Council advances amendments to downtown specific plan, expands boundary by 79 acres

Corona City Council on Dec. 4 introduced by title only an ordinance to amend the Downtown Revitalization Specific Plan to update development standards, design guidelines and public streetscapes and to expand the plan boundary by roughly 79 acres.

Joanne, planning and development director, told the council the amendment updates a document last overhauled in 1998 and is intended to implement the city's general plan vision and the 2022 downtown revitalization effort. "We will also be expanding the boundary of the specific plan by 79 acres," Joanne said, adding the plan area will increase from about 621 acres to roughly 700 acres.

The amendment would modernize the plan's regulatory chapters and appendices, change building envelope rules and add enforceable design guidelines, Joanne said. Key changes discussed include a zero-foot street-front setback within the downtown district to allow outdoor dining, displays and building arcades; step-back requirements for buildings taller than three stories (10-foot step-backs for floors above three, up to a five-story maximum); and clarified streetscape and gateway standards.

During the public hearing the council noted written correspondence from a property owner, Herman, who expressed concern about auto-related businesses. Joanne responded that the amendment would no longer permit automotive-related uses in the downtown, general commercial and transitional commercial districts going forward, but that existing automotive businesses may continue operating so long as the use does not lapse for 180 days. "As long as the operation is continuous and the use does not stop for 180 days, then that is not going to be an issue for our existing operators," Joanne said. She also noted building expansions for those uses would not be allowed.

The council opened and then closed the public hearing after staff reports and no public speakers. A motion to introduce the ordinance for first reading and to approve the addendum to the environmental impact report was made and approved; the council read the ordinance title into the record and voted to proceed with first reading.

The ordinance as introduced also includes technical updates to exhibits and text throughout the specific plan document to reflect the new development standards and boundary expansion.

The council did not adopt final ordinance text on first reading; state law and local rules require a public noticing and a subsequent hearing/reading for final adoption. Staff said the amendment is consistent with the Corona General Plan and municipal code and recommended approval of the EIR addendum.

The council did not direct any additional changes on the floor; the ordinance was introduced for first reading and will return for further processing per standard timelines.

The planning department noted the amendment concentrates redevelopment opportunities in the downtown core (6th Street/Main Street) and reserves certain employment and business-park uses for areas outside the core. It emphasized the design and streetscape chapters intend to create a more walkable, visually consistent downtown.

Details provided to the council included specific setback and step-back measures, the 79-acre boundary expansion, and carrying forward an existing 180‑day nonconforming use rule for automotive businesses.

The council packet and associated addendum to the general plan EIR were referenced; the ordinance was introduced by title only in the meeting and will follow the council's normal ordinance adoption process.