5 - The city attorney adopts a process for issuing Notice and Order in lieu of Demand Letters. This notification is the final step before more significant civil actions are taken. It provides 30 days for compliance (15 in emergency conditions) before more significant legal actions can be taken, such as receivership or injunction. The legal action and costs which may be levied on the property make it necessary for a litigation guarantee to be obtained and all parties with a financial interest, such as a mortgage company or other party with a lien, must receive notification.
Criminal Prosecution
The law allows for all violations to be concurrently enforced administratively, civilly, and criminally. Of these three paths, criminal prosecution is generally the least effective and most expensive. Fees incurred by the City for criminal prosecution of local codes are no longer recoverable from the violator, but recovery is permitted in civil prosecutions.
Recommendation:
- Discontinue any criminal prosecution except in the most egregious violations creating a health and safety concern.
Compassionate Assistance
For those owners who occupy their own home but are unable to reach compliance due to financial constraints, physical inability, or mental health obstacles, no amount of enforcement action will gain compliance. There can even been a negative public image for the City presented if there are strict enforcement policies employed and then publicized. In such cases, it is important to have resources known which can assist an owner in reaching compliance.
There are many community groups or faith-based organizations that are willing to provide some amount of assistance and support. An example is the Brush with Kindness program with Habitat for Humanity whose volunteers will provide assistance with necessary exterior property maintenance.
Recommendation:
- Develop a resource list to employ for resident owners to assist with gaining compliance.
Reporting Party Information
A very effective tool for officers is having good reporting party information which allows the officer to return a call, obtain a better description of the issue, or let a reporting party know the issue is not a violation. Some reporting parties are reluctant to provide contact information for fear of retaliation from a neighbor or being identified as a neighborhood troublemaker. When the reporting party is not assured their identity will remain confidential, it may have a chilling effect on their willingness or ability to access city services.
Recommendation:
- Allow for a notice of confidentiality for reporting parties to support anonymous reporting while allowing contact information to be obtained. California Evidence Code 1041 and case law (City
6 of San Jose v. Superior Court (San Jose Mercury News) (1999)) supports this policy when the need for confidentiality outweighs the need for disclosure. When the reporting party is assured their information will remain confidential, communication between the reporting party and City staff is improved.
Proactive Enforcement
It was common among the code officers that proactive work is not an approved process and is actively discouraged. This action limits an officer in addressing activity that is known to be disruptive or unsafe in a neighborhood or commercial zone. It can also lead to inequity of enforcement when a neighbor reports an issue at one house, but the same concern is clearly visible at other properties in the same neighborhood.
- Support proactive enforcement to allow officers to exercise discretion and community knowledge in support of community standards. This will allow officers to exercise equitable enforcement for similar violations which may not have been specifically reported. Particularly for health and safety concerns, this policy allows the officers to use their knowledge to address issues when those concerns first develop, not waiting until there is a chronic problem in a neighborhood.
DMV Access
Important investigative information may be obtained from the Department of Motor Vehicles to ensure the correct person is contacted or both registered and legal owners of a vehicle receive notification.
While this information is often obtained through the law enforcement agency, the access through the California Law Enforcement Telecommunications System (CLETS) has stringent requirements for training users and maintaining the information received. This is largely due to the additional systems available through CLETS, such as criminal record information and national access. This is largely not necessary for the efforts of local enforcement, but when necessary, law enforcement will also be involved in the case to obtain this information.
Recommendation:
- Obtain a Government Requestor Account through Department of Motor Vehicles using File Transfer Protocol for vehicle and driver information. There is no cost for this service, but it does require strict adherence to rules for accessing the information provided.
Notice of Pendency
A significant frustration for officers is the inability to follow through on long-term cases which have significant costs associated due to enforcement and continuing violations of the municipal code. When the issues are significant, an owner can possibly sell a property without disclosing defects or violations that exist at the property.
Recommendation:
- Adopt a process for the filing of a Notice of Pendency or Lis Pendis with the County Recorder to ensure properties in violation are not transferred to unsuspecting buyers and that all fees due to
7 the City are paid. The filing can be made at no cost to the city and county fees for the Release of Notice of Pendency can be charged to the requestor.
Uniform Housing Code
In NMC Section 15.06.020, the City of Norco adopted the 1997 Edition of the Unform Housing Code as published by the International Code Council (ICC). This code identified the minimum requirements for rental housing or human habitation. The requirements span from providing heat, water, cooking facilities and sanitation, to prohibiting residential occupancy of any space not designed for human habitation. The enforcement of this code protects tenants or vulnerable persons from victimization by non-compliant or otherwise unethical landlords or housing providers.
The current process is that code compliance officers do not take any enforcement action for substandard housing reports. Such concerns are referred to the Riverside County Department of Environmental Health. The responsibilities of this department cover larger programs throughout the County of Riverside. These programs do overlap and work in conjunction with local enforcement, such as issuing food cart or truck permits, lead poisoning prevention, and waste management. However, the office does not provide enforcement for specific incidents of substandard housing.
The inability of residents to access effective enforcement services is a detriment to the citizens of Norco.
The effective enforcement of the Uniform Housing Code protects tenants from being victimized and from retaliation for seeking the protection provided by the laws of the city and state.
Recommendation:
- Provide training to officers on substandard housing enforcement and authorize officers to enforce the Uniform Housing Code.
Vacant or Neglected Buildings
The International Code Council provides a model code which the City has not adopted to set standards for determining the safety of existing structures. The 1997 Uniform Code for the Abatement of Dangerous Buildings allows the building official or designees to take action to abate dangerous buildings, whether occupied or vacant. This includes vacant buildings which through neglect or deterioration have become a harbor for vagrants, attractive nuisance to children, or have become a place of criminal activity. Adopting this code allows the building official to not only address structural issues, but to also abate such conditions that have a significant negative impact on the quality of life in both residential and commercial neighborhoods.
The International Code Council has subsequently published the 2018 edition of the International Property Maintenance Code. In general terms, this code combines the Uniform Housing Code referenced in the prior section with the dangerous buildings code to provide a single volume for defining property maintenance standards. This code additionally allows the City to designate a Code Official, similar to a building official, to support the authority being exercised under the code. As with any model code, this can be adopted in full or with revisions which are desired to suit the Norco community.
Some communities have adopted ordinances which address vacant, neglected or foreclosed properties, particularly during the economic downturn in 2007-2009. These codes often require the responsible
8 party to register a foreclosed or vacant property with the government. Such registrations can quickly become inaccurate as ownership changes and an officer should always confirm ownership or responsible party through the county records before taking enforcement action. However, Ordinances which do not require registration can be very effective in allowing the jurisdiction to develop requirements as may be needed in that specific jurisdiction.
Recommendations:
- Adopt the Uniform Code for the Abatement of Dangerous Buildings 1997 Edition and authorize code compliance officers to take enforcement or abatement action. - Alternatively, adopt the 2018 International Property Maintenance Code with revisions. - Consider and review a vacant property maintenance code specific to Norco with legal counsel.
Employee Development
Current and relevant training for code compliance personnel is essential for the efficient operation of the unit and to mitigate liability for the City. Training for officers has either not occurred or is several years out of date.
The California Association of Code Enforcement Officers (CACEO) is the only organization in California authorized to certify the training of code enforcement officers for the purpose of receiving Certified Code Enforcement Officer status. Such a designation recognizes the training of the officer as well as the experience in the field for professional status. Membership in the organization also provides access to member resources, such as local networking events, training workshops, information webinars, and a member forum.
Recommendations:
- Provide and support current training for officers. Training available includes three 40-hour Module courses covering almost all aspects of local enforcement, as well as 2–4-hour workshops on relevant subjects.
- Register officers for CACEO Membership.
Assigned Staff
Administrative tasks currently take up a large amount of time for the officers, limiting time available to work in the field making inspections. Tasks include taking initial reports, mailing notices, scheduling hearings, and tasks related to cost recovery.
Recommendation:
- Assign additional administrative staff to assist officers. o Part-time duty for administrative clerk to receive calls and complete tasks associated with mailing.
o Assign Accounting staff to coordinate hearings and perform tasks related to cost recovery as these tasks may be applicable to more than one division in the city.
Case Management
9 There is currently no standard framework of processes provided to field officers to establish a consistent method of enforcement. This can lead to disparity between how cases are handled, the notices issued, or the timeframes allowed to achieve compliance. Establishing a basic schedule for the most common violations will set a standard which all field officers can employ.
However, it is also important to remember each case is not about the violation but involves the person responsible for the violation. The officers must have the latitude to make adjustments to the basic schedule when it is appropriate to the circumstances.
Recommendation:
- Adopt a policy which sets a basic schedule for common violations to establish consistent enforcement procedures and timeframes.
- The policy must include the ability of the officer to make adjustments when there is good cause.
Documentation
The current process is for new cases to be accepted through the New World Citizen Report Manager or with a written intake form completed by the officer for in person or telephone reports. The information is added to an Excel spreadsheet that provides a comprehensive list of current cases, whether managed by an officer or referred to the legal team.
Individual cases are managed with a written case file which is maintained in a central file cabinet and held by the officer when making inspections or other notes. Significant updates are added to the Excel spreadsheet. Each officer manages their own photos, only printing and adding to the case file when necessary for documentation or referral to legal.
This analog and individualized case management prevents the general accumulation of statistical data which would allow management to understand the types of violations, the volume of cases, and the time each officer is spending on cases. Such information allows the management and supervision to ensure resources are appropriately distributed.
Recommendation:
- Adopt general case management software GOEnforce® by GOGovApps. This software is specific for use by enforcement agencies and handles all aspects of record keeping, due date management, photo storage, and provides both general and custom statistical reports.
GOEnforce is compatible and integrates with other systems commonly used in the enforcement field. The system can be set to automatically send citations to Revenue Experts which is already used in Norco for citation processing.
Municipal Code
While noted throughout the preceding pages, the following list of Norco Municipal Codes are recommended to be amended:
- Section 1.05.030
o Amend administrative citation penalties to match penalties permitted in Government Code 36900.
10 - Chapter 6.22
o Adopt Notice to Abate issued by field officer with hearing to occur only when requested by the responsible party.
o Remove defined actions of enforcement prior to issuing Notice of Hearing. o Adopt section to allow summary abatement by field officers in exigent circumstances. - Title 6
o Consider an ordinance regarding vacant or neglected structures. - Title 15
o Adopt 1997 Uniform Code for the Abatement of Dangerous Buildings or 2018 International Property Maintenance Code.
City Council
STAFF REPORT
Date: March 1, 2023 Agenda Item:
5.B.
To: Honorable Mayor and City Council Members
Prepared By: Alma Robles, Planning Director
Department: Planning
SUBJECT:
Request for a Twelve-Month Extension of Time for Approved Tentative Parcel Map 37939 (Frontier Homes II, LLC)
RECOMMENDATION:
Approve a request for a twelve-month extension to record a final map corresponding with Tentative Parcel Map 37939, with a new expiration date of September 7, 2024.
SUMMARY:
Tentative Parcel Map (TPM) 37939 was approved by the City Council on September 7, 2021, concurrent with the approval of a mixed use commercial and residential development at the Southwest corner of Third Street and Hamner Avenue. Tentative approval was given for 24 months, and due to expire if the map is not recorded with the County Recorder’s Office by September 7, 2023. The applicant is requesting a 12-month extension of time to record the Final Map. An extension can be considered by the City Council if submitted prior to the expiration date.
BACKGROUND:
On September 7, 2021, the City Council approved TPM 37939, a request to subdivide approximately 19.1 acres into eight parcels for a mixed-use development (a hotel, food garden and 320 multi-family residential units) on property located within Area D of the Norco Auto Mall Specific Plan, with an underlying Commercial General (C-G) Zone and a Housing Development Overlay (HDO). The Tentative Map was approved for a two-year period with an expiration date of September 7, 2023. (attached Exhibits A and B).
The Norco Municipal Code (NMC), Title 17 “Subdivisions", Section 17.16.170 permits tentative maps to be extended beyond the original two-year approval, for three consecutive one-year time periods to a maximum of five years. The NMC authorizes the Council to extend a tentative map upon application for an extension “for one year” and new applications may be submitted to request additional one year extensions. Therefore, the extension of time application before the City Council is for the first of six possible one year extensions of time.
Requests for extensions are typically submitted close to the expiration date, due to a delay in meeting the conditions of approval before the expiration date. The conditions of approval are still being pursued for the subject map, and the TPM still has six (6) months before it expires. There is no limit in the NMC on how far in advance an extension can be requested, but must be filed no less than 30 days prior to the expiration date.
The requested extension of time must correspond with the subdivision of land approved by the Council on September 7, 2021. It should be noted that an application to replace the hotel with an additional 75 units has been submitted and is currently being processed.
Although the hotel approval is still in place/valid, staff has concerns that replacing the hotel is not consistent the original intent of subdivision; however, it was not the basis for approval of the map.
The request at hand is an extension of time to record the map. Approval of the extension does not authorize any changes to the lot configuration/subdivision of land, nor does it authorize or address use of the property. Any changes to the map (i.e. lot configuration) and/or conditions, and changes to the approved land uses entitlements requires a separate approval.
It is staff’s recommendation that the requested extension to record the final map corresponding with Tentative Parcel Map 37939 be approved, based on the following findings:
• The Tentative Map remains consistent with the general plan, all applicable titles of the NMC, policies and standards in place at the time the extension is considered; and
• Circumstances have not substantially changed since the Tentative Map (for the subdivision of land) was originally approved.
FISCAL IMPACT:
Not applicable for this item.
RELATIONSHIP TO STRATEGIC PLAN:
This item is consistent with Strategic Plan Direction No. 3 - Economic Development and Financial Stability: Assure financial stability by expanding development efforts, diversifying revenue sources and continuing prudent financial management.
REVIEWED AND APPROVED BY:
Certified as to Availability of Funds: Lisette Free, Finance Director Approved by: Lori Sassoon, City Manager
Approved as to Form: Harper and Burns, LLC, City Attorney ATTACHMENT(S):
Exhibit A
Exhibit B
0 2121
2131
2115
Location Map
1951
2399
2391
2381
('l')C"') (")C'l C')I.O o, t-- LO (') ..- m 00 00 00> NNN N N ..- 0 Not to Scale
PROJECT: Extension of time for Tentative PM No. 37939
APPLICANT: Frontier Homes II, LLC
LOCATION: APNs 126-050-002, -004 and 129-380-010
Exhibit ''A''
RESOLUTION NO. 2021-65
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NORCO,
CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 37939.
WHEREAS, FRONTIER HOMES 11, LLC (Applicant), submitted an application to the City of Norco, California, for a tentative parcel map under the provisions of Title 17 of the Norco Municipal Code, on property generally described as irregular in shape and consisting of three parcels totaling approximately 19.1 acres acres/832,432 square feet (APNs 126-050-002, 126-050-004 and 129-380-010), located at the southwest corner of Hamner Avenue and Third Street.
WHEREAS, notice of a public hearing on said petition has been given in the manner and for times required by law; and
WHEREAS, at the time set, at 7 p.m. on May 12, 2021 within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said petition was heard by the Planning Commission for the City of Norco; and
WHEREAS, at said time and place, said Planning Commission heard and considered both oral and written evidence; and
WHEREAS, said Planning Commission denied Tentative Parcel Map 37939; and WHEREAS, the action of the Planning Commission was appealed to the City Council; and
WHEREAS, said appeal of the subdivision application has been duly submitted to said City's City Council for decision at a public hearing for which proper notice was given; and
WHEREAS, notice of a public hearing on said petition has been given in the manner and for times required by law; and
WHEREAS, at the time set, at 7 p.m. on August 18, 2021 within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said petition was heard by the City Council for the City of Norco; and
WHEREAS, at said time and place, said City Council heard and considered both oral and written evidence; and
WHEREAS, after the close of the public hearing and due to the lateness of the time, the City Council continued the matter to September 7, 2021, and
CC Resolution No. 2021-65, Tentative Parcel Map 37939
Page2
September 7, 2021
WHEREAS, the proposed map depicted on Tentative Parcel Map 37939, and on file with the Planning Division, is consistent with the City's General Plan, and corresponding zoning designation, and meets all regulations regarding subdivisions; and WHEREAS, the City of Norco, acting as the Lead Agency, has determined that the project as mitigated is consistent with the conclusions in the Environmental Impact Report (EIR) prepared for the Norco Valley Square, which this City Council has found was prepared pursuant to the California Environmental Quality Act (Pub. Resources Code § 21000 et seq.) (CEQA), the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et seq.) and the City of Norco Environmental Guidelines. The City Council, by separate Resolution, has certified the Project's EIR.
NOW, THEREFORE, the City Council of the City of Norco does hereby make the following FINDINGS AND DETERMINATION:
I. FINDINGS:
A The map is consistent with the Norco General Plan and Area "D" of the Norco Auto Mall Specific Plan, the underlying zoning designation of Commercial-General (C-G) Zone, and the Housing Development Overlay (HOO) Zone. The proposed lots are designed and conditioned to meet all zoning and requirements related to lot area and dimension standards.
B. None of the conditions for mandatory denial as set forth in Subsections (a) through (g) of Section 66474, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code exist with respect to said subdivision.
C. The proposed subdivision together with provisions for its design and improvement is consistent with applicable general plans of the City pursuant to Section 66473.5, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code.
11. DETERMINATION:
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Norco, California, in session assembled on September 7, 2021 does hereby approve Tentative Tract Map 37939 for a period of 24 months, subject to the following conditions:
1. Approval is based on Exhibit "G" Tentative Parcel Map dated February 4, 2021 and incorporated herein by reference and on file with the Planning Division.
Development shall occur as shown unless otherwise noted in these conditions.
2. The recorded owner of the property shall submit to the Planning Department, for record purposes, written evidence of agreement with all conditions of this approval before said permit shall become effective.
CC Resolution No. 2021-65, Tentative Parcel Map 37939
September 7, 2021
3. The project shall be in compliance with all City of Norco Municipal Codes, Ordinances and Resolutions. Non-compliance with any provisions of the Norco Municipal Code (NMC) not specifically waived in compliance with City procedures shall constitute cause for revocation and/or termination of the approvals granted under authority of permit.
4. The applicant shall pay all applicable fees associated with this proposal and the subdivision of land. Furthermore, the applicant shall pay all development fees in accordance with the NMC prior to approval of the final map.
5. All provisions of Chapters 17 and 18 of the NMC shall be met as it relates to the division of land.
6. The submittal, approval, and recordation of a subdivision map in accordance with the provisions of the State Subdivision Map Act and the City Subdivision Ordinance prior to the issuance of any permits is required.
7. Approval of the tentative map shall expire if the subject map has not been recorded within a two-year period from the date of City Council approval.
8. Extension of the tentative map approval shall only be considered if the applicant filing said map submits a written request for extension to the City Planning Department stating the response for the request, at least 30 days before the map approval is due to expire, pursuant to and in compliance with Section 17 .16.170 of the City Subdivision Ordinance.
9. All lots in the map must meet the minimum lot depth, width, and frontage of the C-G Zone, exclusive of right-of-way dedication, open space easements and equestrian trails.
10. A mutual agreement, in the form of a covenant running with the land and prepared in a form and manner satisfactory to the City Attorney and the Planning Director, shall be recorded between all lots in this tentative parcel map and existing adjacent lots, to ensure reciprocal vehicular and pedestrian access and circulation, vehicular parking, drainage, and utilities in perpetuity, regardless of any existing or future land divisions
11. The applicant must pay off any and all special assessments on the property to be subdivided prior to recordation of the final map. Instead of the payment of said special assessment, the applicant may pay to have the special assessment "split" for each proposed numbered lot through an approved Mello-Roos District or other cost-sharing mechanism.
12. The applicant must obtain written authorization granting permission for any work to be completed on property in which he is not the sole owner. A copy of this
CC Resolution No. 2021-65, Tentative Parcel Map 37939
September 7, 2021
written authorization must be submitted to the City Engineer's office prior to start of work.
13. All lots within this subdivision shall be served by underground utilities. All utility locations shall be incorporated into the public improvements plans and shall be prepared on standard size sheets by a registered civil engineer for approval by the City Engineer. A plan check deposit based on the latest City Fee Schedule shall be posted prior to checking and standard fees paid prior to plan approval.
14. The applicant shall complete/construct public improvements as conditioned with Site Plan 2020-06.
15. The tentative map shall be approved prior to the issuance of a grading permit and a final map shall be recorded prior to the issuance of a building permit and within 24 months from the date of tentative map approval.
16. A final map shall be prepared on 18" x 24" sheets and approved by the City Engineer prior to recordation. A plan check deposit shall be paid prior to plan check.
17. The applicant shall meet all standards and conditions of the Planning, Fire, Engineering, Building and Safety Departments, and all other applicable departments and agencies.
18. This subdivision of property shall satisfy all conditions of the Subdivision Map Act relating to the "Quimby Act" prior to the recordation of the final map. The applicant shall contact the City of Norco Parks and Recreation Department for payment of required fees. Proof of compliance/payment of required fees shall be required and provided for final recordation of the subject map. #
CC Resolution No. 2021-65, Tentative Parcel Map 37939
September 7, 2021
PASSED AND ADOPTED by the City Council of the City of Norco, California, at a regular meeting held on September 7, 2021.
. , C , ity Clerk
Norco, California
Kevin Bash, Mayor
City of Norco, California
I, Dana Roa, CMG, City Clerk of the City of Norco, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of Norco, California, at a regular meeting thereof held on September 7, 2021 by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
BASH, NEWTON, ALEMAN, GRUNDMEYER, HOFFMAN
NONE
NONE
NONE
ITNESS WHEREOF, I have hereunto set my hand and affixed the official of Norco, California on September 7, 2021 .
Dana Roa, CMC, City Clerk
City of Norco, California
1 THIRD STREET
HAMNER AVENUE
2 3
4 5
6 7
8 THIRD STREET
HAMNER AVE.
LEGEND & ABBREVIATIONS
TENTATIVE PARCEL MAP SUMMARY
LOCATION MAP
1 SHEET INDEX
TENTATIVE PARCEL MAP NO. 37939
IN THE CITY OF NORCO
FOR FINANCIAL PURPOSES
2850 INLAND EMPIRE BLVD., SUITE B ONTARIO, CA 91764
(909)-581-0676
FUSCOE ENGINEERING
NORCO VALLEY SQUARE NORCO, CA DATE: 1-26-21 JOB NO.: 1655-003 2151 E. CONVENTION CENTER WAY, SUITE 114, ONTARIO, CA 91764 N G I E NEERIN G
PROJECT
LOCATION
PROPOSED LOTS
LOT NUMBER
1 2
3 4
5678
GROSS AREA NET AREA
113,228 S.F. / 2.60 AC
207,681 S.F. / 4.77 AC
77,132 S.F. / 1.77 AC78,542 S.F. / 1.80 AC
73,325 S.F. / 1.68 AC
77,002 S.F. / 1.77 AC
82,899 S.F. / 1.90 AC
122,394 S.F. / 2.81 AC
TOTAL 832,203 S.F. / 19.10 AC
LEGAL DESCRIPTION
OWNER/DEVELOPER ASSESSORS PARCEL NUMBERS
ARCHITECT
ENGINEER
GROSS AREA
ZONING
BENCHMARK
113,228 S.F. / 2.60 AC
206,541S.F. / 4.74 AC
77,132 S.F. / 1.77 AC78,542 S.F. / 1.80 AC
73,325 S.F. / 1.68 AC
77,002 S.F. / 1.77 AC
82,899 S.F. / 1.90 AC
122,394 S.F. / 2.81 AC
831,063 S.F. / 19.08 AC
UTILITIES
BASIS OF BEARINGS
C-1 TITLE SHEET
LANDSCAPE ARCHITECT
RIGHT OF WAY DEDICATION DETAIL
1"=30'
([KLELW*UHFHLYHG)HE
L
C
HAMNER AVENUE
CL THIRD STREET
L
C
HAMNER AVENUE
HOTEL
NORTH NORCO CHANNEL
M
A
C
D
F
H
J
K
N
O
HOTEL
LEASING
CLUB/FITNESS
P
L
J
V
Q
3 Q
3 Q
3 B
Q
3 Q
3 S
U
4 5
6 7
8 2
1 3
207,681 S.F.
113,228 S.F.
77,132 S.F.
78,542 S.F. 73,325 S.F.
77,002 S.F.
82,899 S.F.
122,394 S.F.
O
U
W
(R.C.F.C.D.)
TENTATIVE PARCEL MAP NO. 37939
IN THE CITY OF NORCO
FOR FINANCIAL PURPOSES
2850 INLAND EMPIRE BLVD., SUITE B ONTARIO, CA 91764
(909)-581-0676
FUSCOE ENGINEERING
NORCO VALLEY SQUARE NORCO, CA DATE: 06-16-20 JOB NO.: 1655-003 2151 E. CONVENTION CENTER WAY, SUITE 114, ONTARIO, CA 91764 N G I E NEERIN G FLOOD ZONE CLASSIFICATION:
TENTATIVE PARCEL MAP/GRADING C-2