ORDINANCE NO. 3434
AN ORDINANCE OF THE CITY OF CORONA,
CALIFORNIA, AMENDING SECTION 17.98.030 OF
CHAPTER 17.98 OF TITLE 17 (ZONING) OF THE CORONA
MUNICIPAL CODE TO AUTHORIZE ONE 180-DAY
EXTENSION FOR SPECIAL USE PERMITS ISSUED FOR
TEMPORARY STRUCTURES OR TRAILERS
ASSOCIATED WITH THE REMODEL OR EXPANSION OF
COMMERCIAL OR INDUSTRIAL DEVELOPMENT
(ZTA2026-0003).
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, Section 17.98.030 of the Corona Municipal Code (“CMC”) identifies the uses that require a special use permit and sets forth the criteria and process for approval of a special use permit by the Board of Zoning Adjustment; and WHEREAS, on September 9, 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 Section 17.98.030 (Special Use Permits) of Chapter
17.98 (Board of Zoning Adjustment and Special Use Permits) of Title 17 (Zoning) of the CMC to authorize one extension for up to 180 days each for special use permits issued for temporary structures or trailers associated with the remodel or expansion of commercial or industrial development (ZTA2026-0003) (“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 October 7, 2026, 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 the 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 allow for extensions of special use permits issued for temporary structures or trailers associated with the remodel or expansion of commercial or industrial development. 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 for the following reason:
(i) ZTA2026-0003 is consistent with General Plan Economic Development Policies ED-1.2 and E.D.-1.5 in that it would facilitate both improvements (including remodel and expansion) to existing businesses as well as their continued, successful operation.
B. The proposed Zone Text Amendment is consistent with Title 17 of the Corona Municipal Code for the following reason:
(i) Corona Municipal Code Section 17.98.030 currently permits the placement of temporary structures, storage containers, and trailers subject to the approval of a special use permit. The amendment proposed by ZTA2026-0003 would allow special use permits that were issued pursuant to the criteria set forth in Section 17.98.030 for temporary structures or trailers associated with the remodel or expansion of commercial or industrial development to be extended by up to 180 days, thereby facilitating successful buildout of approved development and thereafter, operation of permitted businesses.
C. The proposed Zone Text Amendment will provide for the public health, safety and welfare for the following reason:
(i) ZTA2026-0003 permits extensions of up to 180 days for previously approved special use permits for the placement of temporary structures, storage containers, and trailers during permitted remodel or expansion of existing commercial or industrial developments.
ZTA2026-0003 provides that the granting of an extension is discretionary, and would not be granted unless it is determined that a valid and active building permit is in effect and that construction is ongoing, thereby ensuring that ZTA2026-0003 will provide for the public health, safety and welfare.
3 SECTION 3. Zoning Text Amendment. ZTA2026-0003 is hereby approved.
SECTION 4. Amendment to Section 17.98.030. Section 17.98.030 (Special use permits) of Chapter 17.98 (Board of Zoning Adjustment and Special Use Permits) of Title 17 (Zoning) of the CMC is hereby amended in its entirety to read as follows:
“17.98.030 Special use permits.
The Board of Zoning Adjustment shall hear and decide applications for special use permits as follows:
(A)Uses permitted with a special use permit. The following uses require a special use permit in any zone in the city:
(1) An event requires a special use permit if all of the following criteria apply:
(a) The event is temporary in nature and does not exceed 180 days in a calendar year; and
(b) The event is open to any sector of the general public, including, but not limited to, events that charge an entrance or admittance fee; and
(c) The event is located outdoors or in a temporary structure, including tents and canopies, but excluding permanent facilities normally accommodating such events, such as a stadium; and
(d) The event is held on private property; and
(e) Temporary structures or trailers, including temporary storage containers in the commercial and industrial zones. (2) Special events which require a special use permit include, but are not limited to, the following, unless specifically excepted under division (B) below:
(a) Carnivals, fairs, circuses and rodeos;
(b) Christmas tree sales lots, pumpkin patches, certified farmers markets and other seasonal outdoor sales;
(c) Car, truck or other vehicle shows;
(d) In the A zone only, temporary sales stands for the sale of agricultural produce by the owner of the land on which the produce is grown. The produce may be sold either on the land where grown or on another site within the A zone owned by the same owner and may only be sold while the produce is in-season locally, not to exceed 365 consecutive days;
4 (e) Temporary structures or trailers, including temporary storage containers in the commercial and industrial zones, for a maximum of 180 days in a calendar year;
(f) Outdoor music, dance or rock festivals, subject to a festival permit pursuant to Chapter 5.30 of the Corona Municipal Code; (g) Outdoor display and sale merchandise within the parking lot of a property within a commercial land use district or an M-1, M-2, or M-4 Zones, provided the sale and display of merchandise is limited to products commonly sold by the commercial business or associated with the light industrial or business park use operating on the property; (h) Uses that meet the criteria set forth in this division (A) or are similar in nature and purpose, as determined by the Planning and Development Director.
(B) Uses exempt from a special use permit. The following uses are exempt from the special use permit requirements but shall obtain a temporary use permit pursuant to § 17.99.030:
(1) Outdoor display and sale of merchandise within a
commercial land use district that is not located in a parking lot; (2) Grand opening events that do not involve outdoor activities in a parking lot;
(3) The following uses are specifically exempt from the special use permit requirements, provided that said use complies with all other city codes and has permission of the property owner. The applicant shall obtain permits required by other city codes for:
(a) Political gatherings;
(b) Private social gatherings, weddings, reunions and the like that are not for commercial profit and do not disrupt the use or availability of public facilities;
(c) Parades;
(d) Sales trailers for residential tracts which shall obtain a model home permit;
(e) Construction trailers when listed as a permitted use in the zone;
(f) Uses listed in division (A) of this section in the following circumstances:
1. The property is owned or leased and controlled by a
public agency; or
2. The event is sponsored by a non-profit, religious,
charitable or educational organization or association and the following criteria are satisfied:
5 a. The event is located on property owned or leased by said organization where it conducts its regular scheduled meetings and activities pursuant to the zoning regulations; and
b. All proceeds of the event will be used solely for the purposes of said organization.
(g) Garage sales on private residential property when conducted by a resident of the premises, excluding merchandise purchased for resale or obtained on consignment and subject to a garage sale permit pursuant to Chapter 5.44;
(h) Garage or rummage sales conducted by a bona fide
charitable, educational or cultural institution or organization, provided the proceeds from the sale are used directly for charitable, educational or cultural purposes.
(C) Uses not permitted with a special use permit. A special permit shall not be issued to permit any of the following uses:
(1) Swap meets;
(2) Uses that involve the construction of permanent structures or facilities;
(3) Transient commercial businesses, as defined in this title, except Christmas tree sales lots, pumpkin patches and other similar seasonal outdoor sales.
(D) Criteria for granting special use permits. The Board of Zoning Adjustment may grant a special use permit under this chapter if it makes a finding from the evidence presented to it that the following five conditions exist in reference to the proposed use and property which is the subject matter of the application:
(1) That the use applied for at the location set forth in the application is properly one for which a special use permit is authorized by this title, including a finding that the use is temporary in nature; (2) That the use is necessary or desirable for the community, is in harmony with the various elements or objectives of the General Plan and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located;
(3) That the site for the intended use is adequate in size and shape to accommodate said use and all of the yards, setbacks and walls or fences, landscaping and other features are consistent with the zoning requirements for the site;
(4) That the site for the proposed use relates properly to streets and highways which are designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use; 6 (5) That the proposed use shall not block required parking spaces or drive aisles or any access designed for public safety. (E) Renewal of special use permits. A special use permit may be renewed by the Board of Zoning Adjustment for a new period of time within a subsequent calendar year, provided that the time limits in this section are not exceeded and the site plan, conditions, and all circumstances, with the exception of dates, are identical to the original permit. The Planning and Development Director shall determine if an application is eligible for renewal, based on the above provisions and a finding that no health or safety concerns or code violations were caused by the original permit. A request for renewal shall be submitted in writing to the Planning Division at least seven business days in advance of the proposed new period of effectiveness and shall include a fee, as established by the City Council. (F) Extension of special use permits. Where a special use permit has been granted for placement of temporary structures, storage containers or trailers associated with the permitted remodel and/or expansion of commercial or industrial development, an applicant with a valid and active building permit may be granted one extension beyond the maximum time limit otherwise permitted by this section, for a period not to exceed 180 days within the same calendar year. A request for extension shall be submitted in writing to the Planning Division at least seven business days in advance of the initial expiration date for the special use permit and shall include a fee, as established by the City Council. The Planning and Development Director may approve the extension if he or she makes a determination that the following conditions exist:
(1) A building permit for the associated remodel and/or expansion remains active;
(2) Construction under the building permit is diligently and continuously pursued;
(3) Following consultation with other City departments, no health or safety concerns or code violations were caused by the original permit; and
(4) Granting the extension would comply with current law, standards and policies.
SECTION 5. 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 6. 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 7 invalid provision or application. To this end, the provisions of this Ordinance are declared to be severable.
SECTION 7. 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 21st day of October 2026. ___________________________________
Mayor of the City of Corona, California
ATTEST:
____________________________________
City Clerk of the City of Corona, California
8 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 7
th day of October, 2026, and thereafter at a regular
meeting held on the 21st day of October, 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 21st day of October, 2026. _______________________________________
City Clerk of the City of Corona, California
[SEAL]
9 SUMMARY
On October 7, 2026, the Corona City Council will consider amending Section 17.98.030 (Special Use Permits) of Chapter 17.98 (Board of Zoning Adjustment and Special Use Permits) of Title 17 (Zoning) of the CMC to authorize one extension for up to 180 days for special use permits issued for temporary structures or trailers associated with the remodel or expansion of commercial or industrial development. 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.