DATE: September 9, 2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-053
APPLICATION REQUEST:
ZTA2026-0003: A Zone Text Amendment to Title 17, Section 17.98.030, of the Corona Municipal Code to grant up to two extensions for Special Use Permits approved for temporary placement of structures or trailers associated with permitted improvements to existing businesses. (Applicant: City of Corona, 400 South Vicentia Avenue, Corona, CA 92882)
RECOMMENDED ACTION:
That the Planning and Housing Commission recommend APPROVAL of ZTA2026-0003 to the City Council, based on the findings contained in this staff report.
EXECUTIVE SUMMARY:
Businesses undergoing remodel or expansion frequently wish to continue operating during construction rather than temporarily shut down and disrupt services or sales. To facilitate these requests, Section 17.98.030 of the Corona Municipal Code (CMC) allows for issuance of a Special Use Permit (SUP) to temporarily place temporary structures, trailers or storage containers on commercial or industrial zoned lots for a period not to exceed 180 days (six months) within a calendar year. As construction projects may exceed that timeframe to complete, a mechanism is needed to allow for extension of the SUP to facilitate continued, interim business operation. The requested Zone Text Amendment (ZTA) would allow the Planning Director to administratively grant up to two, 90-day extensions to the original approval, for a total of 180 additional days within a calendar year. Section 17.98.030 also contains inconsistent and redundant language, and so the requested ZTA would further serve as a “clean up” by amending or removing language as detailed herein.
BACKGROUND
The remodel or expansion of an existing commercial or industrial building can take many months, resulting in a disruption of services or sales and potential loss of revenue should the business close during construction. To facilitate continued interim operation, businesses frequently seek the temporary onsite placement of structures (e.g., storage containers, trailers containing offices, sales area and/or restroom facilities). CMC Section
17.98.030(A)(1)(e) requires that a Special Use Permit (SUP) be approved by the City’s Board of Zoning Adjustment to allow the temporary onsite placement of structures for up to 180 days within a single calendar year. For example, a local Kia dealership is presently undergoing demolition and reconstruction of its showroom and a remodel of its office, customer lounge and service spaces. The dealership obtained an SUP to place several trailers onsite to serve as a temporary dealership allowing them to continue sales and service during construction.
Should construction activities extend longer than 180 days to complete, a mechanism to allow for reasonable extension of an SUP’s expiration is needed in order to avoid interruptions to the operation of permitted businesses, undue cost to those businesses that would otherwise be compelled to remove trailers prior to completion of permitted remodels/expansion, and/or the potential for Code Compliance enforcement actions. The requested ZTA would amend CMC Section 17.98.030 to allow the Planning Director the discretionary authority to grant up to two, 90-day extensions to the original approval, for a total of 180 additional days within a single calendar year. Notably, the proposed amendment would not allow for extensions to SUPs granted for other uses listed in CMC Section
17.98.030(A)(2), rather only for those related to temporary placement of structures, storage containers, or trailers, with the intent of facilitating continued operation of a business on commercial or industrial zoned property during a permitted remodel or expansion.
Finally, CMC Sections 17.98.030(A)(1)(e) and 17.98.030(A)(2)(e) contain conflicting information, with the former section citing the maximum permissible time for placement of “temporary structures or trailers” to be 180 days in a calendar year (with approval of an SUP), and the latter stating the limit to be 90 days. The 90-day limit is likely a minor typo inadvertently included with original adoption of the ordinance. As the references are both in conflict and duplicative, staff accordingly proposes that Section 17.98.030(A)(1)(e) be revised to remove the 180-day limit and Section 17.98.030(A)(2)(e) revised to state the correct “180 days” limit for placement of temporary structures and trailers.
PROPOSED AMENDMENT
Zone Text Amendment ZTA2026-0003 proposes to amend Title 17, Section 17.98.030, of the CMC as follows. Added text is shown in red underline; text to be removed is shown in bold and strikethrough. The proposed amendment is also attached as Exhibit 1.
17.98.030 Special use permits.
The Board of Zoning Adjustment shall hear and decide applications for special use permits as follows:
(A) Uses requiring 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., for a maximum of 180 days in a calendar year.
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;
e. Temporary structures or trailers, including temporary storage containers in the commercial and industrial zones, for a maximum of 90 180 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 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:
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;
5. That the proposed use shall not block required parking spaces or drive aisles or any access designed for public safety.
(E) Renewal and extension of special use permits. A special use permit may be renewed by the board of zoning adjustment Board of Zoning Adjustment for a new period of time within a subsequent calendar year, or, where a special use permit has been specifically granted for placement of temporary structures, storage containers or trailers associated with the permitted remodel and/or expansion of commercial or industrial development, may be administratively extended by the Planning Director within the same calendar year, provided that the time limits in this chapter section are not exceeded and the site plan, conditions, and all circumstances, with the exception of dates, are identical to the original permit. The director of planning Planning Director shall determine if an application is eligible for renewal or extension, 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 calendar business days in advance of the proposed new period of effectiveness and shall include a fee, as established by the City Council, to defray the director's Director’s costs in reviewing the request. For a special use permit granted pursuant to Section 17.98.030(A)(1)(e) for placement of a temporary structures, storage containers or trailers associated with the remodel and/or expansion of commercial or industrial development, an applicant with a valid and active building permit may be granted up to two extensions beyond the maximum time limit otherwise permitted by this section. Each extension shall not exceed 90 calendar days, and the total duration of all such extensions shall not exceed 180 calendar days. Such extensions shall be approved by the Planning Director only upon determination that the building permit remains active, that construction is ongoing, and following consultation with other City departments to confirm that granting the extension would comply with current law, standards and policies. 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.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was advertised in the Sentinel Weekly News.
As of the preparation of this report, no correspondence has been received from the public concerning the subject project.
STAFF ANALYSIS
Remodel and expansion projects for commercial or industrial developments can take many months to complete following issuance of a building permit, resulting in a potential loss of revenue should the business close during the whole of construction. The SUP review and approval process prescribed by Section 17.98.030 of the CMC attempts to address this common challenge but as written, does not prescribe an adequate time limit to accommodate the majority of projects. To facilitate continued interim operation during construction, the proposed zone text amendment would provide the Planning Director the discretionary option to grant up to two extensions totaling an additional 180 calendar days and thereby allow businesses undergoing permitted construction to avoid interruptions to their operation, undue cost should they otherwise be compelled to remove trailers prior to completion of construction, and/or the potential for Code Compliance enforcement action.
Finally, proposed text revisions would remove inconsistent and redundant language, thereby making the requirements of the referenced CMC section clearer and more concise.
FINDINGS FOR APPROVAL OF ZTA2026-0003
1. Pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA) and Section 3.06 of the City’s Local Guidelines for Implementing CEQA, a project is exempt if the activity is covered by the “commonsense” exemption which states 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 involves minor text changes to the Zoning Code that would not in and of themselves result in a physical change to the environment, and accordingly there is no possibility that the amendment will have a significant effect on the environment.
2. ZTA2026-0003 is consistent with the General Plan for the following reasons:
a. ZTA2026-0003 is consistent with the following General Plan Economic Development Element Policies in that it would facilitate both improvements (including remodel and expansion) to existing businesses as well as their continued, successful operation.
i. ED-1.2: Encourage the expansion of existing businesses in Corona if possible and extend efforts at business retention.
ii. ED-1.5: Facilitate the retention and expansion of existing jobsgenerating industries within existing and planned industrial areas to allow such industries to remain in Corona.
3. ZTA2026-0003 is consistent with the intent of Title 17 of the Corona Municipal Code for the following reason:
a. Title 17 of the Corona Municipal Code and therein, Section 17.98.030, currently permits the approval of Special Use Permits for placement of temporary structures, storage containers, and trailers when specific criteria are met. The amendment proposed by ZTA2026-0003 would allow for extensions to SUPs that have been previously reviewed and approved in support of active building permits, thereby facilitating successful and compliant buildout of approved development and thereafter, operation of permitted businesses.
4. The proposed amendment will provide for the public health, safety, and welfare for the following reason:
a. ZTA2026-0003 permits extensions to previously approved SUPs for placement of temporary structures, storage containers, and trailers during permitted remodel or expansion of existing commercial or industrial developments. In accordance with the language included with the amendment, the granting of an extension would be 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 the extension would provide for the public health, safety and welfare.
PREPARED BY: EVAN LANGAN, AICP, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: DANNY CASTRO, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:
1. Exhibit 1 - CMC Section - 17.98.030 Strikethrough and Redline Changes
2. Exhibit 2 - Environmental Documentation
Case Planner: Evan Langan (951) 736-2437
EXHIBIT 1
17.98.030 Special use permits.
The Board of Zoning Adjustment shall hear and decide applications for special use permits as follows:
(A) Uses requiring 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, for a maximum of 180 days in a calendar year.
(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;
(e) Temporary structures or trailers, including temporary storage containers in the commercial and industrial zones, for a maximum of 90 180 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 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:
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;
(5) That the proposed use shall not block required parking spaces or drive aisles or any access designed for public safety.
(E) Renewal and extension of special use permits. A special use permit may be renewed by the board of zoning adjustment Board of Zoning Adjustment for a new period of time within a subsequent calendar year, or, where a special use permit has been specifically granted for placement of temporary structures, storage containers or trailers associated with the permitted remodel and/or expansion of commercial or industrial development, may be administratively extended by the Planning Director within the same calendar year, provided that the time limits in this chapter section are not exceeded and the site plan, conditions, and all circumstances, with the exception of dates, are identical to the original permit. The director of planning Planning Director shall determine if an application is eligible for renewal or extension, 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 calendar business days in advance of the proposed new period of effectiveness and shall include a fee, as established by the City Council, to defray the director's Director’s costs in reviewing the request. For a special use permit granted pursuant to Section 17.98.030 (A)(1)(e) for placement of temporary structures, storage containers or trailers associated with the remodel and/or expansion of commercial or industrial development, an applicant with a valid and active building permit may be granted up to two extensions beyond the maximum time limit otherwise permitted by this section. Each extension shall not exceed 90 calendar days, and the total duration of all such extensions shall not exceed 180 calendar days. Such extensions shall be approved by the Planning Director only upon determination that the building permit remains active, that construction is ongoing, and following consultation with other City departments to confirm that granting the extension would comply with current law, standards and policies. 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.
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
TO:
☐
Office of Land Use and Climate Innovation
State Clearinghouse
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Name: City of Corona
Address: 400 South Vicentia, Corona,
CA 92882
Telephone: 951-736-2437
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address:
1. Project Title: Zone Text Amendment ZTA2026-0003
2. Project Applicant (include address, telephone
number and email address):
City of Corona, Planning Division; 400 South Vicentia
Avenue, CA 92882
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):
Citywide
4. (a) Project Location – City: (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
Amendment to Title 17, Section 17.98.030, of the Corona Municipal Code to grant up to two extensions for Special Use Permits approved for temporary placement of
structures or trailers associated with permitted
improvements to existing businesses; as well as to remove inconsistent ordinance language.
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:
City of Corona Planning Division
8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project. State CEQA Guidelines § 15050(c)(2)-(3) Notice of Exemption FORM “A”
(c) ☐ Declared Emergency (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(d) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(e) ☒ Categorical Exemption.
State type and section number:
(f) ☐ Statutory Exemption.
State Code section number:
(g) ☒ Other. Explanation: State CEQA Guidelines §15061 (b)(3) (“common sense” exemption)
9. Reason why project was exempt: The project includes minor text changes to the City of Corona Zoning Code that would not in and of themselves
result in a physical change to the environment, and
accordingly there is no possibility that the amendment
will have a significant effect on the environment.
10. Lead Agency Contact Person:
Telephone:
Evan Langan, Senior Planner
(951) 736-2437
11. If filed by applicant: Attach Certificate of Determination (Form “B”) before filing.
12. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was:
Date:
________________________________
Signature
Name: Evan Langan
Title: Senior Planner
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing:
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.