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