, Associate Planner 10. Lead Agency Contact Person:

Telephone: 951-739-4918

11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.

12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ☒ No ☐

13. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: Click to enter date ________________________________
Signature Date: Click to enter date
Sylvia Edwards
Name Title: City Clerk
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)

Notice of Exemption FORM “A”
Authority cited: Sections 21083 and 21110, Public Resources Code.

Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.

DRAFT MINUTES - May 27, 2026
City of Corona - Planning & Housing Commission 1
City of Corona
Planning & Housing Commission Minutes
Wednesday, May 27, 2026, 6:00 p.m.

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

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

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

3. MEETING MINUTES

3.1 MINUTES - May 11, 2026
These Minutes were approved.

Moved by: Craig Siqueland
Seconded by: Matt Woody
Aye (5): Karen Alexander, Craig Siqueland, Sarah Longwell, Marie Vernon, and Matt Woody
Motion APPROVED (5 to 0)

4. COMMUNICATIONS FROM THE PUBLIC
None.

5. CONSENT CALENDAR
The consent item was pulled for discussion by the Commission.

5.1 GPCD2026-0001
Eduardo Galdamez, Assistant Planner, reviewed the details of GPCD2026-0001.

The Commission had questions regarding this item, and staff provided clarification.

Moved by: Craig Siqueland
Seconded by: Sarah Longwell

DRAFT MINUTES - May 27, 2026
City of Corona - Planning & Housing Commission 2
That the Planning and Housing Commission adopt Resolution No. 2688 and report to the City Council that the Fiscal Year 2027 Capital Improvement Program (CIP) is consistent with the City of Corona 2020-2040 General Plan Goals and Policies.

Aye (5): Karen Alexander, Craig Siqueland, Sarah Longwell, Marie Vernon, and Matt Woody
Motion APPROVED (5 to 0)

6. PUBLIC HEARINGS

6.1 ZTA2026-0001 (CONTINUED)
This item was taken out of order.

Moved by: Matt Woody
Seconded by: Sarah Longwell
That the Planning and Housing Commission CONTINUE ZTA2026-0001 to the June 8, 2026 Planning and Housing Commission meeting.

Aye (5): Karen Alexander, Craig Siqueland, Sarah Longwell, Marie Vernon, and Matt Woody
Motion APPROVED (5 to 0)

6.2 ZTA2026-0002
This item was taken out of order.

Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for ZTA2026-0002.

Discussion ensued between the Commission and staff regarding this item. Staff addressed the Commission's questions regarding other land uses that could be impacted by the proposed amendment.

Chair Alexander opened the public hearing. Bruce Rouman, the applicant, addressed the Commission, and described the interest in the proposed site.

Mark Boran, resident, expressed a concern with the project. Chair Alexander closed the public hearing.

The Commission continued its discussion and moved to a vote.

Moved by: Marie Vernon
Seconded by: Craig Siqueland
That the Planning and Housing Commission recommend APPROVAL of ZTA2026-0002 to the City Council, based on the findings contained in the staff report.

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

DRAFT MINUTES - May 27, 2026
City of Corona - Planning & Housing Commission 3
Motion APPROVED (4 to 1)

6.3 SP2025-0001 (CONTINUED)
Sandra Vanian, Planning Manager, reviewed the staff reports and exhibits for SP2025-0001 and TTM 36544 together as both items are related to the same project.

Brian Hardy, the applicant, provided a presentation of the project, focusing on the project's history and community outreach efforts.

Discussion ensued between the Commission, staff, and applicant regarding various elements of the project, including the proposed parks, public park parking, trailhead improvements, traffic and infrastructure improvements, construction timing, and the conditions of approval.

Terry Galloway, planning consultant for the applicant, addressed the Commission's questions regarding parking.

Chair Alexander opened the public hearing. Speakers, Dwight Woodward and Toby Woodward, spoke in favor of the project. Daniel Heredia and Mark Boran, spoke in opposition of the project. Chair Alexander closed the public hearing.

The Commission continued its discussion and moved to a vote.

Moved by: Sarah Longwell
Seconded by: Craig Siqueland
That the Planning and Housing Commission recommend adoption of the Addendum to the certified Skyline Heights Environmental Impact Report and approval of SP2025-0001 to the City Council, based on the findings contained in the staff report and conditions of approval, including amended conditions noted in the memorandum provided to the Commission, dated May 27, 2026.

Aye (5): Karen Alexander, Craig Siqueland, Sarah Longwell, Marie Vernon, and Matt Woody
Motion APPROVED (5 to 0)

6.4 TTM 36544 (CONTINUED)
Chair Alexander opened and closed the public hearing for this item with no additional speakers.

The Commission expressed concerns regarding vehicular safety related to leftturn movements from the north project entrance onto Foothill Parkway.

Discussion followed among the Commission, staff, and Mr. Jose Alire, the applicant's traffic engineering consultant, regarding the safety of the north project entrance and potential measures to improve traffic safety.

Following discussion, the Commission agreed that the applicant should conduct a traffic safety evaluation of the north entrance and present the findings to the City Council for consideration.

DRAFT MINUTES - May 27, 2026
City of Corona - Planning & Housing Commission 4
Moved by: Craig Siqueland
Seconded by: Sarah Longwell
That the Planning and Housing Commission recommend approval of TTM 36544 to the City Council, based on the findings contained in the staff report and conditions of approval, including amended conditions noted in the memorandum provided to the Commission, dated May 27, 2026, and the additional condition for the applicant to complete a 'traffic safety study' before the project is presented to the City Council.

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

7. WRITTEN COMMUNICATIONS
None.

8. ADMINISTRATIVE REPORTS
None.

9. COMMISSIONERS' REPORTS AND COMMENTS
None.

10. FUTURE AGENDA ITEMS
Future agenda items are scheduled for the Planning and Housing Commission meeting of June 8, 2026.

11. ADJOURNMENT
Chair Alexander adjourned the meeting at 9:41 p.m. to the Planning and Housing Commission meeting of Monday, June 8, 2026, commencing at 6:00 p.m. in the City Hall Council Chambers.

City of Corona
Zone Text Amendment ZTA2026-0002
Religious Facilities in the M-4 zone
Danny Castro
Planning And Development Director
June 17, 2026

The Ask
Approve Zone Text Amendment (ZTA2026-0002) of the Corona Municipal Code to permit religious facilities with a floor area not exceeding 10,000 square feet in the M-4 zone with approval of a Minor Conditional Use Permit, and replace the term “church” with “religious facilities,” wherever cited in the Zoning Ordinance.

Background
• Congregation Beth Shalom
requests a zone text
amendment to allow religious
facilities in the M-4 zone in
order to relocate their
congregation to 536
Queensland Circle.
• Property is zoned M-4; permits
low impact, industrial business
park uses.

M-4 (Industrial Park) Zone

Proposed Zone Text Amendment
Table 1 PERMITTED LAND USES
Use categories:
“AUPP” - Adult use planning permit.
“P” - Permitted uses.
“CUP” - Permitted with a conditional use permit issued pursuant to Chapter 17.92. “MCUP” - Permitted with a minor conditional use permit pursuant to Chapter 17.92. “BZA” - Permitted with approval by the Board of Zoning Adjustment pursuant to Chapter 17.98. “NP” - Not permitted.
“A” - Permitted as Ancillary Use to a Permitted Use.
“CCP” - Permitted with a commercial cannabis permit issued pursuant to Chapter 5.36.

Land Uses M-1 Zone M-2 Zone M-3 Zone M-4 Zone
Church Religious facilities not exceeding an overall combined floor area of 10,000 square feet

MCUP NP NP NP MCUP
Church Religious facilities not exceeding a floor area of 10,000 square feet when combined with a humanitarian/outreach center as defined in § 17.04.319

MCUP MCUP NP NP

Amended Text Continued
CMC Chapter Description

17.04 Definitions

17.35 Quasi-Public (QP) Zone

17.41 Adult Use Zoning Regulations

17.44 Industrial Zones

17.62 Overlay Zones

17.64 Lots and Yards

17.66 Accessory Building and Building Height

17.76 Off Street Parking

17.84 Performance Standards

17.92 Conditional Use Permit
Replace the term “church”
with more neutral and inclusive
term “religious facilities”
wherever cited in the Zoning
Ordinance.