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
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.