Norco City Council
November 19, 2025

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

3.8The law enforcement officer of the Federal Bureau of Land Management.

15.130.060 Amendment – Section 104.2, DETERMINATION OF COMPLIANCE.

Section 104.2 of the California Wildland-Urban Interface Code is deleted and replaced with the following:
104.2 Determination of compliance. The fire code official shall have the authority to determine compliance with this code, to render interpretations of this code and to develop policies, procedures, guidelines, standards, and information bulletins in order to clarify the application of its provisions. Such interpretations, policies, procedures:

1. Shall be in compliance with the intent and purpose of this code.

2. Shall not have the effect of waiving requirements specifically provided for in this code.

3. Shall be enforceable as part of this code.

15.130.070 Amendment – Section 104.8, LIABILITY.

Sections 104.8 and 104.8.1 of the California Wildland-Urban Interface Code are deleted in their entirety and replaced with the following:
104.8 Liability. Any liability against Riverside County or any officer or employee for damages resulting from the discharge of their duties shall be as provided by law.

15.130.080 Amendment – Section 105.2, PERMITS REQUIRED.

Sections 105.2 of the California Wildland-Urban Interface Code is deleted in its entirety and replaced with the following:
105.2 Permits Required. Unless otherwise exempted, buildings or structures regulated by this code shall not be erected, constructed, altered, repaired, moved, removed, converted, demolished or changed in use or occupancy unless a separate permit for each building or structure has first been obtained from the code official.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
For buildings or structures erected for temporary uses, see Section A108.3.

Where required by the code official, a permit shall be obtained for the following activities, operations, practices or functions within a wildland-urban interface area:
a) Automobile wrecking yard
b) Candles and open flames in assembly areas
c) Explosives or blasting agents
d) Fireworks
e) Flammable or combustible liquids
f) Hazardous materials
g) Liquefied petroleum gases
h) Landscape and fuel modification zones
i) Lumberyards
j) Motor vehicle fuel-dispensing stations
k) Open burning
l) Pallet Yards
m) Pyrotechnical special effects material
n) Tents, canopies and temporary membrane structures
o) Tire storage
p) Welding and cutting operations.

15.130.090 Amendment – Section 108.2, SCHEDULE OF PERMIT FEES.

Section 108.2 of the California Wildland-Urban Interface Code is deleted in its entirety and replaced with the following:
108.2 Schedule of permit fees. Fees for services and permits shall be as set forth in the City of Norco fee schedule.

15.130.100 Addition – Section 108.7, COST RECOVERY.

A new Section 108.7 is added to Section 108 of the California Wildland-Urban Interface Code to read as follows:
108.7 Cost recovery. Pursuant to California Health and Safety Code sections 11374.5(b)(1 ), 13009 et seq., 25259.4, 25515(a), 25540(a), 25541 (a),

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
California Government Code sections 53150 et seq, and all other provisions of law, all costs incurred by the Riverside County Fire Department for the inspection and enforcement of any provision of these Codes, the investigation of any fire, explosion or other hazardous condition, the suppression of fire, the response to a traffic collision or accident, the containment and/or mitigation of a hazardous materials release, and any rescue or rendering of medical or physical aid or assistance, may be charged to any responsible party, any person who violates these Codes or any person who, due to a negligent or unlawful act or omission, is responsible for or requires or causes the emergency response of Riverside County Fire Department. Any expense incurred by the Riverside County Fire Department for such an emergency response shall constitute a debt of such person and shall be collectible by the County in the same manner as in the case of an obligation under contract, express or implied. These provisions shall be applied uniformly against all such persons in violation of a Penal Code, Vehicle Code, Health and Safety Code or other state law statutory violation; only a county official shall have authority to reduce or cancel the debt obligation arising from the incident.

15.130.110 Amendment – Section 109.3.7, VIOLATIONS AND PENALTIES.

Section 109.3.7 of the California Wildland-Urban Interface Code is deleted in its entirety and replaced with the following:
109.3.7 Violation and penalties. It shall be unlawful for any person, firm, corporation or association of persons to violate any provision of this ordinance, or to violate the provisions of any permit granted pursuant to this code.

Punishments and penalties for violations shall be in accordance with the City of Norco ordinances, any applicable fee schedule and Health and Safety Code Sections 17995 through 17995.5 and Government Code Section 51185.

15.130.120 Amendment – Section 202, DEFINITION, FIRE CHIEF.

Section 202, definition of "Fire Chief” in the California Wildland-Urban Interface Code is deleted in its entirety and replaced with the following:

FIRE CHIEF. The Fire Chief of Riverside County or the Fire Chief’s designee.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

15.130.130 Addition – Section 302.1.1, DESIGNATION OF FIRE HAZARD SEVERITY ZONES.

Section 302.1.1 is added to Section 302.1 of the California Wildland-Urban Interface Code to read as follows:
302.1.1 Designation of Fire Hazard Severity Zones. The City Council has adopted the recommendations of the State Fire Marshal made pursuant to Government Code section 51178 and designated those areas within the County as moderate, high, and very high fire hazard severity zones as shown on the Local Responsibility Area Fire Hazard Severity Zones Maps published by the Office of the State Fire Marshal. The Maps have been adopted under Ordinance No. 1131.

15.130.140 Amendment – Section 501.1, SCOPE.

Section 501.1 of the California Wildland-Urban Interface shall be amended as follows:
501.1 Scope. Buildings and structures in a wildland-urban interface area shall be constructed in accordance with the California Building Code and this code. For the purpose of this Chapter, a wildland-urban interface area shall be defined as a geographical area identified by the state as a “Fire Hazard Severity Zone” in accordance with the Public Resources Code Sections 4201 through 4204 and Government Code Sections 51175 through 51189, and other areas designated by the enforcing agency to be at a significant risk from wildfires, and shall include those areas designated by Ordinance 1131 as moderate, high, and very high fire hazard severity zones based on recommendations from the State Fire Marshal pursuant to Government Code Section 51178.

Exceptions:
a) Group U accessory structures not exceeding 120 square feet (11 m2) in floor area where located not less than 50 feet (15 240 mm) from applicable buildings.
b) Group U agricultural buildings not less than 50 feet (15 240 mm) from applicable buildings.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

15.130.150 Amendment – Section 602.1, GENERAL.

Section 602.1 of the California Wildland-Urban Interface Code is amended as follows:
602.1 General. A fire protection plan shall be submitted to the Fire Code Official for any proposed subdivision of land or building project. The fire protection plan shall be prepared to determine the acceptability of fire protection and life safety measures designed to mitigate wildfire hazards presented for the property under consideration.

The fire protection plan shall be prepared by a registered design professional, qualified landscape architect, qualified fire safety specialist or similar specialist acceptable to the code official and shall analyze the wildfire risk of the building, project, premises or region to recommend necessary changes.

Submittal of a preliminary fire protection plan shall be required prior to the submission of a final fire protection plan.

Exception: A single-family dwelling (Group R-3 Occupancy) when located on an existing legal parcel.

15.130.160 Amendment – Section 602.3.2, FINAL FIRE PROTECTION PLAN.

Section 602.3.2 of the California Wildland-Urban Interface Code is amended as follows:
602.3.2 Final Fire Protection Plan. Final fire protection plan shall include items listed in Section 602.3.1 and the following:

1. A map identifying all proposed plants in the fuel modification zones with a legend that includes a symbol for each proposed plant species. The plan shall include specific information on each species proposed, including but not limited to:

1.1The plant life-form;

1.2The scientific and common name; and

1.3The expected height and width for mature growth.

2. Identification of irrigated and non-irrigated zones.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

3. Requirements for vegetation reduction around emergency access and evacuation routes.

4. Identification of existing vegetation proposed to remain.

5. Identification of points of access for equipment and personnel to maintain vegetation in common areas.

6. Methods and timetables for controlling, changing, or modifying areas on the property.

7. Legally binding statements regarding community responsibility for maintenance of fuel modification zones.

8. Legally binding statements to be included in covenants, conditions and restrictions regarding property owner
responsibilities for vegetation maintenance.

15.130.170 Amendment – Section 603.1, GENERAL.

Section 603.1 of the California Wildland-Urban Interface Code is amended as follows:
603.1 General. Planting of vegetation for new and replacement landscaping shall be selected to reduce vegetation in proximity to a structure and to maintain vegetation as it matures.

15.130.180 Amendment – Section 603.3, LANDSCAPE AND FUEL MODIFICATION PLANS.

Section 603.3 of the California Wildland-Urban Interface Code is amended as follows:
603.3 Landscape and Fuel Modification plans. Landscape and Fuel Modification plans shall be submitted for any project located in a WUI area. The landscape and Fuel Modification plan shall include development and maintenance requirements for the vegetation management zone adjacent to structures and roadways, and to provide significant fire hazard reduction benefits for public and firefighting safety.

15.130.190 Amendment – Section 603.3.1, CONTENTS.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 603.3.1 of the California Wildland-Urban Interface Code is amended as follows:
603.3.1 Contents. Landscape plans shall contain the following:

1. Delineation of the 5-foot (1524 mm) (Zone 0), 30-foot (9144 mm) (Zone 1) and 100-foot (30 480 mm) (Zone 2) fuel management zones from all structures.

2. Identification of existing vegetation to remain and proposed new vegetation.

3. Identification of irrigated areas.

4. A plant legend with both botanical and common names, and identification of all plant material symbols.

5. Identification of ground coverings within the 30-foot (9144 mm) zone.

15.130.200 Amendment – Section 604.1, GENERAL.

Section 604.1 of the California Wildland-Urban Interface Code is amended as follows:
604.1 General. Vegetation and fuels shall be managed to reduce the severity of potential exterior wildfire exposure to buildings and to reduce the risk of fire spreading to buildings as required by applicable laws and regulations.

15.130.210 Amendment – Section 604.3, REQUIREMENTS.

Section 604.3 of the California Wildland-Urban Interface Code is amended as follows:
604.3 Requirements. Vegetation and fuels around all buildings and structures shall be maintained in accordance with the following laws and regulations:

1. Public Resources Code, Section 4291.

2. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 3, Article 3, Section 1299.03.

3. California Government Code, Section 51182.

4. California Code of Regulations, Title 19, Division 1, Chapter 7, Subchapter 1, Section 3.07.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

5. The requirements of Chapter 15.130, Appendix A of this ordinance and Riverside County Fire Department Guidelines.

15.130.220 Addition – Section 604.3.1 RETROACTIVITY.

Section 604.3.1 is added to Section 604.3 of the California Wildland-Urban Interface Code to read as follows:
604.3.1 Retroactivity. When required by the Fire Code Official, or State Law, existing Defensible Space/Fuel Modification Zones (FMZ) shall require retrofitting, including thinning and/or removal of plants, trees, and vegetation, to meet this Code or State Law. Upon notification by the Fire Code Official, and when approved, work to bring an existing Defensible Space and FMZ into compliance with this Code, may be done over a two to four (2-4) year period as determined by the Fire Code Official. A compliance plan prepared by the property owner may be requested for review and approval by the Fire Code Official.

15.130.230 Addition – Section 604.6 CLEARANCE OF BRUSH, VEGETATIVE GROWTH, COMBUSTIBLE MATERIAL FROM IMPROVED PARCELS.

Section 604.6 is added to the California Wildland-Urban Interface Code to read as follows:
604.6 Clearance of brush, vegetative growth, and combustible material from improved parcels. All improved parcels declared a Public Nuisance shall be cleared entirely of combustible material. If the Fire Code Official determines this impractical, the provisions of Chapter 15.130, Section 604.7 may be used.

15.130.240 Addition – Section 604.7, CLEARANCE OF FUELS OR VEGETATIVE GROWTH FROM STRUCTURES.

Section 604.7 is added to the California Wildland-Urban Interface Code to read as follows:
604.7 Clearance of fuels or vegetative growth from structures. Clearance of fuels and vegetative growth from structures shall be per sections 604.7.1 through 604.7.4 of this code.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

15.130.250 Addition – Section 604.7.1, STRUCTURES.

Section 604.7.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.7.1 Structures. Any person owning, leasing, controlling, operating, or maintaining any Building or structure in, upon, or adjoining any FHSZ, governed by this section, and any person owning, leasing, or controlling any land adjacent to such Buildings, shall at all times maintain around and adjacent to such Building, an effective firebreak made by removing and clearing away, all combustible material on their property for a distance not less than 100 feet from all portions of the Building.

Distances may be increased by the Fire Code Official due to a site-specific analysis based on local conditions and when required, based on a Fire Protection Plan. This section shall not apply to single specimens or stands of protected species of trees, Ornamental Landscape or similar plants used in landscaping and ground covers, that are well-pruned, maintained, and spaced, and do not form a means of rapidly transmitting fire from other nearby vegetation to a structure or from a structure to other nearby vegetation or to interrupt the advance of embers toward a structure.

15.130.260 Addition – Section 604.7.2, TIMING FOR NEW BUILDINGS AND ADDITIONS TO EXISTING BUILDINGS.

Section 604.7.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.7.2 Timing for New Buildings and additions to Existing Buildings. The provisions of Chapter 15.130, Section 604.7 shall be completed prior to vertical construction of any New Building or addition to an Existing Building.

15.130.270 Addition – Section 604.7.3, PHOTOVOLTAIC SYSTEMS.

Section 604.7.3 is added to the California Wildland-Urban Interface Code to read as follows:

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
604.7.3 Photovoltaic Systems. The clearance requirements around freestanding photovoltaic systems and equipment shall comply with the following:

1. A minimum 10-foot clearance for clusters of panels not exceeding 1,500 square feet of combined panel area.

2. A minimum of 30-foot clearance for clusters of panels greater than 1,500 square feet of combined panel area.

3. Clusters shall be separated by a minimum of 20 feet.

4. Panels and clusters shall be not located within 30 feet of any Building subject to clearance requirements of Chapter 15.130, Section 604 unless the clearance requirements of Chapter 15.130, Section 604 are provided as measured from the perimeter of the panel or cluster.

15.130.280 Addition – Section 604.8, DEFENSIBLE SPACE CLEARANCE ZONES AND REQUIREMENTS.
604.8 is added to the California Wildland-Urban Interface Code to read as follows:
604.8 Defensible Space clearance zones and requirements. The required 100-foot Defensible Space clearance is identified in three (3) distinct zones: Zone 0, 1, and 2.

15.130.290 Addition – Section 604.8.1, REQUIREMENTS.

Section 604.8.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.1 Requirements. Defensible Space shall be in accordance with the requirements of Appendix A of this code, Riverside County Fire Department Guidelines and the specific requirements for each zone listed in Chapter 15.130, Sections 604.8.2 through 604.8.5.

15.130.300 Addition – Section 604.8.2, ZONE 0 PURPOSE AND LOCATION.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 604.8.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.2 Zone 0 purpose and location. Zone 0 reduces the likelihood of structure ignition by reducing the potential for direct ignition of the structure from flame contact, by embers that accumulate at the base of a wall, and/or indirect ignitions when embers ignite vegetation, vegetative debris, or other combustible materials located close to the structure that result in either a radiant heat and/or a direct flame contact exposure to the structure.

Zone 0 is the horizontal area within the first five (5) feet around the structure, including stairs, balconies, attached or adjacent decks, and outbuildings. Zone 0 is measured from the edge of a structure, attached or adjacent decks, patio covers, balconies, and floor projections above-grade. Zone 0 also includes the area on the roof of a building, and underneath and on top of attached decks, patio covers, balconies, and stair landings.

Advisory Notice: Riverside County Fire Department has local Zone 0 requirements currently in effect for new Buildings and additions to existing Buildings. New State regulations for Zone 0 are currently under development by the State Board of Forestry and Fire Protection. Any State regulation more restrictive than this ordinance shall apply. This may require thinning and/or removal of plants, trees, and vegetation to meet State Law and regulations.

15.130.310 Addition – Section 604.8.2.1, NON-COMBUSTIBLE ZONE 0 FOR NEW

BUILDINGS, ADDITIONS TO EXISTING BUILDINGS, AND NEW OR REPLACEMENT LANDSCAPE.

Section 604.8.2.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.2.1 Non-Combustible Zone 0 for New Buildings, additions to Existing Buildings, and new or replacement landscape. Fuels, including Combustible Materials and vegetation, are prohibited in Zone 0 for all New Buildings, additions to Existing Buildings, installation of new landscape, and refurbishment of existing landscape areas.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
The application date of Chapter 15.130, Section 604.8.2.1 shall be the later application date when any of the following occur:

1. Fire Department Clearance for a New Building or addition to an Existing Building.

2. Building permit for a New Building or addition to an Existing Building.

3. Landscape plans submitted for Riverside County Fire Department review.

4. Replacement of landscape when landscape plans are not required.

15.130.320 Addition – Section 604.8.2.2, ADDITIONAL REQUIREMENTS IN ZONE

0. Section 604.8.2.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.2.2 Additional requirements in Zone 0.

1. New and existing tree canopies are prohibited within 10 feet of New Buildings, including the addition portion to Existing Buildings.

Exception: Existing protected oak trees shall be trimmed to provide a minimum 5-foot clearance above the roof and 5 feet to the side of any New Building, or the addition portion to an Existing Building.

2. Landscaped roofs are prohibited.

3. Vegetation underneath decks is prohibited.

4. Other Combustible Materials underneath any deck, not part of the deck structure itself, shall be removed.

5. Artificial or synthetic grass is prohibited within Zone 0.

6. Vines and climbing plants are not allowed on structures, including decks, patio/shade structures, and any fences within 5 feet of a Building.

7. Combustible mulch and wood chips are prohibited.

8. Firewood is prohibited.

9. All fencing and gates shall be non-combustible. See Article 4, Section 604.11.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

15.130.330 Addition – Section 604.8.2.3, ZONE 0 REQUIREMENTS FOR EXISTING BUILDINGS.

Section 604.8.2.3 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.2.3 Zone 0 requirements for Existing Buildings.

15.130.340 Addition – Section 604.8.2.3.1, ZONE 0 RESTRICTIONS.

Section 604.8.2.3.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.2.3.1 Zone 0 restrictions. The following requirements apply within Zone 0 for all Existing Buildings with landscape installed prior to January 1, 2026:

1. No combustible landscape mulch or wood chips.

2. No firewood.

3. No vegetation underneath decks.

4. Other Combustible Materials underneath any deck, not part of the deck structure itself, shall be removed.

5. Roofs and gutters on Buildings shall be maintained free of any leaves, needles, or other vegetative Combustible
Materials.

6. The vertical clearance distance for trees and vegetation above any roof shall be not less than 3 feet.

7. A minimum 3-foot clearance of trees and vegetation shall be provided to the side and above any eave or roof projection from the exterior wall of a Building. A minimum 3-foot
clearance of trees and vegetation shall be provided below any eave or roof projection. This requirement also applies to any patio cover or other Building projections.

8. New trees are not allowed.

9. New or replacement landscaping shall comply with Chapter

15.130, Sections 604.8.1, 604.8.2.1, and 604.8.2.2.

15.130.350 Addition – Section 604.8.3, ZONE 1 PURPOSE AND LOCATION.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 604.8.3 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.3 Zone 1 purpose and location. Zone 1 reduces the likelihood of fire burning directly to the structure. This is accomplished by modifying Fuels and creating a discontinuity between planting groups that limits the pathways for fire to burn to the structure and reduces the potential for near-to-building ember generation and radiant heat exposures. An additional purpose of this zone is to provide a defendable area for fire personnel to stage and take direct action.

Zone 1 is the area within 5-30 feet of structures and decks, with slopes not greater than 20 percent; 5-50 feet from Buildings and decks, when slopes are greater than 20 percent.

15.130.360 Addition – Section 604.8.3.1, REQUIREMENTS AND ALLOWABLE ITEMS.

Section 604.8.3.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.3.1 Requirements and allowable items. This is a minimal planting zone which includes very limited trees of a fire-smart type with additional spacing provided. Plants and other vegetation shall be in accordance with Appendix A of this code and Riverside County Fire Department Guidelines.

15.130.370 Addition – Section 604.8.4, ZONE 2 PURPOSE AND LOCATION.

Section 604.8.4 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.4 Zone 2 purpose and location. Zone 2 is designed to reduce the potential behavior of an oncoming fire in such a way as to drop an approaching fire from the crown of trees to the ground, reducing the flame heights, and the potential for ember generation and radiant heat exposure to structures. Additional benefits of Zone 2 include facilitating direct defense actions and improving the function of Zones 0 and 1.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Zone 2 is the area from the outer edge of Zone 1 to 100 feet from structures and decks.

15.130.380 Addition – Section 604.8.4.1 REQUIREMENTS AND ALLOWABLE ITEMS.

Section 604.8.4.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.4.1 Requirements and allowable items. Plants and other vegetation shall be in accordance with Appendix A of this code and Riverside County Fire Department Guidelines.

15.130.390 Addition – Section 604.8.4.2 SPACING.

Section 604.8.4.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.4.2 Spacing. Spacing of vegetation and trees at the outer edge of Zone 2 shall be based upon the height of the vegetation within Zone 2 or the adjacent area beyond the 100-foot zone, whichever provides for the greater spacing. This may require clearance outside the 100-foot zone or setting back vegetation and trees within Zone 2 away from the 100-foot line.

15.130.400 Addition – Section 604.8.5, GENERAL REQUIREMENTS FOR ZONE 0,1 AND 2.

Section 604.8.5 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5 General requirements for Zone 0, 1, and 2.

15.130.410 Addition – Section 604.8.5.1, DEAD AND DYING VEGETATION.

Section 604.8.5.1 is added to the California Wildland-Urban Interface Code to read as follows:

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
604.8.5.1 Dead and dying vegetation. All dead or dying grass, plants, shrubs, trees, branches, leaves, weeds, and tree needles shall be removed.

15.130.420 Addition – Section 604.8.5.2, MULCH AND WOOD CHIPS WITHIN ZONES 1 AND 2.

Section 604.8.5.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.2 Mulch and wood chips within Zones 1 and 2. Use of combustible Mulch and wood chips shall be in accordance with the requirements Riverside County Fire Department Guidelines.

15.130.430 Addition – Section 604.8.5.3, FIREWOOD.

Section 604.8.5.3 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.3 Firewood. See Section 15.130, Section 607.

15.130.440 Addition – Section 604.8.5.4, CLEARANCE FROM CHIMNEY, STOVEPIPE.

Section 604.8.5.4 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.4 Clearance from chimney, stovepipe. Any portion of a tree or shrub that extends within 10 feet horizontally or vertically of a chimney outlet or stovepipe outlet shall be removed.

15.130.450 Addition – Section 604.8.5.5, TREES.

Section 604.8.5.5 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.5 Trees. New trees shall be planted and maintained so that the tree’s drip line at maturity is a minimum of 10 feet from any combustible structure.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

15.130.460 Addition – Section 604.8.5.5.1 TREE SPACING.

Section 604.8.5.5.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.5.1 Tree spacing. The horizontal distance between crowns of new trees and crowns of adjacent trees shall not be less than 20 feet in Zone 1 and not less than 10 feet in Zone 2. Separation distance may be increased for slopes exceeding 20 percent. Required spacing is measured between trees at maturity.

15.130.470 Addition – Section 604.8.5.5.2, GROUND CLEARANCE OF TREES.

Section 604.8.5.5.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.5.2 Ground clearance of trees. Trees exceeding 6 feet in height shall be limbed up from the ground 6 feet or 1/3 the height of the tree, whichever is less.

Exception: Fruit trees when approved by the Fire Code Official.

15.130.480 Addition – Section 604.8.5.5.3, GROUND COVER UNDER TREE CANOPY.

Section 604.8.5.5.3 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.5.3 Ground cover under tree canopy. When approved ground cover and shrubs are located underneath trees, the vertical clearance to the lowest branch of the tree canopy shall not be less than three times the height of the ground cover or shrub under or adjacent to the tree. The horizontal clearance shall be 3 feet from the trunk of the tree.

15.130.490 Addition – Section 604.8.5.6 CONTINUOUS TREE CANOPIES.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 604.8.5.6 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.6 Continuous tree canopies.

15.130.500 Addition – Section 604.8.5.6.1, NEW STRUCTURES.

Section 604.8.5.6.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.6.1 New Structures. Continuous tree canopies are not allowed. Tree spacing shall be in accordance with Riverside County Fire Department.

15.130.510 Addition – Section 604.8.5.6.2, EXISTING STRUCTURES.

Section 604.8.5.6.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.6.2 Existing Structures. Continuous tree canopies may be allowed as determined by the Fire Code Official but will require the complete removal of any understory and smaller trees to meet requirements for a shaded fuel zone. Any remaining trees shall be limbed up a minimum of 12 feet from the ground or 1/3 the tree height, whichever is less. The intent is to not allow a crown (canopy) fire to spread unchecked to a structure and to bring any crown fire down to the ground level prior to Zone 1.

15.130.520 Addition – Section 604.8.5.7, GRASSES.

Section 604.8.5.7 is added to the California Wildland-Urban Interface Code to read as follows:
604.8.5.7 Grasses. Natural or annual grasses shall be mowed to a maximum height of 4-inch stubble with clippings removed.

15.130.530 Addition – Section 604.9, FIRE PROTECTION EQUIPMENT AND UTILITIES.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 604.9 is added to the California Wildland-Urban Interface Code to read as follows:
604.9 Fire protection equipment and utilities. The clearance requirements of Chapter 15.130, Sections 604.7 and 604.8 shall apply to communication site towers and their support Buildings; required fire protection water supplies, including water tanks, water supply pumps, and pump houses; and any other utility Structure as required by the Fire Code Official. The Fire Code Official may consider a reduced distance, not less than 30 feet, for communication site towers, water tanks, and Structures with no interior space, based upon a site risk assessment. Also see Chapter 15.130, Appendix A.

15.130.540 Addition – Section 604.10, PLANTING VEGETATION UNDER OR ADJACENT TO ENERGIZED ELECTRICAL LINES.

Section 604.10 is added to the California Wildland-Urban Interface Code to read as follows:
604.10 Planting vegetation under or adjacent to energized electrical lines.

No vegetation shall be planted under or adjacent to energized power lines that, at maturity, will grow within 10 feet of the energized conductors.

15.130.550 Addition – Section 604.11, FENCING.

Section 604.11 is added to the California Wildland-Urban Interface Code to read as follows:
604.11 Fencing.

15.130.560 Addition – Section 604.11.1, SCOPE.

Section 604.11.1 is added to the California Wildland-Urban Interface Code to read as follows:
604.11.1 Scope. This section only applies to fences, including gates within the fencing, within 5 feet of Building(s), including Decks, (Zone 0) that are in an applicable Fire Hazard Severity Zone required by Chapter 6 of this code.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025

15.130.570 Addition – Section 604.11.3, NEW FENCING.

Section 604.11.2 is added to the California Wildland-Urban Interface Code to read as follows:
604.11.2 New fencing. New fencing and gates shall be constructed of a noncombustible material.

15.130.580 Addition – Section 604.11.3, EXISTING FENCING.

Section 604.11.3 is added to the California Wildland-Urban Interface Code to read as follows:
604.11.3 Existing fencing. Fencing installed prior to January 1, 2026, may remain.

Exception: The entire fencing not parallel and within 5 feet of the building, including gates within the fencing, shall be constructed of a noncombustible material when any portion of the existing fencing within 5 feet is being replaced. Fencing beyond 5 feet from the building is not required to be replaced with non-combustible material.

15.130.590 Amendment – Section 607.1, GENERAL.

Section 607.1 of the California Wildland-Urban Interface Code is amended to read as follows:
607.1 General. Firewood and combustible materials shall not be stored in unenclosed spaces beneath Buildings or Structures, or on Decks or under eaves, canopies, or other projections or overhangs. Firewood piles shall be located 30 feet (9144 mm) or more from structures unless completely covered by a fireresistant material. Exposed wood piles located within the defensible space shall have a minimum clearance of 10 feet (3048 mm) down to bare mineral soil in all directions. Firewood shall not be stored within Zone 0.

15.130.600 Amendment – Section 607.1.1, COMBUSTIBLE MATERIALS.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 607.1.1 of the California Wildland-Urban Interface Code is amended to read as follows:
607.1.1 Combustible Materials. Combustible Materials, other than vegetation, stored within Zones 1 and 2 shall not be stored so as to pose a hazard to any Building. Piles shall not exceed 100 square feet of area and a maximum height of 10 feet. Piles shall be separated by a minimum of 20-foot clear area.

15.130.610 Amendment – Section 607.2, STORAGE FOR OFF-SITE USE.

Section 607.2 of the California Wildland-Urban Interface Code is amended to read as follows:
607.2 Storage for off-site use. Firewood and Combustible Materials not for consumption on the premises shall not be stored within Zones 0, 1, and 2. See Chapter 15.130, Appendix A for storage requirements.

15.130.620 Addition – Section 608.1.1, RESTRICTED DEVELOPMENT SETBACKS.

Section 608.1.1 is added to the California Wildland-Urban Interface Code to read as follows:
608.1.1 Restricted development setbacks. New Structures and additions to existing Structures shall not be constructed less than 100 feet from any protected habitat, whether on the same or adjacent Parcels, where the 100-foot Defensible Space required under Chapter 15.130, Section 604.7 cannot be provided, unless an alternate method of construction and protection is provided that can ensure the safety of the Structure and emergency responders as approved by the Fire Code Official. Protected habitat includes lands restricted from brush clearance or modification due to Federal or State listed endangered species. Protected habitat does not include sensitive habitat areas.

15.130.630 Amendment – Section 608.2, GENERAL.

Section 608.2 of the California Wildland-Urban Interface Code is amended to read as follows:

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
608.2 General. All parcels shall provide a minimum 30-foot (9144 mm) setback for all buildings from property lines and the center of a road, except as provided for in Chapter 15.130, Section 608.2.1. [CCR T14 §1276.00(a)] This section applies to new Tract and Parcel maps, new Buildings, and additions to Existing Buildings.

15.130.640 Amendment – Section 608.2.1, SETBACK REDUCTION.

Section 608.2.1 of the California Wildland-Urban Interface Code is amended to read as follows:
608.2.1 Setback reduction. A reduction in the minimum setback shall be based upon practical reasons, which may include but are not limited to, parcel dimensions or size; topographic limitations; Development density requirements or other Development patterns that promote low-carbon emission outcomes; sensitive habitat or other site constraints, and shall provide for an alternative method to reduce structure-to-structure ignition by incorporating a combination of features such as, but not limited to:

1. Non-combustible block walls or fences; or

2. Non-combustible material extending 5 feet (1524 mm) horizontally from the furthest extent of the building; or

3. Hardscape landscaping; or

4. A reduction of exposed windows on the side of the structure with setback less than 30 feet (9144 mm). [CCR T14 §1276.01]

15.130.650 Addition – Section 609.2.7.1, GREENBELTS.

Section 609.2.7.1 is added to the California Wildland-Urban Interface Code to read as follows:
609.2.7.1 Greenbelts. Subdivisions and other developments, which propose Greenbelts as a part of the development plan, shall locate the Greenbelts strategically, as a separation between wildland fuels and Structures. The locations shall be approved by the inspection authority.

15.130.660 Addition – Section 609.2.7.2, ACCESS TO GREENBELTS.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
Section 609.2.7.2 is added to the California Wildland-Urban Interface Code to read as follows:
609.2.7.2 Access to Greenbelts. A minimum of one (1) access point shall be provided to new Greenbelts at an approved location to allow for on-going maintenance and firefighter access. Additional access points shall be provided when required by the Fire Code Official.

15.130.670 Amendment – Appendix A102.1, GENERAL.

Section A102.1 of the California Wildland-Urban Interface Code is amended to read as follows:

A102.1 General. Vegetation control shall comply with Chapter 15.130, Sections A102.2 through A102.4 and with Chapter 15.130 Chapter 6.

15.130.680 Amendment – Appendix A105.1, GENERAL.

Section A105.1 of the California Wildland-Urban Interface Code is amended to read as follows:

A105.1 General. In addition to the requirements of the California Fire Code, Chapter 15.09, and Chapter 15.130, Chapter 6, storage and use of the materials shall be in accordance with Chapter 15.130, Sections A105.2 through A105.4.2.

15.130.690 Amendment – Appendix A105.4 COMBUSTIBLE MATERIALS.

Section A105.4 of the California Wildland-Urban Interface Code is amended to read as follows:

A105.4 Combustible Materials. Outside storage of Combustible Materials such as, but not limited to, wood, rubber tires, building materials, or paper products shall comply with the other applicable sections of this Ordinance and this section.

Storage of pallets shall be in accordance with Chapter 15.09, Section 2810.

Storage and processing of wood chips, hogged materials, fines, Compost, Compostable Material, Mulch, solid biomass, raw product, and combustible yard

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
waste and recycle material shall be in accordance with Chapter 15.09, Section 2808.

SECTION 3: NMC Chapter 15.09 and Chapter 15.130 are added in their entirety to read as follows:

SECTION 4: EFFECTIVE DATE: This Ordinance shall become effective 30 days after final passage thereof; however, the provisions herein shall not become operative until January 1, 2026.

SECTION 5: SEVERABILITY: If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subsection, sentence, clause, subsections, sentences, clauses, or phrases hereof irrespective of the fact that any one or more of the sections, subsections, sentences, clauses, or phrases hereof be declared invalid or unconstitutional.

SECTION 6: POSTING: The Mayor shall sign this Ordinance, and the City Clerk shall attest hereto and shall cause the same within 15 days of its passage to be posted at no less than five public places within the City of Norco.

SECTION 7: FILING: The City Clerk must file a certified copy of this Ordinance with the California Building Standards Commission.

Ordinance No. 1135 Code Amendment 2025-06 (2025 California Fire Code and 2025 California Wildland-Urban Interface Code)

November 19, 2025
PASSED AND ADOPTED by the City Council of the City of Norco, California, at a regular meeting held on November 19, 2025.
_______________________________
Greg Newton, Mayor
Mayor of the City of Norco, California
ATTEST:
________________________
Dana Roa, CMC, City Clerk
City of Norco, California
I, Dana Roa, CMC, City Clerk of the City of Norco, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Norco, California, duly held on, November 19, 2025 and thereafter at a regular meeting of said City Council duly held on November 19, 2025 it was duly passed and adopted by the following vote of the City Council.

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Norco, California, on November 19, 2025. ________________________
Dana Roa, CMC, City Clerk
City of Norco, California

City Council

STAFF REPORT
Date: November 19, 2025 Agenda Item:

6.B.

To: Honorable Mayor and City Council Members
From: Alma Robles, Community Development Director
Prepared By: Michael Martin, Planning Assistant/Consultant Department: Planning
SUBJECT:

Appeal Hearing: An appeal of the Planning Commission’s approval of Conditional Use Permit 2025-04 (JNP Realty): A proposal to allow the construction of a 10,550 squarefoot childcare building with outdoor play area at 2490 River Road located within the Commercial General (C-G) zone (APN 121-560-002)
RECOMMENDATION:

Appeal Planning Commission Resolution 2025-24 regarding Conditional Use Permit 2025-04.

SUMMARY:

This is an appeal of the Planning Commission's approval of Conditional Use Permit 2025-04, to add additional conditions.

BACKGROUND:

The Planning Commission heard Conditional Use Permit 2024-04 on October 8, 2025, for the approval of the construction of a 10,550 square-foot childcare building with outdoor play area at 2490 River Road. After consideration of all written and oral public testimony, the Planning Commission approved the request via a 5-0 vote.

Following the approval, the City Council discussed and ultimately appealed the determination, noting that additional conditions should be added and a parking analysis requested. Specifically, additional conditions that were discussed addressed parking, screening, and landscaping.

The appeal requires a public hearing before the City Council for a final determination, which is the subject of this agenda item. Following the City Council's review and consideration of the background information related to Conditional Use Permit 2024-04, the City Council can determine to: uphold the Planning Commission's approval with no changes (no resolution needed); deny the project (a resolution with stated findings for

denial would be brought back at the next Council meeting); or can approve the project with additional conditions.

The approved Planning Commission Resolution has been attached which includes all of the Planning Commission's added conditions and can be amended with any additional conditions that the Council wishes to include. Any additional conditions will be brought back to City Council for review by Resolution at a future City Council meeting.

NOTICING: The required public notices for the CUP request for the childcare use were mailed to surrounding property owners within a 600-foot radius (with at least 40 properties notified as required per the public notice requirements). No written comments were received.

FISCAL IMPACT:

This agenda item will not result in a fiscal impact.

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic No. 4 - Communication and Stakeholder Experience: Enhance the stakeholder experience, engage the community, and build brand awareness through proactive, effective, and consistent communication.

REVIEWED AND APPROVED BY:

Certified as to Availability of Funds: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):

Resolution 2025-24 (JNP Realty) updated
Original Staff Report with Exhibits
Norco Village Parking Plan

RESOLUTION 2025-24

A RESOLUTION BY THE PLANNING COMMISSION OF THE CITY OF

NORCO, CALIFORNIA, GRANTING WITH CONDITIONS, A

CONDITTIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A
10,550 SQUARE-FOOT DAY CARE BUILDING WITH OUTDOOR PLAY
AREA AT 2490 RIVER ROAD LOCATED WITHIN THE COMMERCIAL
GENERAL (C-G) ZONE (APN 121-560-002). CONDITIONAL USE
PERMIT 2025-04
WHEREAS, JNP Norco Realty, LLC submitted an application for a conditional use permit to the City of Norco, California, under the provisions of Chapter 18.45, Title 18 of the Norco Municipal Code for the development of a daycare center on property generally described as:

Parcel 2 of Parcel Map No.36999 in the City of Norco, County of Riverside, State of California as shown by Map on File in Book 240 of Parcel Maps, pages 74 through 78 Records of said County; and More generally described as a rectangular-shaped area consisting of about 2.22 acres/96,769 square feet, having a width of approximately 229 feet and a depth of approximately 422 feet, and being further identified as 2470 River Road (Assessor’s Parcel Numbers 121-560-002).

WHEREAS, notice of public hearing on said petition has been given in the manner and for times required by law; and
WHEREAS, on September 10, 2025, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said application was continued by the Planning Commission for the City of Norco on calendar for the October 8, 2025 regular meeting; and
WHEREAS, at the time set at 7 p.m. on October 8, 2025, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said petition was advertised for hearing before 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, the City of Norco, acting as the Lead Agency, has determined that the project is consistent with the approved Mitigated Negative Declaration for approved Site Plan 2015-23.

NOW, THEREFORE, the Planning Commission of the City of Norco does hereby make the following FINDINGS AND DETERMINATION:

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
I. FINDINGS:

A. The requested Conditional Use Permit will not adversely affect the General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof, by reason that the Norco General Plan designates the site as Commercial Community, and the C-G (Commercial General) zoning designation of the site is consistent with that General Plan designation. The proposed land use is conditionally permitted in this zone and subject to conditions. The use can be operated in a manner so as to be consistent with surrounding uses and future development, and will therefore not have any significant negative effects.

B. The requested use will not adversely affect the adjoining land uses, and the growth and development of the area in which it is located. The proposed use, when operated in compliance with the conditions of approval, will be complementary and compatible with surrounding properties and therefore will not have an adverse effect on adjoining properties.

C. The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area as the proposed development meets applicable development standards.

D. The traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The traffic generated by the proposed project is consistent with the traffic analysis and mitigation measures in place with the approved Mitigated Negative Declaration (MND) for approved Site Plan 2015-23.

E. The City of Norco has been determined to be the lead agency for environmental reporting purposes pursuant to State and local environmental guidelines, and has determined that the project will not create significant negative impacts pursuant to the California Environmental Quality Act and the City of Norco Environmental Guidelines as the project is consistent with the approved Mitigated Negative Declaration (MND) for approved Site Plan 2015-23.

Required findings per Chapter 18.58, Section 18.56.03 (3) (iv) on Child Care Centers:

F. Adjacent development will not constitute a hazard to children.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
G. Site complies with all zoning criteria and development standards for the zoning district.

H. The facility has outdoor activity space of 75 square feet for each child who is not an infant. The outdoor area is either owned or leased by the applicant, and is not shared with other property owners.

I. The facility is located more than 500 feet from any other facility, or it is determined that over-concentration of facilities within the area will not result from the facility.

J. The facility has adequate off-street parking for the number of children and each employee.

K. Access and drop-off facilities will not interfere with traffic and circulation of the area and on-site.

L. The facility will not materially reduce the privacy or use otherwise enjoyed by adjoining properties.

M. The design will minimize to the degree possible, excessive noise impacts to adjoining properties.

II. DETERMINATION:

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Norco, California, in session assembled October 8, 2025, that the aforesaid application for a conditional use permit is granted, subject to the conditions provided in Section 18.45.14 of the Municipal Code of Norco, and including but not limited to, the following conditions:

1. Approval is based on Exhibit “D” – Site Plan, Floor Plans and Building Elevations dated September 17, 2025, and incorporated herein by reference and on file with the Planning Department. Development shall occur as shown unless otherwise noted in these conditions.

2. The recorded owner of the property shall submit to the Planning Division, for record purposes, written evidence of agreement with all conditions of this approval before said permit shall become effective.

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), and these conditions of approval, not specifically waived

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
in compliance with City procedures shall constitute cause for beginning immediate and automatic revocation and/or termination of the approvals granted under authority of permit.

4. In the event conditions for approval by the Planning Commission or City Council (as the case may be) require the revision of plans as submitted, the applicant shall submit four copies of the approved plan (revised to incorporate conditions for approval) to the Planning Department for record purposes for approval of any grading and/or building permits.

5. This approval shall become null and void unless building permits for all construction authorized by this approval have been issued within two (2) years after the granting of such approval, and pursued diligently to completion.

Provided, however, that the Community Development Director may extend approvals for up to six (6) months, provided that after consulting with the City Engineer and Fire Marshall, she finds that there would be no new requirements due to changes in the Code and the plan as approved meets all present development standards.

6. The subject property shall be developed in accordance with approved plans and specifications on file with the City of Norco Planning Division.

7. The developer shall submit for the necessary permits from the Building Division and pay all applicable City of Norco development fees prior to issuance of any permits.

8. This is not an approval to begin work. No work shall be commenced until the City of Norco has issued building permits and all other appropriate permits.

9. No occupancy of any building and/or structure shall be permitted which is not in compliance with approved plans and excepting upon specific review and approval of any “as built” modifications by the Community Development Director as appropriate.

10. No expansion of use beyond the scope and nature described in this application which would tend to increase the projected scale of operations, shall be permitted except upon application for, and approval of, modification of this application in compliance with all procedures and requirements therefor.

11. Building elevations, building colors and materials shall be as approved by the Planning Commission. Minor deviations from the approved colors and materials approved shall be subject to the approval of the Community Development Director prior to their application. Material boards and colored renderings shall be presented to the Planning Division as part of the permanent file.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

13. No signs are authorized by the approval. Any signs proposed for this project shall be submitted to the Planning Division for review and approval. Once signs are approved, building permits shall be obtained from the Building Division for issuance of a building permit.

14. Signs shall comply with applicable existing sign programs and signage shall not be allowed on building elevations facing residential homes.

15. Approval shall be granted by the Planning Division of all walls and fences, landscaping plans (precise schedule), and exterior lighting prior to issuance of building permits.

16. All landscaped areas shall be provided with a water-conserving automatic irrigation system. A detailed landscaping and underground irrigation plan which utilizes drought-resistant plants, along with the application fee, shall be submitted to the Planning Division for approval. Such plans shall indicate plant and tree types and sizes, and the location and dimensions of all landscaped areas and irrigation lines. The trees to be installed shall be minimum 24-inch planter box.

Shrubs to be installed shall be minimum 5-gallon container. Landscape plans shall include a water budget in accordance with the state Water Conservation in Landscaping Act. The inside dimensions of any designated landscape planters adjacent to parking/maneuvering areas which allow vehicle approaches to overhang into said planter areas shall not be credited towards meeting the minimum landscaped area requirements.

17. All landscaped areas shall be maintained in a healthy and thriving condition free from weeds, trash and debris as a condition of this approval. The property owner is responsible for maintenance of on-site and off-site landscaping.

18. A detailed on-site photometric lighting plan, and application fee, shall be submitted for review and approval by the Planning Division prior to issuance of building permits. Said plan shall indicate style, illumination, location, height and method of shielding, so as not to adversely affect adjacent properties or streets.

On-site lighting shall be directed inward to the project and sheltered from view, as much as possible, from the adjacent property. Fixture styles shall be consistent with existing light fixtures for the center. Metal halide lights are not permitted.

19. All ground-mounted utility appurtenances such as transformers shall be located out of public view of the main building area and adequately screened through the use or combination of concrete masonry walls, berms, and landscaping to the satisfaction of the Planning Division.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

20. Any mechanical equipment such as: air conditioning, heating or cooling equipment, etc. and/or appurtenant ducts, vents, pipes or cable which are proposed to be mounted either on top of, or outside of, any building or structure shall be subject to review and approval by the Community Development Director prior to the issuance of building permits. Plans showing the nature, extent, and location of all such appendages and method of architectural integration, visual, and acoustical treatment of the same shall be submitted to the Planning Division for review and approval prior to issuance of building permits.

21. Trash enclosures shall be designed to meet City standards in the location as indicated on the site plan and/or in a location approved by the authorized wastehauler. The trash enclosure shall be placed on a concrete pad and screened on three sides with a six-foot high solid masonry wall in conformance with City standards, and shall be equipped with a six-foot high sight-obscuring gate, roof/cover and “man” entrance, subject to approval of the Planning Division. The trash enclosure shall be a minimum size for two bins, one bin for trash and the other bin for recycling.

22. The developer and subsequent owners shall participate in recycling programs that are in compliance with state requirements and the City’s recycling program, and shall place recycling facilities as approved by the City and the City’s waste hauler.

23. The number of required parking spaces shall be maintained for customer and employee parking as required by the Norco Municipal Code. The number of accessible parking spaces shall be provided in accordance with the adopted Building Code. Parking shall remain clear and accessible to the public during normal business hours.

24. All parking stalls shall be 9’x20’ in size with a maximum two-foot overhang into the designated landscape planters where applicable.

25. There shall be no sound amplification system provided which projects sound outside the confines of the building except as may be specifically approved by the Community Development Director upon application for such system. In the event of approval of any such system, technical details of the system (i.e., loud speaker, paging, etc.) shall be subject to review and approval by the Community Development Director prior to installation. Provided further, that sound levels shall be controlled as to not exceed 55 PndbA (CNEL) at property line, and shall be so certified by a registered acoustical engineer.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

26. Any stop work order caused by a failure to make application for building permits with the City of Norco will cause a revocation hearing to be agendized at the next regularly scheduled meeting of the Planning Commission.

27. The proposed project lies within the Western Riverside Council of Governments (WRCOG) area-wide Multi-Species Habitat Conservation Plan (MSHCP). The City has adopted the MSHCP program, and this project shall be subject to the payment of these fees prior to the issuance of building permits.

28. A bond or surety device shall be posted and an agreement executed to the satisfaction of the City Engineer and City Attorney, guaranteeing completion of all public improvements. NOTE: Upon acceptance by the City Council of the public improvements and installation of any necessary erosion control devices, the City will release the Labor and Materials bond within 180 days, and reduce the Faithful Performance Bond to 10 percent of the original amount and release it after a period of one year if no liens have been filed and the work remains in satisfactory condition.

29. No construction activity work shall be permitted after 6 p.m. or before 7 a.m. or on Saturdays, Sundays or holidays without prior written approval from the Community Development Director.

30. The applicant shall submit a current title report (no more than 30 days old) for the project site showing all existing property ownership, easements and rights of title.

31. Driveway approaches shall be constructed in accordance with City standards as approved by the City Engineer.

32. All on-site drive aisles and parking areas shall be constructed in accordance with City Standards as approved by the City Engineer.

33. Improvements/replacements in the right-of-way (i.e., landscaping in the parkway, improved drive approach, horse trail, curb, gutter, etc.) shall be provided as determined necessary by the City Engineer to accommodate the project.

34. A City of Norco Encroachment Permit shall be obtained for all work in the public right-of-way prior to the start of work. All work shall be done in accordance with City Standards, and/or as otherwise specified to the satisfaction of the City Engineer and completed prior to certificate of occupancy.

35. The applicant shall 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

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
written authorization shall be submitted to the City Engineer’s office prior to start of work.

36. The proposed project is subject to the payment of the Transportation Uniform Mitigation Fee (TUMF) prior to the issuance of building permits unless exempted by ordinance.

37. The applicant shall submit a preliminary soils report, prepared by a Californialicensed soils engineer, prior to issuance of grading permit.

38. An on-site precise grading, paving and drainage plan shall be prepared for this project by a registered civil engineer for approval by the City Engineer. Plans shall be on 24”x36” mylar sheets with mass grading and drainage shown at a maximum scale of 1” = 40’. Precise grading information, such as house plots, drainage swales, water quality details, drainage details, earthwork quantities, and hardscape shall be included. The applicant’s engineer shall submit a rough grade certification stipulating completion of all grading operations in conformance with the approved plan prior to the issuance of building permits

39. Prior to issuance of a grading permit, a complete hydrology and hydraulic study shall be prepared by a registered civil engineer for approval by the City Engineer.

Those recommendations of the report, as approved by the City Engineer, shall be incorporated into the public improvement plans and site development plans prior to their approval.

40. The applicant shall participate in the Master Drainage Plan improvement facility identified for the project site and shall be responsible for its construction and shall dedicate those drainage easements to the City as are determined necessary to the City Engineer.

41. The project engineer shall include an erosion control plan as part of the precise grading plan, providing for installation of approved erosion control devices (sandbags, desilting basins, etc.) during all phases of construction. Maintenance of the necessary erosion control devices shall be the responsibility of the applicant. Any emergency repair to these devices performed by City forces shall be billed to the applicant and paid for prior to the release of Certificate of Occupancy.

42. All slopes shall be a maximum of 2:1, unless a slope stability analysis prepared by a registered soils engineer is submitted recommending steeper slope gradients. Review and approval of this analysis shall be at the sole discretion of the City Engineer and in no case shall slopes steeper than 1.5:1 be permitted.

Slopes greater than 5 feet in height and slopes adjacent to street right-of-way

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
shall be planted and irrigated with an approved plant material. Review and approval of corresponding landscaping/irrigation plans shall be performed by the Planning Division.

43. This development shall be served by underground utilities. All utility locations shall be incorporated into the on-site utility plan and shall be prepared on 24” x 36” mylar, by a registered civil engineer, for approval by the City Engineer.

44. The project shall be connected to the City’s sewer system; and the applicant shall pay all associated connection fees to the City of Norco, prior to building permit issuance. Grease interceptors shall be required for all food service uses.

45. The project shall be connected to the City’s water system; and the applicant shall pay all associated connection fees to the City of Norco, prior to building permit issuance.

46. If required by the Public works Department, the project shall include the installation of purple pipe for ultimate connection to the City’s reclaimed water system.

47. The sizing of water meters shall be determined by the Director of Public Works based on water flow calculations.

48. Separate water meters shall be required for each unit within each building and are required to be installed prior to issuance of a certificate of occupancy for each unit.

49. Domestic and Irrigation lines require reduced pressure backflow preventors to be installed to City standards.

50. A separate water meter shall be provided for landscape irrigation.

51. A preliminary Water Quality Management Plan (WQMP) or an amendment to the existing approved WQMP for the shopping center shall be submitted prior to site grading plan submittal. A Final WQMP shall be submitted and approved by the City Engineer. Prior to issuance of a grading permit, the property owner shall record a Covenant and Agreement, or other approved instrument, with the County-Clerk Recorder to inform future property owners of the requirement to implement the approved WQMP.

52. Prior to the issuance of a grading permit, the applicant’s engineer shall prepare and submit a Storm Water Pollution Plan (SWPPP) covering all construction.

Maintenance of the necessary erosion control devices shall be the responsibility

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
of the applicant. Any emergency repair to these devices performed by City forces shall be billed to the applicant and paid for prior to the release of certificate of occupancy.

53. The project shall conform to all policies, requirements, and standards of the National Pollution Discharge Elimination System (NPDES) as stipulated and approved by the City of Norco and Riverside County permit. Prior to the issuance of a grading permit, the applicant shall apply for a National Pollution Discharge and Elimination System (NPDES) permit. Proof of compliance (a copy of the Notice of Intent and application fee) shall be submitted to the Engineering Division prior to start of work. No work shall be done that causes a violation of the City-wide NPDES Permit.

54. The applicant shall meet with the Norco Fire Department to determine locations of fire hydrants, red curbing and signage by fire hydrants, Fire Department connections, and designated fire lanes on-site.

55. Fire lanes, turn-around/access any yard hydrants shall be in accordance with the latest edition of the California Fire Code. See the Norco Fire Department Standards for fire lane, fire access, and fire hydrant guidelines.

56. A knox box is required for any building which has multiple tenant spaces or for a building that has multiple entrances. See the Norco Fire Department for requirements and final approval.

57. All gates shall be installed in compliance with the latest edition of the California Code, Section 902 and approval of the Norco Fire Department is required.

58. Fire Department roof access ladders are required when buildings have a parapet which is four feet or greater. See the Norco Fire Department for “Roof Access” requirements.

59. Fire Department connection shall be at the front of the building, within 50 feet of a hydrant.

60. A fire alarm with a voice evacuation system shall be installed in accordance with CFC 907.2.3 and shall be monitored.

61. The developer/general contractor is responsible for reasonable continuous cleanup of the development during construction to avoid hazardous accumulations of combustible trash and debris both on- and off-site. Open fires are not permitted as they pose a hazardous situation; consequently, the developer/general contractor would be cited for this.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

62. Complete architectural and structural building plans, including all specifications, shall be submitted to the Fire Department for review prior to the issuance of any building permits. These plans and specifications shall include, but not be limited to, construction type, exits, fire protection equipment, building protection, and interior finish. The developer is responsible for, and shall apply for and receive, all Fire Department permits, paying all necessary fees prior to beginning construction.

63. This review does not provide for hazardous materials storage, use, dispensing, or handling. A Hazardous Materials Information Form shall be completed and returned with Material Safety Data Sheets. Should these manners of use be anticipated, adequate prevention, control, and mitigation of dangerous conditions shall be required.

64. Portable fire extinguishers shall be installed in accordance with Fire Department standards prior to occupancy. The developer should contact the Fire Department to determine the exact number, type, and placement required. Where exteriormounted extinguishers are provided, it is suggested that installation be in recessed cabinets for aesthetics and to reduce theft or vandalism.

65. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the Fire Department.

Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant).

Reference CFC 507.5, CFC Appendix C and NFPA 24 7.2.3

66. Fire Department Access - Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet. Deadend fire apparatus access roads in excess of 150 feet shall be provided with an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 24 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
change for 25 feet of approach/departure. Reference CFC 503.1.1, 503.2.1 as amended by the County of Riverside and Riverside County Office of the Fire Marshal Guideline OFM-01A.

67. All required fire lanes for fire apparatus access shall be identified on this plan. A detailed fire lane identification plan in accordance with RVCFD Guideline OFM01A, shall be required to be submitted with the architectural plan for Fire review and approval prior to building permit issuance.

68. Preliminary location of fire hydrants, fire sprinkler riser room and post indicator valve and fire department connection (PIV/FDC) have not been indicated on the plan. Please illustrate the location of each. Please see RVCFD Guidelines OFM01B and OFM-02 for further information.

69. Private fire service mains crossing multiple parcels shall require Covenants, Conditions and Restrictions (CCR's) establishing who will be responsible in the future inspection, testing, and maintenance of the private fire service main as required by Title 19, California Code of Regulations/NFPA 25 California Edition.

CCR's shall be submitted to the Fire Department for review, then filed with the Riverside County Recorder's Office prior to building permit issuance.

70. A fully supervised automatic fire sprinkler system is required for buildings of 2,500 square feet or greater. Supervision must include monitoring to a listed and U.L. certified Central Station. Said system design to include provisions for future tenant improvement, if applicable. Plans must be submitted to the Building Division. (Information sheet available from the Fire Department.)

71. All fire suppression systems require a separate submittal and permit for proposed work prior to installation. See Norco Fire Department standards for “Fire Sprinkler Standard” and “Fire Alarm/Monitored Standard”. Fire flow information shall be submitted and acquired prior to system design.

72. All roof coverings shall be of fire-resistive materials only (Class A or Class B according to the Uniform Building Code). The Building Division shall approve materials.

73. The following is a list of possible plan reviews necessary for completion of this project. Some of these are "shop drawings" and specifications done by subcontractors. Plan review fees and permit fees may apply - check with the Fire Department for confirmation.
--Building Architectural Plans
--On-Site Water & Fire Hydrant Utility Plans

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
--Detailed Site Plan with Islands and Drive Aisles
--Fire Sprinkler
--Fire Alarm/Sprinkler Monitoring
--Fire Lanes
--Flammable Liquid/Hazardous Materials

74. Approved numbers or addresses must be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers must contrast with their background. The minimum sizes of the numerals shall be as specified by the following:
- Industrial/Commercial: 12-inch height minimum on building located front and rear and 6-inch minimum height on suites, both front and rear doors.

75. Owner must file an emergency notification form with the Sheriff’s Department prior to obtaining certificate of occupancy.

76. The applicant shall comply with all applicable requirements of the Planning, Engineering, Building and Safety Divisions; and the Fire and Sheriff Departments; and all other applicable departments and agencies.

77. A construction screening fence shall be installed and maintained for the duration of construction on site.

78. It is hereby established that it shall be grounds for revocation of this conditional use permit if the permittee, his agent or assigns, or employee(s) of his establishment, or any other person connected or associated with the permittee or his business establishment, or any person who is exercising managerial authority of the business establishment has:

A. Violated any rule, regulation or condition of approval adopted by the Planning Commission relating to the conditional use permit; or B. Conducted the operation permitted hereunder in a manner contrary to the peace, health, safety and general welfare of the public or in a manner which either generates or contributes to noise and/or health/sanitation nuisances, or which results in creating an increased demand for public services

79. The project shall comply with the applicable provisions of the Uniform Building Code, as adopted by the City of Norco.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

80. The applicant shall comply with any standards promulgated by the State Fire Marshall and the City of Norco Fire Department relating to the subject of fire and life safety in child care centers, and the applicable provisions of the Uniform Fire Code.

81. The operator/applicant shall be licensed or deemed exempt from licensing by the State of California as a child care center.

82. The applicant shall comply with any conditions imposed by the Director of Community Development, deemed necessary to satisfy the requirements of the findings.

83. Proper state licensing shall be obtained prior to operation, including provisions for Fire Department clearance.

84. The applicant shall provide a plan for security and video surveillance showing all cameras and other security measures that will be installed to the Planning Division prior to building permit issuance.

85. The owner, owner’s agent, or person in lawful possession of the business or property shall submit a notarized letter to the Riverside County Sheriff’s Department, or other applicable law enforcement agency, to authorize enforcement of California Penal Code section 602. This letter shall be renewed as needed for the duration of the use permitted by this resolution.

86. The project shall add a minimum of two additional trees to the parking area.

87. The project shall continue the pipe and screen fencing across the entirety of the property lines adjacent to the residential properties and shall maintain consistent elevation relative to the existing concrete masonry unit wall. In the event that the wall is replaced, this requirement shall apply to any new wall erected in said location.

88. This use shall not allow for the loading and unloading of passengers from an unparked vehicle at any time.
##

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
PASSED AND ADOPTED by the Planning Commission at a regular meeting held on October 8, 2025.

Patricia Hedges Chair
Planning Commission
City of Norco, California
V.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
ATTEST:

Alma Robles, Secretary
Planning Commission
City of Norco, California
I HEREBY CERTIFY that the foregoing Resolution was regular duly and regularly passed and adopted by the Planning Commission of the City of Norco at a meeting thereof held on October 8, 2025, by the following roll call vote:

AYES: HEDGES, SHYU, CHUDZICKI, FIORE, HUTNIK,AND LANGLOIS NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
////é /6 7% /
Alma Robles, Secretary
Planning Commission
City of Norco, California

Planning Commission

STAFF REPORT
Date: October 8, 2025 Agenda Item:

5.B.

To: Honorable Chair and Commission Members
From: Alma Robles, Community Development Director
Prepared By: Michael Martin, Planning Assistant/Consultant Department: Planning
SUBJECT:

CONTINUED ITEM: Conditional Use Permit 2025-04 (JNP Realty): A proposal to allow the construction of a 10,550 square-foot childcare building with outdoor play area at 2490 River Road located within the Commercial General (C-G) zone (APN 121-560- 002)
RECOMMENDATION:

Adopt Resolution 2025-24, approving Conditional Use Permit 2025-04.

SUMMARY:

This is a proposal to build childcare center for children that includes outdoor play areas, required parking, and landscaping. The childcare center requires approval of a conditional use permit (CUP).

Along with the review for compliance with the development standards of the C-G zone for the childcare center, the Planning Commission will also need to determine if the required CUP and childcare findings can be made for the proposed childcare center.

BACKGROUND:

PROPERTY DESCRIPTION: The project site is a rectangular-shaped lot consisting of about 2.223 acres/96,834 square feet, having a width of approximately 229.64 feet and a depth of about 422 feet, and is an individual parcel within the Norco Village Shopping Center at the southwest corner of River Road and northwest side of Corydon Street (ref.

Exhibit “A” – Location Map and Exhibit “B” – APN Map). The parcel does not have frontage on River Road or Corydon Street and is accessed through the existing shopping center interior.

The project site is the subject of a two-lot parcel map subdivision proposed under a separate application that if approved, will position the proposed childcare project on its

own parcel that meets all the subdivision criteria (note: approval of a parcel map is not necessary for the consideration and approval of the childcare center).

The site is adjacent to properties in the C-G zone developed with commercial uses (part of the shopping center) on the East and South-east sides, adjacent to properties in the A-1 zone developed with residential uses on the North-east side, and adjacent to properties in the City of Corona developed with residential uses to the South-west. The site is relatively flat and vacant, but trees have been planted along the property lines that are adjacent to residential uses (Exhibit “C” – Aerial).

PROJECT DESCRIPTION: Conditional Use Permit 2025-04 is being requested for approval of the childcare center since it’s conditionally permitted land use and to ensure that the childcare center complies with the development standards of the C-G zone and the requirements for childcare centers.

The proposed childcare center is single story building that will consist of 10,550 square feet building and will include a total of 12,091 square feet of outdoor play areas. The architecture for the building is proposed is consistent with the architecture of the existing shopping center. The project also includes on-site improvements to consist of drive aisles, required parking, trash enclosures, bike racks, and the required landscaping, which will tie in with all of the existing onsite improvements for the shopping center (ref.

Exhibit “D”– Plan Set).

Minimal grading will be necessary, and minimal fill will be needed to balance out the site. A preliminary grading plan has been provided (the preliminary grading plan is within Exhibit "D”) which shows grading sections of the development in relationship to the surrounding commercial and residential properties. In summary, the proposed childcare center will be slightly elevation to match the existing grade of the improved/developed shopping center.

ANALYSIS:

Land Use: A childcare center requires approval of a Conditional Use Permit by the Planning Commission to be allowed.

ANALYSIS PER ZONING REQUIREMENTS:

DEVELOPMENT STANDARDS (C-G
ZONE)

DOES THE PROJECT MEET THIS
STANDARD?
Minimum Street Side Setback:

Building setback: 25 feet
Parking Setback: 10 feet
Minimum Interior Setback: 0 feet
Minimum Rear Setback: 0 feet
Where the property abuts a school site or
any “A” or “R” zone: a 50' building setback
is required
Yes
Maximum building height: 35 ft. Yes, 30 feet is the maximum height.

Lot coverage: N/A Yes
Landscaping: not less than 15% of total Yes, 16% non-turf landscaping has been

DEVELOPMENT STANDARDS (C-G
ZONE)

DOES THE PROJECT MEET THIS
STANDARD?
lot area. provided.

Parking required for daycare: 1 stall for
every 4 children and 1 stall for every
employee on the largest shift = 60
Total required spaces: 60
Yes, 60 spaces have been provided.

Trash enclosure Yes
Mechanical equipment screening (roof
and ground)
Yes, roof-mounted equipment and
ground mounted equipment will be
required to be screened a condition of
approval for the project
The Architectural Review Board indicated that the colors of the proposed buildings should match the colors of the existing shopping center and be of a warmer variety.

Colors can be discussed at the scheduled meeting. There was also a request for vertical siding instead of horizontal siding. These comments were noted by the applicant who provided the following justification for the existing designs. “As you can see, the architectural elements used have direct ties/inspiration to existing design elements in the center. I understand there may be a desire for vertical siding, but as you can see, there is plenty of horizontal siding throughout the center. Vertical siding does add a modern aesthetic, but like most designs, it is a trend and there is a concern it will grow stale over time. Horizontal siding is timeless and will keep the building aesthetic from having a "dated" look in 10-15 years. “
The applicant is requesting consideration of the project design elements and colors as proposed by the whole Planning Commission body. Any changes directed by the Planning Commission can become conditions of approval project.

In addition to the development standards of the C-G zone, a childcare center is subject to the requirements as follows:

DEVELOPMENT STANDARDS for [NMC

18.56.03 (3)]

DOES THE PROJECT MEET THIS
STANDARD?
REQUIRMENT:

Commercial zoning districts. Childcare
centers shall be a conditionally permitted
use in all commercial zones.

Yes
DEVELOPMENT STANDARDS:
(a) Play area shall have a minimum fence
height of five (5) feet. Wall and/or fencing
shall be either block wall, wrought iron, or
wood fencing.

Yes
(ref. Exhibit "D" - Plan Set)
(b) Play areas shall be located as to not
be subjected to noise levels greater than
60 dBA, including roadway noise levels
stipulated in the General Plan as well as
other sources identified.

Yes
(ref. Exhibit “G” – Noise Assessment for
the Project)

DEVELOPMENT STANDARDS for [NMC

18.56.03 (3)]

DOES THE PROJECT MEET THIS
STANDARD?
(c) Play areas shall be located at a
minimum of ten (10) feet from any public
right-of-way.

Yes
(d) One (1) off-street parking stall shall
be provided for every four (4) children,
and one (1) for every employee on the
largest shift.

Yes
(yes, 60 parking spaces are required and
are being provided)
(e) Loading and unloading area for
children shall be provided to
accommodate no less than two (2)
vehicles, and shall be located within
proximity to the main entrance. Location
of loading area across major drive aisles
is not acceptable.

PC discretion
If the project meets the intent of the code
(see discussion below).

FINDINGS FOR GRANTING THE CUP:
(a) Adjacent development will not
constitute a hazard to children.

Yes, based on the location and design of
the proposed project. However, the
Planning Commission has the ultimate
discretion on this matter.
(b) Site complies with all zoning criteria
and development standards for the zoning
district
Yes
(c) Facility has outdoor activity space of
75 square feet for each child who is not
an infant. The outdoor area must be either
owned or leased by the applicant, and
cannot be shared with other property
owners.

Yes
(a minimum of 10,800 square feet is
required and 12,091 square feet is being
provided)
(d) Facility is located more than 500 feet
from any other facility, or it is determined
that over-concentration of facilities within
the area will not result from the facility.

Yes
(e) Facility has adequate off-street
parking for the number of children and
each employee
Yes
(shown on the Site Plan in Exhibit “D”)
(f) Access and drop-off facilities will not
interfere with traffic and circulation of the
area and on-site.

Yes
(g) Facility will not materially reduce the
privacy or use otherwise enjoyed by
adjoining properties.

Yes, based on the location and design of
the proposed project. However, the
Planning Commission has the ultimate
discretion on this matter.
(h) Design will minimize to the degree
possible, excessive noise impacts to
adjoining properties.

Yes, based on the location and design of
the proposed project. However, the
Planning Commission has the ultimate
discretion on this matter (ref Exhibit “G” –
Noise Assessment for the Project).

DEVELOPMENT STANDARDS for [NMC

18.56.03 (3)]

DOES THE PROJECT MEET THIS
STANDARD?

CONDITIONS OF APPROVAL
(a) Comply with the applicable
provisions of the Uniform Building Code,
as adopted by the City of Norco.

Condition of approval if project is
approved
(b) Comply with any standards
promulgated by the State Fire Marshall
and the City of Norco Fire Department
relating to the subject of fire and life
safety in child care centers, and the
applicable provisions of the Uniform Fire
Code
Condition of approval if project is
approved
(c) Operator/applicant shall be licensed
or deemed exempt from licensing by the
State of California as a child care center.

Condition of approval if project is
approved
(d) Comply with any conditions imposed
by the Director of Community
Development, deemed necessary to
satisfy the requirements of the findings
All recommended conditions are noted in
the attached draft resolution of approval.

AGENCY CLEARANCE
Proper state licensing shall be obtained
prior to operation, including provisions for
Fire Department clearance.

Condition of approval if project is
approved
The applicant has submitted the following as justification for the lack of loading and unloading spaces, and would contend that this would be within the intent of Development Standard (e):
"The project provides 60 parking spaces, including 3 ADA-accessible and 3 electric vehicle charging stalls, sufficient to accommodate drop-off and pick-up activities.

Per NMC Section 18.56.03(3)(a)(iii)(e), childcare facilities require a loading/unloading area for at least two vehicles near the main entrance. However, the proposed drop-off/pick-up process—where parents park, sign in/out their children, and escort them to classrooms (5–10 minutes)—eliminates the need for a dedicated unloading area. Drop-offs occur from 7:00 AM to 9:00 AM, and pick-ups from 4:00 PM to 6:00 PM, with 20–30% of part-time students leaving earlier. This schedule complements the shopping center’s peak hours, as most businesses open later, minimizing traffic conflicts. The site plan confirms adequate parking capacity for these staggered activities."
Given that parents MUST park and walk in and drop off children, staff has determined that this procedure meets the intent of the required loading and unloading spaces. The intent of these spaces is so that traffic circulation is not obstructed during drop-off and pick-up, and the regular parking stalls proposed for for the project meet the intended purpose.

ANALYSIS FOR NMC CHAPTER 18.45 (CUP) FINDINGS:

The NMC states: “The purpose of the CUP is to review the location, site development, and/or conduct of certain land uses (and buildings). These are uses which generally have a unique and distinct impact on the area in which they are located, or are capable of creating special problems for adjacent properties unless given special review and special conditions. A Conditional Use Permit may be granted at the discretion of the Planning Commission, and is not the automatic right of any applicant.” With respect to the childcare center, the Planning Commission has discretion to approve, change, or deny a CUP. From the Governor’s Office of Planning and Research (OPR) a CUP allows the Planning Commission to consider special uses which may be essential or desirable to a particular community, but which are not allowed as a matter of right within a zoning district. That decision is required to be made through a public hearing process. A CUP can provide flexibility within a zoning ordinance and is also used to control certain uses which could have a detrimental effect on the community.

Chapter 18.45 of the NMC requires the following findings to approve a CUP:

The Commission in granting a Conditional Use Permit may establish conditions under which a lot or parcel of land may be used or a building erected and/or altered, or make requirements as to right of-way dedications, architecture, height of building, open spaces, parking areas, and conditions of operation of any enterprise or make any requirements that the Commission may consider necessary to prevent damage or prejudice to adjacent properties, or detriment to the welfare of the community.

Before a Conditional Use Permit may be granted, the Commission, or Council upon appeal to it, shall make a finding from the evidence as submitted, that all four of the following conditions exist in reference to the property being considered:

CONDITIONS NECESSARY TO GRANTING A CUP
(18.45.14)

CAN THIS FINDING BE

MADE FOR THIS
PROJECT?
1 The requested Conditional
Use Permit will not adversely
affect the General Plan or
the public convenience or
general welfare of persons
residing or working in the
neighborhood thereof.

The project meets the
minimum development
standards in the C-G zone
as well as the
developments standards
for a childcare center. The
Planning Commission
needs to determine if the
proposed use, site layout
and structures can be
operated in a manner to be
consistent with surrounding
uses and future
development, and will
therefore not have any
significant negative effects.
2 The requested use will not
adversely affect the
adjoining land uses and the
growth and development of
Along with Finding No.1,
the Planning Commission
needs to determine if the
proposed project meets the

CONDITIONS NECESSARY TO GRANTING A CUP
(18.45.14)

CAN THIS FINDING BE

MADE FOR THIS
PROJECT?
the area in which it is
proposed to be located.
intent of the NMC in terms
of architecture, and if the
proposed use has the
potential to impact
adjoining properties.
3 The size and shape of the
site proposed for the use is
adequate to allow the full
development of the
proposed use in a manner
not detrimental to the
particular area.

The project meets the
minimum development
standards. Findings 1 and
2 must be made so that
this finding can be made
also.
4 The traffic generated by the
proposed use will not
impose an undue burden
upon the streets and
highways in the area.

The traffic generated by
the proposed use will not
impose an undue burden
upon the streets and
highways in the area, since
the project is consistent
with the approved
Mitigated Negative
Declaration for Site Plan
2015-23, which
incorporated traffic
mitigation measures.

PROJECT REVIEW BOARD (PRB): The PRB reviewed this project on July 2nd, 2025, and most of the comments discussed at the following meetings have been reflected in the design of the project or may be incorporated into the conditions of approval.

IMPACT ANALYSIS PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA): With the approval of the original Site Plan 2015-23, a Mitigated Negative Declaration (MND) was approved for the Norco Village Shopping Center. The proposed project is covered under the existing MND, however, the traffic generated by the proposed modification (for the retail building childcare center) needed review for consistency with the traffic analysis and mitigation measures in place with the approved MND. A traffic evaluation has been done, which has concluded that the proposed modification/project is consistent with the approved MND (ref. – Exhibit “H” – Traffic Evaluation)
NOTICING: The required public notices for the CUP request for the childcare use were mailed to surrounding property owners within a 600-foot radius (with at least 40 properties notified as required per the public notice requirements). No written comments were received.

FISCAL IMPACT:

This agenda item will not result in a fiscal impact.

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic No. 4 - Communication and Stakeholder Experience: Enhance the stakeholder experience, engage the community, and build brand awareness through proactive, effective, and consistent communication.

REVIEWED AND APPROVED BY:

ATTACHMENT(S):

Resolution 2025-24
Exhibit - A - Location Map.

Exhibit B - APN Map
Exhibit C - Aerial
Exhibit D - Plan Set
Exhibit E - WQMP Report
Exhibit F - Hyd Report
Exhibit G - Noise Study
Exhibit H - Traffic Evaluation

RESOLUTION 2025-24

A RESOLUTION BY THE PLANNING COMMISSION OF THE CITY OF

NORCO, CALIFORNIA, GRANTING WITH CONDITIONS, A

CONDITTIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF A
10,550 SQUARE-FOOT DAY CARE BUILDING WITH OUTDOOR PLAY
AREA AT 2490 RIVER ROAD LOCATED WITHIN THE COMMERCIAL
GENERAL (C-G) ZONE (APN 121-560-002). CONDITIONAL USE
PERMIT 2025-04
WHEREAS, JNP Norco Realty, LLC submitted an application for a conditional use permit to the City of Norco, California, under the provisions of Chapter 18.45, Title 18 of the Norco Municipal Code for the development of a daycare center on property generally described as:

Parcel 2 of Parcel Map No.36999 in the City of Norco, County of Riverside, State of California as shown by Map on File in Book 240 of Parcel Maps, pages 74 through 78 Records of said County; and More generally described as a rectangular-shaped area consisting of about 2.22 acres/96,769 square feet, having a width of approximately 229 feet and a depth of approximately 422 feet, and being further identified as 2470 River Road (Assessor’s Parcel Numbers 121-560-002).

WHEREAS, notice of public hearing on said petition has been given in the manner and for times required by law; and
WHEREAS, on September 10, 2025, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said application was continued by the Planning Commission for the City of Norco on calendar for the October 8, 2025 regular meeting; and
WHEREAS, at the time set at 7 p.m. on October 8, 2025, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, said petition was advertised for hearing before 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, the City of Norco, acting as the Lead Agency, has determined that the project is consistent with the approved Mitigated Negative Declaration for approved Site Plan 2015-23.

NOW, THEREFORE, the Planning Commission of the City of Norco does hereby make the following FINDINGS AND DETERMINATION:

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
I. FINDINGS:

A. The requested Conditional Use Permit will not adversely affect the General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof, by reason that the Norco General Plan designates the site as Commercial Community, and the C-G (Commercial General) zoning designation of the site is consistent with that General Plan designation. The proposed land use is conditionally permitted in this zone and subject to conditions. The use can be operated in a manner so as to be consistent with surrounding uses and future development, and will therefore not have any significant negative effects.

B. The requested use will not adversely affect the adjoining land uses, and the growth and development of the area in which it is located. The proposed use, when operated in compliance with the conditions of approval, will be complementary and compatible with surrounding properties and therefore will not have an adverse effect on adjoining properties.

C. The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area as the proposed development meets applicable development standards.

D. The traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The traffic generated by the proposed project is consistent with the traffic analysis and mitigation measures in place with the approved Mitigated Negative Declaration (MND) for approved Site Plan 2015-23.

E. The City of Norco has been determined to be the lead agency for environmental reporting purposes pursuant to State and local environmental guidelines, and has determined that the project will not create significant negative impacts pursuant to the California Environmental Quality Act and the City of Norco Environmental Guidelines as the project is consistent with the approved Mitigated Negative Declaration (MND) for approved Site Plan 2015-23.

Required findings per Chapter 18.58, Section 18.56.03 (3) (iv) on Child Care Centers:

F. Adjacent development will not constitute a hazard to children.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
G. Site complies with all zoning criteria and development standards for the zoning district.

H. The facility has outdoor activity space of 75 square feet for each child who is not an infant. The outdoor area is either owned or leased by the applicant, and is not shared with other property owners.

I. The facility is located more than 500 feet from any other facility, or it is determined that over-concentration of facilities within the area will not result from the facility.

J. The facility has adequate off-street parking for the number of children and each employee.

K. Access and drop-off facilities will not interfere with traffic and circulation of the area and on-site.

L. The facility will not materially reduce the privacy or use otherwise enjoyed by adjoining properties.

M. The design will minimize to the degree possible, excessive noise impacts to adjoining properties.

II. DETERMINATION:

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Norco, California, in session assembled October 8, 2025, that the aforesaid application for a conditional use permit is granted, subject to the conditions provided in Section 18.45.14 of the Municipal Code of Norco, and including but not limited to, the following conditions:

1. Approval is based on Exhibit “D” – Site Plan, Floor Plans and Building Elevations dated September 17, 2025, and incorporated herein by reference and on file with the Planning Department. Development shall occur as shown unless otherwise noted in these conditions.

2. The recorded owner of the property shall submit to the Planning Division, for record purposes, written evidence of agreement with all conditions of this approval before said permit shall become effective.

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), and these conditions of approval, not specifically waived

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
in compliance with City procedures shall constitute cause for beginning immediate and automatic revocation and/or termination of the approvals granted under authority of permit.

4. In the event conditions for approval by the Planning Commission or City Council (as the case may be) require the revision of plans as submitted, the applicant shall submit four copies of the approved plan (revised to incorporate conditions for approval) to the Planning Department for record purposes for approval of any grading and/or building permits.

5. This approval shall become null and void unless building permits for all construction authorized by this approval have been issued within two (2) years after the granting of such approval, and pursued diligently to completion.

Provided, however, that the Community Development Director may extend approvals for up to six (6) months, provided that after consulting with the City Engineer and Fire Marshall, she finds that there would be no new requirements due to changes in the Code and the plan as approved meets all present development standards.

6. The subject property shall be developed in accordance with approved plans and specifications on file with the City of Norco Planning Division.

7. The developer shall submit for the necessary permits from the Building Division and pay all applicable City of Norco development fees prior to issuance of any permits.

8. This is not an approval to begin work. No work shall be commenced until the City of Norco has issued building permits and all other appropriate permits.

9. No occupancy of any building and/or structure shall be permitted which is not in compliance with approved plans and excepting upon specific review and approval of any “as built” modifications by the Community Development Director as appropriate.

10. No expansion of use beyond the scope and nature described in this application which would tend to increase the projected scale of operations, shall be permitted except upon application for, and approval of, modification of this application in compliance with all procedures and requirements therefor.

11. Building elevations, building colors and materials shall be as approved by the Planning Commission. Minor deviations from the approved colors and materials approved shall be subject to the approval of the Community Development Director prior to their application. Material boards and colored renderings shall be presented to the Planning Division as part of the permanent file.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

13. No signs are authorized by the approval. Any signs proposed for this project shall be submitted to the Planning Division for review and approval. Once signs are approved, building permits shall be obtained from the Building Division for issuance of a building permit.

14. Signs shall comply with applicable existing sign programs and signage shall not be allowed on building elevations facing residential homes.

15. Approval shall be granted by the Planning Division of all walls and fences, landscaping plans (precise schedule), and exterior lighting prior to issuance of building permits.

16. All landscaped areas shall be provided with a water-conserving automatic irrigation system. A detailed landscaping and underground irrigation plan which utilizes drought-resistant plants, along with the application fee, shall be submitted to the Planning Division for approval. Such plans shall indicate plant and tree types and sizes, and the location and dimensions of all landscaped areas and irrigation lines. The trees to be installed shall be minimum 15-gallon container or 24-inch planter box, whichever is better for long-term survival of the particular species. Shrubs to be installed shall be minimum 5-gallon container. Landscape plans shall include a water budget in accordance with the state Water Conservation in Landscaping Act. The inside dimensions of any designated landscape planters adjacent to parking/maneuvering areas which allow vehicle approaches to overhang into said planter areas shall not be credited towards meeting the minimum landscaped area requirements.

17. All landscaped areas shall be maintained in a healthy and thriving condition free from weeds, trash and debris as a condition of this approval. The property owner is responsible for maintenance of on-site and off-site landscaping.

18. A detailed on-site photometric lighting plan, and application fee, shall be submitted for review and approval by the Planning Division prior to issuance of building permits. Said plan shall indicate style, illumination, location, height and method of shielding, so as not to adversely affect adjacent properties or streets.

On-site lighting shall be directed inward to the project and sheltered from view, as much as possible, from the adjacent property. Fixture styles shall be consistent with existing light fixtures for the center. Metal halide lights are not permitted.

19. All ground-mounted utility appurtenances such as transformers shall be located out of public view of the main building area and adequately screened through the

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
use or combination of concrete masonry walls, berms, and landscaping to the satisfaction of the Planning Division.

20. Any mechanical equipment such as: air conditioning, heating or cooling equipment, etc. and/or appurtenant ducts, vents, pipes or cable which are proposed to be mounted either on top of, or outside of, any building or structure shall be subject to review and approval by the Community Development Director prior to the issuance of building permits. Plans showing the nature, extent, and location of all such appendages and method of architectural integration, visual, and acoustical treatment of the same shall be submitted to the Planning Division for review and approval prior to issuance of building permits.

21. Trash enclosures shall be designed to meet City standards in the location as indicated on the site plan and/or in a location approved by the authorized wastehauler. The trash enclosure shall be placed on a concrete pad and screened on three sides with a six-foot high solid masonry wall in conformance with City standards, and shall be equipped with a six-foot high sight-obscuring gate, roof/cover and “man” entrance, subject to approval of the Planning Division. The trash enclosure shall be a minimum size for two bins, one bin for trash and the other bin for recycling.

22. The developer and subsequent owners shall participate in recycling programs that are in compliance with state requirements and the City’s recycling program, and shall place recycling facilities as approved by the City and the City’s waste hauler.

23. The number of required parking spaces shall be maintained for customer and employee parking as required by the Norco Municipal Code. The number of accessible parking spaces shall be provided in accordance with the adopted Building Code. Parking shall remain clear and accessible to the public during normal business hours.

24. All parking stalls shall be 9’x20’ in size with a maximum two-foot overhang into the designated landscape planters where applicable.

25. There shall be no sound amplification system provided which projects sound outside the confines of the building except as may be specifically approved by the Community Development Director upon application for such system. In the event of approval of any such system, technical details of the system (i.e., loud speaker, paging, etc.) shall be subject to review and approval by the Community Development Director prior to installation. Provided further, that sound levels shall be controlled as to not exceed 55 PndbA (CNEL) at property line, and shall be so certified by a registered acoustical engineer.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

26. Any stop work order caused by a failure to make application for building permits with the City of Norco will cause a revocation hearing to be agendized at the next regularly scheduled meeting of the Planning Commission.

27. The proposed project lies within the Western Riverside Council of Governments (WRCOG) area-wide Multi-Species Habitat Conservation Plan (MSHCP). The City has adopted the MSHCP program, and this project shall be subject to the payment of these fees prior to the issuance of building permits.

28. A bond or surety device shall be posted and an agreement executed to the satisfaction of the City Engineer and City Attorney, guaranteeing completion of all public improvements. NOTE: Upon acceptance by the City Council of the public improvements and installation of any necessary erosion control devices, the City will release the Labor and Materials bond within 180 days, and reduce the Faithful Performance Bond to 10 percent of the original amount and release it after a period of one year if no liens have been filed and the work remains in satisfactory condition.

29. No construction activity work shall be permitted after 6 p.m. or before 7 a.m. or on Saturdays, Sundays or holidays without prior written approval from the Community Development Director.

30. The applicant shall submit a current title report (no more than 30 days old) for the project site showing all existing property ownership, easements and rights of title.

31. Driveway approaches shall be constructed in accordance with City standards as approved by the City Engineer.

32. All on-site drive aisles and parking areas shall be constructed in accordance with City Standards as approved by the City Engineer.

33. Improvements/replacements in the right-of-way (i.e., landscaping in the parkway, improved drive approach, horse trail, curb, gutter, etc.) shall be provided as determined necessary by the City Engineer to accommodate the project.

34. A City of Norco Encroachment Permit shall be obtained for all work in the public right-of-way prior to the start of work. All work shall be done in accordance with City Standards, and/or as otherwise specified to the satisfaction of the City Engineer and completed prior to certificate of occupancy.

35. The applicant shall 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

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
written authorization shall be submitted to the City Engineer’s office prior to start of work.

36. The proposed project is subject to the payment of the Transportation Uniform Mitigation Fee (TUMF) prior to the issuance of building permits unless exempted by ordinance.

37. The applicant shall submit a preliminary soils report, prepared by a Californialicensed soils engineer, prior to issuance of grading permit.

38. An on-site precise grading, paving and drainage plan shall be prepared for this project by a registered civil engineer for approval by the City Engineer. Plans shall be on 24”x36” mylar sheets with mass grading and drainage shown at a maximum scale of 1” = 40’. Precise grading information, such as house plots, drainage swales, water quality details, drainage details, earthwork quantities, and hardscape shall be included. The applicant’s engineer shall submit a rough grade certification stipulating completion of all grading operations in conformance with the approved plan prior to the issuance of building permits

39. Prior to issuance of a grading permit, a complete hydrology and hydraulic study shall be prepared by a registered civil engineer for approval by the City Engineer.

Those recommendations of the report, as approved by the City Engineer, shall be incorporated into the public improvement plans and site development plans prior to their approval.

40. The applicant shall participate in the Master Drainage Plan improvement facility identified for the project site and shall be responsible for its construction and shall dedicate those drainage easements to the City as are determined necessary to the City Engineer.

41. The project engineer shall include an erosion control plan as part of the precise grading plan, providing for installation of approved erosion control devices (sandbags, desilting basins, etc.) during all phases of construction. Maintenance of the necessary erosion control devices shall be the responsibility of the applicant. Any emergency repair to these devices performed by City forces shall be billed to the applicant and paid for prior to the release of Certificate of Occupancy.

42. All slopes shall be a maximum of 2:1, unless a slope stability analysis prepared by a registered soils engineer is submitted recommending steeper slope gradients. Review and approval of this analysis shall be at the sole discretion of the City Engineer and in no case shall slopes steeper than 1.5:1 be permitted.

Slopes greater than 5 feet in height and slopes adjacent to street right-of-way

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
shall be planted and irrigated with an approved plant material. Review and approval of corresponding landscaping/irrigation plans shall be performed by the Planning Division.

43. This development shall be served by underground utilities. All utility locations shall be incorporated into the on-site utility plan and shall be prepared on 24” x 36” mylar, by a registered civil engineer, for approval by the City Engineer.

44. The project shall be connected to the City’s sewer system; and the applicant shall pay all associated connection fees to the City of Norco, prior to building permit issuance. Grease interceptors shall be required for all food service uses.

45. The project shall be connected to the City’s water system; and the applicant shall pay all associated connection fees to the City of Norco, prior to building permit issuance.

46. If required by the Public works Department, the project shall include the installation of purple pipe for ultimate connection to the City’s reclaimed water system.

47. The sizing of water meters shall be determined by the Director of Public Works based on water flow calculations.

48. Separate water meters shall be required for each unit within each building and are required to be installed prior to issuance of a certificate of occupancy for each unit.

49. Domestic and Irrigation lines require reduced pressure backflow preventors to be installed to City standards.

50. A separate water meter shall be provided for landscape irrigation.

51. A preliminary Water Quality Management Plan (WQMP) or an amendment to the existing approved WQMP for the shopping center shall be submitted prior to site grading plan submittal. A Final WQMP shall be submitted and approved by the City Engineer. Prior to issuance of a grading permit, the property owner shall record a Covenant and Agreement, or other approved instrument, with the County-Clerk Recorder to inform future property owners of the requirement to implement the approved WQMP.

52. Prior to the issuance of a grading permit, the applicant’s engineer shall prepare and submit a Storm Water Pollution Plan (SWPPP) covering all construction.

Maintenance of the necessary erosion control devices shall be the responsibility

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
of the applicant. Any emergency repair to these devices performed by City forces shall be billed to the applicant and paid for prior to the release of certificate of occupancy.

53. The project shall conform to all policies, requirements, and standards of the National Pollution Discharge Elimination System (NPDES) as stipulated and approved by the City of Norco and Riverside County permit. Prior to the issuance of a grading permit, the applicant shall apply for a National Pollution Discharge and Elimination System (NPDES) permit. Proof of compliance (a copy of the Notice of Intent and application fee) shall be submitted to the Engineering Division prior to start of work. No work shall be done that causes a violation of the City-wide NPDES Permit.

54. The applicant shall meet with the Norco Fire Department to determine locations of fire hydrants, red curbing and signage by fire hydrants, Fire Department connections, and designated fire lanes on-site.

55. Fire lanes, turn-around/access any yard hydrants shall be in accordance with the latest edition of the California Fire Code. See the Norco Fire Department Standards for fire lane, fire access, and fire hydrant guidelines.

56. A knox box is required for any building which has multiple tenant spaces or for a building that has multiple entrances. See the Norco Fire Department for requirements and final approval.

57. All gates shall be installed in compliance with the latest edition of the California Code, Section 902 and approval of the Norco Fire Department is required.

58. Fire Department roof access ladders are required when buildings have a parapet which is four feet or greater. See the Norco Fire Department for “Roof Access” requirements.

59. Fire Department connection shall be at the front of the building, within 50 feet of a hydrant.

60. A fire alarm with a voice evacuation system shall be installed in accordance with CFC 907.2.3 and shall be monitored.

61. The developer/general contractor is responsible for reasonable continuous cleanup of the development during construction to avoid hazardous accumulations of combustible trash and debris both on- and off-site. Open fires are not permitted as they pose a hazardous situation; consequently, the developer/general contractor would be cited for this.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

62. Complete architectural and structural building plans, including all specifications, shall be submitted to the Fire Department for review prior to the issuance of any building permits. These plans and specifications shall include, but not be limited to, construction type, exits, fire protection equipment, building protection, and interior finish. The developer is responsible for, and shall apply for and receive, all Fire Department permits, paying all necessary fees prior to beginning construction.

63. This review does not provide for hazardous materials storage, use, dispensing, or handling. A Hazardous Materials Information Form shall be completed and returned with Material Safety Data Sheets. Should these manners of use be anticipated, adequate prevention, control, and mitigation of dangerous conditions shall be required.

64. Portable fire extinguishers shall be installed in accordance with Fire Department standards prior to occupancy. The developer should contact the Fire Department to determine the exact number, type, and placement required. Where exteriormounted extinguishers are provided, it is suggested that installation be in recessed cabinets for aesthetics and to reduce theft or vandalism.

65. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the Fire Department.

Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½” x 2 ½” (super hydrant).

Reference CFC 507.5, CFC Appendix C and NFPA 24 7.2.3

66. Fire Department Access - Fire apparatus access roads shall be provided to within 150 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet. Dead end fire apparatus access roads in excess of 150 feet shall be provided with an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 24 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent, and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
change for 25 feet of approach/departure. Reference CFC 503.1.1, 503.2.1 as amended by the County of Riverside and Riverside County Office of the Fire Marshal Guideline OFM-01A.

67. All required fire lanes for fire apparatus access shall be identified on this plan. A detailed fire lane identification plan in accordance with RVCFD Guideline OFM01A, shall be required to be submitted with the architectural plan for Fire review and approval prior to building permit issuance.

68. Preliminary location of fire hydrants, fire sprinkler riser room and post indicator valve and fire department connection (PIV/FDC) have not been indicated on the plan. Please illustrate the location of each. Please see RVCFD Guidelines OFM01B and OFM-02 for further information.

69. Private fire service mains crossing multiple parcels shall require Covenants, Conditions and Restrictions (CCR's) establishing who will be responsible in the future inspection, testing, and maintenance of the private fire service main as required by Title 19, California Code of Regulations/NFPA 25 California Edition.

CCR's shall be submitted to the Fire Department for review, then filed with the Riverside County Recorder's Office prior to building permit issuance.

70. A fully supervised automatic fire sprinkler system is required for buildings of 2,500 square feet or greater. Supervision must include monitoring to a listed and U.L. certified Central Station. Said system design to include provisions for future tenant improvement, if applicable. Plans must be submitted to the Building Division. (Information sheet available from the Fire Department.)

71. All fire suppression systems require a separate submittal and permit for proposed work prior to installation. See Norco Fire Department standards for “Fire Sprinkler Standard” and “Fire Alarm/Monitored Standard”. Fire flow information shall be submitted and acquired prior to system design.

72. All roof coverings shall be of fire-resistive materials only (Class A or Class B according to the Uniform Building Code). The Building Division shall approve materials.

73. The following is a list of possible plan reviews necessary for completion of this project. Some of these are "shop drawings" and specifications done by subcontractors. Plan review fees and permit fees may apply - check with the Fire Department for confirmation.
--Building Architectural Plans
--On-Site Water & Fire Hydrant Utility Plans

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
--Detailed Site Plan with Islands and Drive Aisles
--Fire Sprinkler
--Fire Alarm/Sprinkler Monitoring
--Fire Lanes
--Flammable Liquid/Hazardous Materials

74. Approved numbers or addresses must be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers must contrast with their background. The minimum sizes of the numerals shall be as specified by the following:
- Industrial/Commercial: 12-inch height minimum on building located front and rear and 6-inch minimum height on suites, both front and rear doors.

75. Owner must file an emergency notification form with the Sheriff’s Department prior to obtaining certificate of occupancy.

76. The applicant shall comply with all applicable requirements of the Planning, Engineering, Building and Safety Divisions; and the Fire and Sheriff Departments; and all other applicable departments and agencies.

77. A construction screening fence shall be installed and maintained for the duration of construction on site.

78. It is hereby established that it shall be grounds for revocation of this conditional use permit if the permittee, his agent or assigns, or employee(s) of his establishment, or any other person connected or associated with the permittee or his business establishment, or any person who is exercising managerial authority of the business establishment has:

A. Violated any rule, regulation or condition of approval adopted by the Planning Commission relating to the conditional use permit; or B. Conducted the operation permitted hereunder in a manner contrary to the peace, health, safety and general welfare of the public or in a manner which either generates or contributes to noise and/or health/sanitation nuisances, or which results in creating an increased demand for public services

79. The project shall comply with the applicable provisions of the Uniform Building Code, as adopted by the City of Norco.

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025

80. The applicant shall comply with any standards promulgated by the State Fire Marshall and the City of Norco Fire Department relating to the subject of fire and life safety in child care centers, and the applicable provisions of the Uniform Fire Code.

81. The operator/applicant shall be licensed or deemed exempt from licensing by the State of California as a child care center.

82. The applicant shall comply with any conditions imposed by the Director of Community Development, deemed necessary to satisfy the requirements of the findings.

83. Proper state licensing shall be obtained prior to operation, including provisions for Fire Department clearance.

84. The applicant shall provide a plan for security and video surveillance showing all cameras and other security measures that will be installed to the Planning Division prior to building permit issuance.

85. The owner, owner’s agent, or person in lawful possession of the business or property shall submit a notarized letter to the Riverside County Sheriff’s Department, or other applicable law enforcement agency, to authorize enforcement of California Penal Code section 602. This letter shall be renewed as needed for the duration of the use permitted by this resolution. ##

Conditional Use Permit, Resolution No. 2025-24

October 8, 2025
PASSED AND ADOPTED by the Planning Commission at a regular meeting held on October 8, 2025.
__________________________
Patricia Hedges, Chair
Planning Commission
City of Norco, California
ATTEST:
_________________________
Alma Robles, Secretary
Planning Commission
City of Norco, California
I HEREBY CERTIFY that the foregoing Resolution was regular duly and regularly passed and adopted by the Planning Commission of the City of Norco at a meeting thereof held on October 8, 2025, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_________________________
Alma Robles, Secretary
Planning Commission
City of Norco, California

Location Map
PROJECT: Conditional Use Permit 2025-04
APPLICANT: JNP Realty
LOCATION: SWC of River Road at 2490 River Road
Exhibit “A” Location

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25-710
Goddard School
Norco California A1.19/17/25
Overall Site Plan
Scale: 1" = 50'
0 25' 50' 100' 200'

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Goddard School
Norco California A1.19/17/25
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Scale: 1" = 20'
0 10' 20' 40' 80'

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25-710
Goddard School
Norco California A1.207/31/25
Site Details

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25-710
Goddard School
Norco California A2.19/17/25
Floor Plan
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0 4' 8' 16' 32'
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Goddard School
Norco California A2.29/17/25
Roof Plan
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25-710
Goddard School
Norco California A2.307/31/25
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25-710
Goddard School
Norco California A3.19/17/25
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Goddard School
Norco California A4.107/31/25
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DAYCARE LANDSCAPE CONCEPT
SHEET 1 OF 2
2221 East Winston Road, Suite A
Anaheim, California 92806
Phone 714-776-4340 Fax 714-776-4395
www.hailandarch.com LA#1710
Hirsch & Associates, Inc.

Landscape Architecture & Planning
09-18-2025
0 30 60 90

LANDSCAPE CALCULATION
SITE AREA: 57,281 SF / 1.31 ACRES
TOTAL LANDSCAPE AREA REQUIRED: 15% OF SITE AREA
TOTAL LANDSCAPE AREA PROVIDED: 19,741 SF / 0.45 AC - 34.5% OF SITE AREA TOTAL PLANTING AREA LANDSCAPE PROVIDED: 9,145 SF / 0.21 AC - 16.0% OF SITE AREA TOTAL PARKING LOT LANDSCAPE PROVIDED: 5,022 SF / 0.12 AC - 8.8% OF SITE AREA TOTAL PLAY AREA LANDSCAPE PROVIDED (ARTIFICIAL TURF): 10,596 SF / 0.24 AC - 18.5% OF SITE AREA TREES REQUIRED: 1 PER 5 PARKING STALLS
TOTAL PARKING STALLS: 60 / 12 TREES REQUIRED AT PARKING STALLS EXISTING TREES AT PARKING STALLS: 10 TREES
NEW TREES AT PARKING STALLS: 11 TREES
TOTAL TREES AT PARKING STALLS: 21 TREES
TOTAL TREES ON SITE (NEW + EXISTING): 40 TREES

DAYCARE LANDSCAPE CONCEPT - PLANT PALETTE
SHEET 2 OF 2
2221 East Winston Road, Suite A
Anaheim, California 92806
Phone 714-776-4340 Fax 714-776-4395
www.hailandarch.com LA#1710
Hirsch & Associates, Inc.

Landscape Architecture & Planning
09-02-2025
Lagerstoemia indica ‘Natchez’
Crape Myrtle
Platanus x acerifolia
London Plane Tree
TREES
Lophostemon confertus
Brisbane Box

GROUNDCOVER / VINES
Armeria maritima
Common Thrift
Macfadyena unguis-cati
Cat’s Claw Vine
Myoporum parvifolium
Creeping Myoporum
Senecio mandraliscae
Blue Chalk Sticks
Trachelospermum jasminoides
Star Jasmine
SHRUBS
Lavandula stoechas ‘Otto Quast’
Spanish Lavender
Arctostaphylos ‘Sunset’
Sunset Manzanita
Agave attenuata
Foxtail Agave
Ligustrum japonicum ‘Texanum’
Texas Privet
Bougainvillea ‘Raspberry Ice’
Bougainvillea
Muhlenbergia capillaris
Pink Muhly
Callistemon viminalis ‘Little John’
Little John Bottlebrush
Rhaphiolepis indica ‘Ballerina’
Indian Hawthorne
Cistus salviifolius ‘Prostratus’
Sageleaf Rockrose
Rosmarinus officinalis ‘Roman Beauty’
Rosemary
Dietes vegeta (iridioides)
Fortnight Lily
Yucca filamentosa ‘Color Guard’
Adam’s Needle

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CVCV

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FA
FUTURE
R.R.

N.I.C.

FA
ELEC. ROOM
2 SF
1#POHS
.TF.QS55
SCALE: 1/16" = 1'-0"
FUTURE
R.R.

N.I.C.

FUTURE
R.R.

N.I.C.

FUTURE
R.R.

N.I.C.

FAFA
CV

CVCVCVCV

CVCVCVCV CV

DRIV TH E RU
ONLY
EXIT
EX. BLDG.

EX.

BLDG.

EX.

BLDG.

EX. BLDG.

EX. BLDG.

EX. BLDG.

EX. BLDG. EX. BLDG.

EV EV EV

RIVER ROAD CL

CORYDON ST CL

NOT FOR CONSTRUCTION

WQMP ADDENDUM
FOR

DAYCARE BUILDING AT

LEWIS RETAIL CENTER

NWC RIVER ROAD AND CORYDON STREET
Prepared For:

GODDARD SCHOOL
2490 RIVER ROAD
NORCO, CA 92860
Contact: Jesal Mehta
Prepared By:

DEVELOPMENT RESOURCE CONSULTANTS, INC.
160 South Old Springs Road, Suite 210
Anaheim Hills, CA 92808
Phone: (714) 685-6860
Contact: Matthew Hellesen, PE 87299
April 25, 2025
DRC Project No. 25-325

WQMP ADDENDUM FOR DAYCARE BUILDING Lewis Retail Center at NWC of River Road and Corydon Street

25-325 WQMP Report.doc
Section I
Introduction
The following hydrology study has been prepared for the Goddard School to show that the proposed project is in substantial conformance with the overall center approved WQMP.

This site was formally a portion of Parcel 2 of PM 36999 and is now going to be Parcel 1 of PM 39067.

Water Quality Site Conditions
Overall Development
The overall development was approved in December 2016 as a 14.15 acre commercial development. DMA B is the drainage management area that contains the proposed project. The stormwater system for DMA B is collection of stormwater runoff at drain inlets, underground pipe to an underground detention system, filtration through an Aqua-Swirl and Aqua-Filter system and then discharge to the public storm drain system in River Road. See attached exhibits and information from the overall development WQMP report.

Daycare Development
The proposed daycare development is a portion of DMA B. The proposed project will be on a 57,296 SF parcel of land. In the overall development this piece of land was designed to have 9,100 SF of pervious surface (16% pervious). In the proposed daycare development the pervious surface will be 13,640 SF (23% pervious). The stormwater drainage for this scope will be collected at area drains and conveyed to the overall site detention/filtration system prior to discharge to the public storm drain system in River Road.

Section II
Conclusion
The proposed daycare project will conform to the approved overall development stormwater management plan. The site will continue to drain to the approved stormwater mitigation system and the site will have more pervious surface than what was originally approved.

WQMP ADDENDUM FOR DAYCARE BUILDING Lewis Retail Center at NWC of River Road and Corydon Street

25-325 WQMP Report.doc
Exhibits
• Excerpts from the Overall Development WQMP
• Overlay of the Overall Development WQMP Site
Plan with the proposed Daycare Site Plan
• Daycare WQMP Site Plan

NOT FOR CONSTRUCTION

- 15 -
E.2 Stormwater Credits
Projects that cannot implement LID BMPs but nevertheless implement smart growth principles are potentially eligible for Stormwater Credits. Table 3-8 within the WQMP Guidance Document is utilized to identify the Project Category and its associated Water Quality Credit. If not applicable, write N/A.

Table E.2 Water Quality Credits
Qualifying Project Categories Credit Percentage2
(N/A)
Total Credit Percentage1
1 Cannot Exceed 50%
2 Obtain corresponding data from Table 3-8 in the WQMP Guidance Document E.3 Sizing Criteria
After the Stormwater Credits for this project has been appropriately considered, Table E.3 below is utilized to appropriately size them to the DCV, or Design Flow Rate, as applicable.

Table E.3 Treatment Control BMP Sizing
DMA
Type/ID
DMA
Area
(square
feet)
PostProject
Surface
Type
Effective
Impervious
Fraction, If
DMA
Runoff
Factor
DMA
Area x
Runoff
Factor
Aqua-Filter
[A] [B] [C] [A] x [C]
A 224839 Building
&
parking

0.87 0.69 155139
Design
Storm
Depth
(in/hr)
Minimum
Design
Capture
Volume or
Design Flow
Rate (cubic
feet or cfs)
Total Storm
Water
Credit %
Reduction
Proposed
Volume
or Flow
on Plans
(cubic
feet or
cfs)
B 391494 Building
&
parking

0.87 0.69 270131
AT =
Σ[A] 616333 Σ= [D]
425270 [E]0.2 [F] = [D]x[E]
[G]

1.95 cfs
[F] X (1-[H]) [I] 2.5 cfs
[B], [C] is obtained as described in Section 2.3.1 from the WQMP Guidance Document [E] is obtained from Exhibit A in the WQMP Guidance Document [G] is for Flow-Based Treatment Control BMPs [G] = 43,560, for Volume-Based Control Treatment BMPs, [G] = 12 [H] is from the Total Credit Percentage as Calculated from Table E.2 above [I] as obtained from a design procedure sheet from the BMP manufacturer and should be included in Appendix 6

- 16 -
E.4 Treatment Control BMP Selection
Treatment Control BMPs typically provide proprietary treatment mechanisms to treat potential pollutants in runoff, but do not sustain significant biological processes. Treatment Control BMPs must have a removal efficiency of a medium or high effectiveness as quantified below:
• High: equal to or greater than 80% removal efficiency • Medium: between 40% and 80% removal efficiency
Such removal efficiency documentation (e.g., studies, reports, etc.) as further discussed in Chapter 3.5.2 of the WQMP Guidance Document, must be included in Appendix 6. In addition, ensure that proposed Treatment Control BMPs are properly identified on the WQMP Site Plan in Appendix 1.

Table E.4 Treatment Control BMP Selection
Selected Treatment Control BMP
Name or ID1
Priority Pollutant(s) of
Concern to Mitigate2
Removal Efficiency
Percentage3
Aqua-Filter metals 90%
oil & grease 98%
TSS 80%
1 Treatment Control BMPs must not be constructed within Receiving Waters. In addition, a proposed Treatment Control BMP may be listed more than once if they possess more than one qualifying pollutant removal efficiency. 2 Cross Reference Table E.1 above to populate this column. 3 As documented in a Co-Permittee Approved Study and provided in Appendix 6.

Appendix 6: BMP Design Details

For the treatment system in DMA A:

Area = 224,839 SF
Runoff coef. = 0.69
Design storm depth = 0.2 in/hr
Treatment Q = 0.71 cfs
AS‐2 treatment capacity = 1.1 cfs
AF‐2 treatment capacity = 1.00 cfs
For the treatment system in DMA B:

Area = 391,494 SF
Runoff coef. = 0.69
Design storm depth = 0.2 in/hr
Treatment Q = 1.24 cfs
AS‐3 treatment capacity = 1.8 cfs
AF‐3 treatment capacity = 1.50 cfs

Aqua-Swirl™
Model
Swirl
Chamber
Diameter
Water Quality
Treatment
Flow2
Oil/Debris
Storage
Capacity
Sediment
Storage
Capacity
(ft.) (cfs) (gal) (ft3
)
On/Offline CFD1
8 12
AS-3 3.25 10 16 1.8 110 20
AS-4 4.25 12 18 3.2 190 32
AS-5 5.00 12 24 4.4 270 45
AS-6 6.00 14 30 6.3 390 65
AS-7 7.00 16 36 8.6 540 90
AS-8 8.00 18 42 11.2 710 115
AS-9 9.00 20 48 14.2 910 145
AS-10 10.0 22 54 17.5 1130 180
AS-12 12.0 24 48 25.2 1698 270
AS-XX Custom -- -- >26 -- --
*Higher water quality treatment flow rates can be designed with multiple swirls. 1)
2)
10 Aqua-Swirl™ Sizing Chart (English)
The design and orientation of the Aqua-Filter™ generally entails some degree of customization. For assistance in design and specific sizing using historical rainfall data, please refer to an AquaShield™ representative or visit our website at www.AquaShieldInc.com. CAD details and specifications are available upon request.

Maximum
Stub-Out Pipe
Outer Diameter
(in.)
The Aqua-Swirl™ Conveyance Flow Diversion (CFD) provides full treatment of the "first flush," while the peak design storm is diverted and channeled through the main conveyance pipe. Please refer to your local representative for more information.

Many regulatory agencies are establishing "water quality treatment flow rates" for their areas based on the initial movement of pollutants into the storm drainage system. The treatment flow rate of the Aqua-Swirl™ system is engineered to meet or exceed the local water quality treatment criteria. This "water quality treatment flow rate" typically represents approximately 90% to 95% of the total annual runoff volume.

AS-2 2.50 1.1 37

Aqua-Filter™
Model
Filtration
Chamber Length
Approx.

Treatment Train
Length2
(cfs) (gpm) (ft) (ft)
AF - X.1 0.50 224 8.2 13
AF - X.2 1.00 464 10.2 15
AF - X.3 1.50 704 12.2 17
AF - X.4 2.00 944 14.2 20
AF - X.5 2.50 1184 16.2 23
AF - X.6 3.00 1424 18.2 26
AF - X.7 3.50 1664 20.2 29
AF - X.8 4.00 1904 22.2 32
AF - X.9 4.50 2144 24.2 35
AF - X.10 5.00 2384 26.2 38
AF - X.11 5.50 2624 28.2 40
AF - X.12 6.00 2864 30.2 44
AF - X.13 6.50 3104 32.2 46
AF - X.14 7.00 3344 34.2 48
AF - X.15 7.50 3584 36.2 50
AF - X.16 8.00 3824 38.2 52
AF - X.XX* > 8.00 > 3824 Custom Custom
*Higher water quality filtered flow rates can be designed with multiple filter chambers & larger swirls. 1)
2)
The design and orientation of the Aqua-Filter™ generally entails some degree of customization. For assistance in design and specific sizing using historical rainfall data, please refer to an AquaShield™ representative or visit our website at www.AquaShieldInc.com. CAD details and specifications are available upon request.

The Aqua-Filter™ Stormwater Filtration System is a 2-component treatment train utilizing an Aqua-Swirl™ & Filter Chamber. Please contact your AquaShield™ representative to size the appropriate Aqua-Swirl™ necessary for your complete system.

Aqua-Filter™ Sizing Chart (English)
Water Quality Filtered Flow
Rate1
The Water Quality Filtered Flow Rate is engineered to meet or exceed the water quality criteria established by local regulations. These systems are designed to capture the water-borne contaminants associated with fine sediment, nutrients, and metals.

NOT FOR CONSTRUCTION

NOT FOR CONSTRUCTION

HYDROLOGY REPORT ADDENDUM
FOR

DAYCARE BUILDING AT

LEWIS RETAIL CENTER

NWC RIVER ROAD AND CORYDON STREET
Prepared For:

GODDARD SCHOOL
2490 RIVER ROAD
NORCO, CA 92860
Contact: Jesal Mehta
Prepared By:

DRC Engineering, INC.
160 South Old Springs Road, Suite 210
Anaheim Hills, CA 92808
Phone: (714) 685-6860
Contact: Matthew Hellesen, PE 87299
April 25, 2025
DRC Project No. 25-325

HYDROLOGY REPORT ADDENDUM FOR DAYCARE BUILDING Lewis Retail Center at NWC of River Road and Corydon Street 25-325 Hyd Report.doc
Section I
Introduction
The following hydrology study has been prepared for the Goddard School to show that the proposed project is in substantial conformance with the overall center approved hydrology report. This site was formally a portion of Parcel 2 of PM 36999 and is now going to be Parcel 1 of PM 39067.

Hydrology Site Conditions
Overall Development
The overall development was approved in December 2016 as a 14.15 acre commercial development. Area 1101 is the hydrology area from the approved report that contains the proposed project. The stormwater system for Area 1101 is collection of stormwater runoff at drain inlets, underground pipe to an underground detention system, filtration through an Aqua-Swirl and Aqua-Filter system and then discharge to the public storm drain system in River Road. See attached exhibits and information from the overall development Hydrology report.

Daycare Development
The proposed daycare development is a portion of Area 1101. The proposed project will be on a 57,296 SF parcel of land. In the overall development this piece of land was designed to have 9,100 SF of pervious surface (16% pervious). In the proposed daycare development the pervious surface will be 13,640 SF (23% pervious). The stormwater drainage for this scope will be collected at area drains and conveyed to the overall site detention/filtration system prior to discharge to the public storm drain system in River Road.

Section II
Conclusion
The proposed daycare project will conform to the approved overall development stormwater management plan. The site will continue to drain to the approved stormwater mitigation system and the site will have more pervious surface than what was originally approved.

HYDROLOGY REPORT ADDENDUM FOR DAYCARE BUILDING Lewis Retail Center at NWC of River Road and Corydon Street 25-325 Hyd Report.doc
Exhibits
• Excerpts from the Overall Development
Hydrology Report
• Overlay of the Overall Development Hydrology
Site Plan with the proposed Daycare Site Plan
• Daycare Hydrology Site Plan

1 Introduction
A drainage report has been prepared for the Retail Center – Norco project. The project site is located southwest of River Road and northwest of Corydon Street. The project encompasses approximately 14 acres and drains to two existing drainage facilities.

Discussion
The project site is currently undeveloped, with the exception of a single residence. The planned project is a commercial development with associated parking, drive isles, and landscaping. Not all of the planned buildings will be constructed during the initial phase.

The site drains both in a north and south direction. The northern portions of the site drain to an existing 54” storm drain in River Road, just north of the project site. This storm drain is a City of Norco facility. The southern portions of the site drain to an existing 36” storm drain that crosses Corydon Street, just south of the project site. This storm drain is a City of Corona facility.

Along the northwestern property line of the project, the backyards of existing residences will drain to a drainage swale that is part of the proposed project. The drainage swale will discharge through a parkway culvert to River Road. The backyard areas comprise a total of 0.46 acres of offsite area.

Local criteria requires the project to reduce the site discharge to the existing condition level for the 2-, 5-, & 10-year return event / 24-, 6-, 3-, & 1-hour storm duration flows and to protect structures from damage associated with the 100-year return event / 24-, 6-, 3-, and 1-year storm duration flows. To reduce the site discharge to the existing condition level, two underground storage systems have been proposed. To direct 100-year flows in excess of the capacity of the underground storage systems to the outlet, a high flow diversion structure is proposed.

2 Hydrologic Analysis
The hydrologic analyses were completed using the methodology outlined in the Riverside County Flood Control & Water Conservation District (RCFC&WCD) Hydrology Manual. Both rational method and flood hydrograph analyses were completed. The rational method hydrologic analyses were prepared using the methodology set forth in Section D of the Hydrology Manual.

The flood hydrograph hydrologic analyses were prepared using the methodology set forth in Section E of the Hydrology Manual.

The hydrologic analyses were completed for the 2-, 5-, 10-, and 100-year return events. The rational method analyses were completed as a baseline comparison. The flood hydrograph analyses were completed to approximate the underground storage volume requirements to mitigate the increased storm flows due to the project. The flood hydrograph analyses were completed for the 24-, 6-, 3-, and 1-hour storm durations.

Rainfall durational depth data was taken from Plates D-4.3, D-4.4, and E-5.1 through E-5.6 of the Hydrology Manual. The Slope of Intensity Duration was taken from Plate D-4.6 of the Hydrology Manual.

The site is situated within hydrologic soil types “B” and “D” as identified in the Hydrology Manual, therefore, both soil types have been used for all calculations. An “Open Brush – Poor Cover” land use type has been assumed for the existing condition and a “Commercial” land use type has been assumed for the proposed condition.

The proposed condition rational method analyses was completed with initial subarea times of concentration assumed to be five minutes due to the small sizes of the hydrologic subareas.

The Rational Method Analysis – Existing Condition is contained in Technical Appendix A.

The Rational Method Analysis – Proposed Condition is contained in Technical Appendix B.

The Flood Hydrograph Analysis – Existing Condition is contained in Technical Appendix C.

The Flood Hydrograph Analysis – Proposed Condition is contained in Technical Appendix D.

3 Underground Storage Analysis
To reduce the site discharge to the existing condition level, two underground storage systems have been proposed. The underground storage systems have been independently designed to reduce the site discharge to the existing condition level at each of the two existing drainage facilities. A flow diversion structure is incorporated into the storm drain system to bypass storm flows in excess of the capacity of the underground storage systems.

There is an underground storage system proposed at the north part of the project site for the drainage system that is proposed to connect to the existing 54” storm drain in River Road. The site conditions allow this underground storage system to be a 72” CMP system.

There is an underground storage system proposed at the south part of the project site for the drainage system that is proposed to connect to the existing 36” storm drain that crosses Corydon Street. The site conditions constrain this underground storage system to a 60” CMP system.

A depth versus outflow versus storage rating curve was developed for the underground storage system. The outflow was calculated using an orifice equation with a coefficient of 0.6.

The underground storage systems are required to mitigate the 2-, 5-, & 10-year return event / 24-, 6-, 3-, & 1-hour storm duration flows to the existing condition level. Additionally, structures must be protected from damage associated with the 100-year return event / 24-, 6-, 3-, & 1-hour storm duration flows. As such, the underground storage analysis was completed for the 2-, 5-, 10-, & 100-year return event / 24-, 6-, 3-, & 1-hour storm duration design storms.

The underground storage analysis indicates that the underground storage systems mitigate the 2-, 5-, & 10-year return event / 24-, 6-, 3-, 1-hour storm duration flows to the existing condition level as required by local criteria. Additionally, the underground storage systems have capacity to mitigate the 100-year / 1-hour design storm. However, the 100-year / 3-, 6-, & 24-hour design storm flows exceed the capacity of the underground storage. As such, excess flows associated with those design storms are directed to the outlet via the high flow diversion structure. For storm drain hydraulic analyses, it is assumed that the peak inflow is directed to the outlet.

The Underground Storage Analysis – Mitigated Condition is contained in Technical Appendix E.

4 Hydraulic Analysis
The WSPG program was utilized for hydraulic calculations. The hydraulic analyses were completed for the 100-year return event using the peak 100-year flow discharge for each drainage system. The underground storage analysis indicates that the underground storage systems mitigate the 100-year / 1-hour design storm for both Lines A and B, mitigates the 100- year / 3-hour design storm for Line B but not Line A, and does not mitigate the 100-year / 6- or 24-hour design storms for either Line A or Line B. As such, excess flows associated with those design storms are directed to the outlet via the high flow diversion structure. The peak 100-year flow rate for Line A is 17.81 cfs and for Line B is 10.27 cfs.

The controlling water surface elevation for Line A was taken from the City of Norco Storm Drain Improvement Plans for Tract 28765. This plan shows the water surface elevation unsealed downstream of the junction location and sealed upstream of that location. As such, the soffit of the existing 54” storm drain has been used as the controlling water surface elevation for Line A.

The controlling water surface elevation for Line B was taken from the City of Corona Storm Drain Plans for Tract No. 7756-2. This plan shows the water surface elevation approximately one foot above the soffit of the existing storm drain at the junction location. As such, one foot above the soffit of the existing 36” storm drain has been used as the controlling water surface elevation for Line B.

The Hydraulic Analysis – Mitigated Condition is contained in Te chnical Appendix F.

Results
The following pages contain summaries of the hydrologic analyses that have been prepared for this report.

Retail Center - Norco
Hydrologic Summary
Location Area (ac)
101 1.74
111 2.83
121 3.24
131 1.50
Total 9.31
Location Area (ac)
201 3.50
211 1.34
Total 4.84
Location Area (ac)
River Road 9.31
Corydon Street 4.84
Total 14.15

6.18 0.80

1.97 2.37

1.04 Existing Condition
Rational Method
Tributary to River Road
2-Year 100-Year
Peak Flow Rate (cfs)

2.21 8.39
2-Year

1.52 0.69

2.21 2.93

3.46 1.53

9.16 5-Year

1.24 5-Year

2.37 1.05
Peak Flow Rate (cfs)
Tributary to Corydon Street

3.42 5-Year

9.16 Project Site
Peak Flow Rate (cfs)
2-Year

6.18 3.42

12.58 10-Year

1.54 3.55

4.16 1.84

11.09 10-Year

15.30 2.93

1.28 4.21

2.65 10-Year

11.09 4.21

18.10 5.82

6.68 2.95

7.20 25.30
100-Year

18.10 100-Year

5.06 2.14

7.20

Retail Center - Norco
Hydrologic Summary
Location Area (ac)
1156 8.30
1201 0.18
1301 0.23
1401 0.27
1501 0.01
Total 8.99
Location Area (ac)
2145 4.86
2201 0.05
2301 0.15
2401 0.10
Total 5.16
Location Area (ac)
River Road 8.99
Corydon Street 5.16
Total 14.15

0.08 0.11 0.13 0.19
Peak Flow Rate (cfs)
Project Site
Peak Flow Rate (cfs)
Tributary to Corydon Street
2-Year

7.24 0.24

0.16 7.72
5-Year
Proposed Condition
Rational Method
Tributary to River Road
Peak Flow Rate (cfs)
2-Year

12.76 0.29

0.37 0.43

0.02 13.87
2-Year

13.87 7.72

21.59 5-Year

17.37 0.40

0.50 0.59

0.02 18.88

9.90 0.33

0.22 10.56
5-Year

18.88 10.56

29.44 10-Year

20.31 0.46

0.59 0.68

0.03 22.07
10-Year

11.58 0.38

0.25 12.34
10-Year

22.07 12.34

34.41 100-Year

30.68 0.69

0.88 1.03

0.04 33.32
100-Year

17.57 0.57

0.38 18.71

52.03 18.71
100-Year

33.32

Retail Center - Norco
Hydrologic Summary
Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 101 1.74 0.05 0.68 0.70 2.39 0.07 1.20 1.22 3.43 0.57 1.95 1.97 4.55 1.50 3.52 3.54 7.40 111 2.83 0.08 1.40 1.43 4.18 0.34 2.25 2.28 5.86 1.11 3.38 3.42 7.63 2.55 5.86 5.90 12.17 121 3.24 0.08 1.85 1.89 5.04 0.61 2.83 2.87 6.97 1.43 4.07 4.11 8.92 3.02 6.82 6.87 14.05 131 1.50 0.04 0.86 0.88 2.34 0.28 1.31 1.33 3.23 0.67 1.89 1.90 4.13 1.40 3.16 3.18 6.51 Total 9.31 0.25 4.78 4.90 13.96 1.29 7.59 7.71 19.48 3.77 11.28 11.40 25.23 8.47 19.35 19.49 40.14 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 201 3.50 0.10 1.39 1.44 4.84 0.14 2.45 2.49 6.92 1.16 3.93 3.98 9.18 3.03 7.09 7.14 14.90 211 1.34 0.04 0.64 0.66 1.96 0.14 1.04 1.06 2.76 0.51 1.59 1.60 3.59 1.20 2.76 2.78 5.75 Total 4.84 0.14 2.03 2.09 6.80 0.28 3.49 3.55 9.67 1.67 5.52 5.58 12.77 4.23 9.85 9.92 20.66 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr River Road 9.31 0.25 4.78 4.90 13.96 1.29 7.59 7.71 19.48 3.77 11.28 11.40 25.23 8.47 19.35 19.49 40.14 Corydon Street 4.84 0.14 2.03 2.09 6.80 0.28 3.49 3.55 9.67 1.67 5.52 5.58 12.77 4.23 9.85 9.92 20.66 Total 14.15 0.39 6.82 6.99 20.76 1.57 11.08 11.26 29.16 5.44 16.80 16.99 38.01 12.70 29.20 29.41 60.80 Peak Flow Rate (cfs)
Project Site
2-Year 5-Year 10-Year 100-Year
Peak Flow Rate (cfs)
2-Year 5-Year 10-Year 100-Year
Tributary to River Road
Existing Condition
Flood Hydrograph
Tributary to Corydon Street
Peak Flow Rate (cfs)
2-Year 5-Year 10-Year 100-Year

Retail Center - Norco
Hydrologic Summary
Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 1154 8.30 1.64 6.43 6.53 14.61 3.00 8.93 9.04 19.54 4.29 11.14 11.25 23.58 7.93 17.69 17.81 36.22 1201 0.18 0.04 0.14 0.14 0.32 0.07 0.20 0.20 0.43 0.10 0.24 0.25 0.51 0.17 0.39 0.39 0.79 1301 0.23 0.04 0.18 0.18 0.40 0.08 0.25 0.25 0.54 0.12 0.31 0.31 0.65 0.22 0.49 0.49 1.00 1401 0.27 0.05 0.20 0.21 0.47 0.09 0.28 0.29 0.63 0.13 0.35 0.36 0.76 0.25 0.57 0.57 1.17 1501 0.01 0.00 0.01 0.01 0.02 0.00 0.01 0.01 0.02 0.00 0.01 0.01 0.03 0.01 0.02 0.02 0.04 Total 8.99 1.76 6.96 7.06 15.81 3.24 9.67 9.78 21.15 4.64 12.06 12.17 25.53 8.59 19.15 19.29 39.23 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 2143 4.86 0.86 3.65 3.71 8.44 1.66 5.12 5.18 11.33 2.42 6.41 6.47 13.69 4.57 10.27 10.35 21.13 2201 0.05 0.01 0.04 0.04 0.09 0.02 0.05 0.05 0.12 0.02 0.07 0.07 0.14 0.05 0.11 0.11 0.22 2301 0.15 0.03 0.11 0.11 0.26 0.05 0.16 0.16 0.35 0.07 0.20 0.20 0.42 0.14 0.32 0.32 0.65 2401 0.10 0.02 0.08 0.08 0.17 0.03 0.11 0.11 0.23 0.05 0.13 0.13 0.28 0.09 0.21 0.21 0.43 Total 5.16 0.91 3.88 3.94 8.96 1.76 5.43 5.50 12.02 2.56 6.80 6.87 14.53 4.86 10.91 10.98 22.43 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr River Road 8.99 1.76 6.96 7.06 15.81 3.24 9.67 9.78 21.15 4.64 12.06 12.17 25.53 8.59 19.15 19.29 39.23 Corydon Street 5.16 0.91 3.88 3.94 8.96 1.76 5.43 5.50 12.02 2.56 6.80 6.87 14.53 4.86 10.91 10.98 22.43 Total 14.15 2.68 10.83 11.00 24.77 5.00 15.10 15.28 33.17 7.20 18.86 19.04 40.06 13.44 30.06 30.27 61.66 Proposed Condition
Flood Hydrograph
Tributary to Corydon Street
2-Year 5-Year 10-Year 100-Year
5-Year 10-Year 100-Year
Tributary to River Road
Peak Flow Rate (cfs)
Peak Flow Rate (cfs)
2-Year
Peak Flow Rate (cfs)
Peak Flow Rates at Node 1501 and Node 2201 have been approximated as the area is too small for flood hydrograph calculations Project Site
2-Year 5-Year 10-Year 100-Year

Retail Center - Norco
Hydrologic Summary
Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 101 1.74 0.05 0.68 0.70 2.39 0.07 1.20 1.22 3.43 0.57 1.95 1.97 4.55 1.50 3.52 3.54 7.40 111 2.83 0.08 1.40 1.43 4.18 0.34 2.25 2.28 5.86 1.11 3.38 3.42 7.63 2.55 5.86 5.90 12.17 121 3.24 0.08 1.85 1.89 5.04 0.61 2.83 2.87 6.97 1.43 4.07 4.11 8.92 3.02 6.82 6.87 14.05 131 1.50 0.04 0.86 0.88 2.34 0.28 1.31 1.33 3.23 0.67 1.89 1.90 4.13 1.40 3.16 3.18 6.51 Total 9.31 0.25 4.78 4.90 13.96 1.29 7.59 7.71 19.48 3.77 11.28 11.40 25.23 8.47 19.35 19.49 40.14 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 1154 8.30 1.64 6.43 6.53 14.61 3.00 8.93 9.04 19.54 4.29 11.14 11.25 23.58 7.93 17.69 17.81 36.22 1201 0.18 0.04 0.14 0.14 0.32 0.07 0.20 0.20 0.43 0.10 0.24 0.25 0.51 0.17 0.39 0.39 0.79 1301 0.23 0.04 0.18 0.18 0.40 0.08 0.25 0.25 0.54 0.12 0.31 0.31 0.65 0.22 0.49 0.49 1.00 1401 0.27 0.05 0.20 0.21 0.47 0.09 0.28 0.29 0.63 0.13 0.35 0.36 0.76 0.25 0.57 0.57 1.17 1501 0.01 0.00 0.02 0.02 0.05 0.01 0.03 0.03 0.06 0.01 0.04 0.04 0.08 0.03 0.06 0.06 0.12 Total 8.99 1.77 6.97 7.08 15.84 3.24 9.69 9.80 21.19 4.65 12.08 12.20 25.58 8.60 19.19 19.32 39.30 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 1154 8.30 0.11 0.09 0.08 0.07 1.03 0.19 0.10 0.08 3.05 1.03 0.45 0.09 7.93 17.69 17.81 0.46 1201 0.18 0.04 0.14 0.14 0.32 0.07 0.20 0.20 0.43 0.10 0.24 0.25 0.51 0.17 0.39 0.39 0.79 1301 0.23 0.04 0.18 0.18 0.40 0.08 0.25 0.25 0.54 0.12 0.31 0.31 0.65 0.22 0.49 0.49 1.00 1401 0.27 0.05 0.20 0.21 0.47 0.09 0.28 0.29 0.63 0.13 0.35 0.36 0.76 0.25 0.57 0.57 1.17 1501 0.01 0.00 0.01 0.01 0.02 0.00 0.01 0.01 0.02 0.00 0.01 0.01 0.03 0.01 0.02 0.02 0.04 Total 8.99 0.23 0.62 0.62 1.28 1.27 0.92 0.84 1.70 3.40 1.95 1.37 2.04 8.59 19.15 19.29 3.46 100-Year - 24-, 6-, & 3-Hr design storm flows are directed to the outlet via a high flow diversion structure -> Assumption: Mitigated Flows = Proposed Flows Peak Flow Rates at Node 1501 have been approximated as the area is too small for flood hydrograph calculations 5-Year 10-Year
5-Year 10-Year
Mitigated Condition
2-Year
Flood Hydrograph
Tributary to River Road
Existing Condition
Proposed Condition
5-Year 10-Year
Peak Flow Rate (cfs)
2-Year 100-Year
Peak Flow Rate (cfs)
100-Year
Peak Flow Rate (cfs)
100-Year
2-Year

Retail Center - Norco
Hydrologic Summary
Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 201 3.50 0.10 1.39 1.44 4.84 0.14 2.45 2.49 6.92 1.16 3.93 3.98 9.18 3.03 7.09 7.14 14.90 211 1.34 0.04 0.64 0.66 1.96 0.14 1.04 1.06 2.76 0.51 1.59 1.60 3.59 1.20 2.76 2.78 5.75 Total 4.84 0.14 2.03 2.09 6.80 0.28 3.49 3.55 9.67 1.67 5.52 5.58 12.77 4.23 9.85 9.92 20.66 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 2143 4.86 0.86 3.65 3.71 8.44 1.66 5.12 5.18 11.33 2.42 6.41 6.47 13.69 4.57 10.27 10.35 21.13 2201 0.05 0.01 0.04 0.04 0.09 0.02 0.05 0.05 0.12 0.02 0.07 0.07 0.14 0.05 0.11 0.11 0.22 2301 0.15 0.03 0.11 0.11 0.26 0.05 0.16 0.16 0.35 0.07 0.20 0.20 0.42 0.14 0.32 0.32 0.65 2401 0.10 0.02 0.08 0.08 0.17 0.03 0.11 0.11 0.23 0.05 0.13 0.13 0.28 0.09 0.21 0.21 0.43 Total 5.16 0.91 3.88 3.94 8.96 1.76 5.43 5.50 12.02 2.56 6.80 6.87 14.53 4.86 10.91 10.98 22.43 Location Area (ac) 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 24-Hr 6-Hr 3-Hr 1-Hr 2143 4.86 0.09 0.08 0.07 0.07 0.18 0.09 0.08 0.07 1.49 0.17 0.12 0.08 4.57 10.27 1.28 0.13 2201 0.05 0.01 0.04 0.04 0.09 0.02 0.05 0.05 0.12 0.02 0.07 0.07 0.14 0.05 0.11 0.11 0.22 2301 0.15 0.03 0.11 0.11 0.26 0.05 0.16 0.16 0.35 0.07 0.20 0.20 0.42 0.14 0.32 0.32 0.65 2401 0.10 0.02 0.08 0.08 0.17 0.03 0.11 0.11 0.23 0.05 0.13 0.13 0.28 0.09 0.21 0.21 0.43 Total 5.16 0.14 0.30 0.30 0.58 0.28 0.41 0.40 0.77 1.64 0.56 0.52 0.92 4.86 10.91 1.91 1.43 100-Year - 24-, 6-, & 3-Hr design storm flows are directed to the outlet via a high flow diversion structure -> Assumption: Mitigated Flows = Proposed Flows Peak Flow Rates at Node 2201 have been approximated as the area is too small for flood hydrograph calculations 5-Year 10-Year
5-Year 10-Year
Mitigated Condition
2-Year
Peak Flow Rate (cfs)
100-Year
Peak Flow Rate (cfs)
100-Year
2-Year
2-Year
Flood Hydrograph
Tributary to Corydon Street
Existing Condition
Proposed Condition
5-Year 10-Year
Peak Flow Rate (cfs)
100-Year

NOT FOR CONSTRUCTION

Technical Appendix H
Hydrology Map
Proposed Condition

NOT FOR CONSTRUCTION

NOT FOR CONSTRUCTION

TECHNICAL MEMORANDUM
20341 SW Birch Street | Suite 230 | Newport Beach, CA 92660 | (949) 660-1994 | urbanxroads.com DATE: July 24, 2025
TO: Jesal Mehta, Recupero & Associates
FROM: Bill Lawson, Urban Crossroads, Inc.

JOB NO: 16474-02 Noise Memo
SUBJECT: NORCO VILLAGENOISE ASSESSMENT
Urban Crossroads, Inc. has completed the following Noise Assessment for the Norco Village, which is located on the southwest corner of Corydon Street and River Road in the City of Norco.

Specifically, the proposed Project is located on the remaining undeveloped parcel within the Norco Village project. The purpose of this Noise Assessment is to describe the potential operational noise levels at nearby noise sensitive receiver locations adjacent to the Project site.

PROJECT BACKGROUND
The Approved Project included the development of 22,000 square feet of general office use proposed within a two-story building as evaluated in the River Road and Corydon Street Commercial Center Noise Impact Analysis (dated August 26, 2015, referred to as 2015 Noise Study).All parcels of the site evaluated in the 2015 Noise Study have been constructed and occupied with the exception of one undeveloped parcel (Proposed Project). Exhibit 1 identifies the Approved Site Plan as evaluated in the 2015 Noise Study. The Proposed Project consists of the development of a 12,000 square foot daycare (Goddard School) that will serve 170 children along with a 12,500 square foot retail building on the remaining undeveloped parcel. Exhibit 2 identifies the Proposed Site Plan for the remaining undeveloped parcel.

CITY OF NORCO MUNICIPAL CODE
To analyze noise impacts originating from a designated fixed location or private property such as the Norco Village Project, stationary-source (operational) are typically evaluated against standards established under a City’s Municipal Code. The noise regulations included in the City of Norco Municipal Code, Chapter 9.07 Noise Regulations included in Appendix 1, provide standards for determining and mitigating non-transportation or stationary-source noise impacts from operations at private properties. For noise-sensitive residential land uses, Section 9.07.040, General Sound Level Standards, identifies a daytime (7:00 a.m. to 10:00 p.m.) noise level standard of 55 dBA Leq and a nighttime (10:00 p.m. to 7:00 a.m.) noise level standard of 45 dBA Leq. However, due to the nature of the proposed Project land use, operational activities are expected to be limited to the daytime hours with no nighttime activity.

16474-02 Noise Memo 2 Norco Village
EXHIBIT 1: APPROVED SITE PLAN
EXHIBIT 2: PROPOSED SITE PLAN

16474-02 Noise Memo 3 Norco Village

NOISE FUNDAMENTALS
Noise is simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Noise is measured on a logarithmic scale of sound pressure level known as a decibel (dB). A-weighted decibels (dBA) approximate the subjective response of the human ear to broad frequency noise source by discriminating against very low and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which are audible to the human ear. Exhibit 3 presents a summary of the typical noise levels and their subjective loudness and effects that are described in more detail below.

Since the range of intensities that the human ear can detect is so large, the scale frequently used to measure intensity is a scale based on multiples of 10, the logarithmic scale. The scale for measuring intensity is the decibel scale. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. (1) The most common sounds vary between 40 dBA (very quiet) to 100 dBA (very loud). Normal conversation at three feet is roughly at 60 dBA, while loud jet flyover noises equate to 110 dBA at approximately 1,000 feet, which can cause serious discomfort. (2) Another important aspect of noise is the duration of the sound and the way it is described and distributed in time.

EXHIBIT 3: TYPICAL NOISE LEVELS

16474-02 Noise Memo 4 Norco Village

RECEIVER LOCATIONS
To assess the potential for noise impacts, the following receiver locations, as shown on Exhibit 4, were identified as representative locations for analysis. Sensitive uses or receivers are generally defined as locations where people reside or where the presence of unwanted sound could otherwise adversely affect the use of the land. To describe the potential off-site Project noise levels, seven receiver locations in the vicinity of the Project site were identified, including the location of the nearest existing noise sensitive residential receiver (R6), located approximately 19 feet west of the Project site boundary. The selection of receiver locations is based on FHWA guidelines and is consistent with additional guidance provided by Caltrans and the FTA. Other sensitive land uses in the Project study area that are located at greater distances than those identified in this noise study will experience lower noise levels than those presented in this report due to the additional attenuation from distance and the shielding of intervening structures.

REFERENCE NOISE LEVELS
Exhibit 4 identifies the estimated noise source and receiver locations used to calculate the Projectrelated operational noise levels. The Project-related operational noise sources are based on a review of the site plan and are expected to include: roof-top air conditioning units, trash enclosure activity, parking lot vehicle movements and outdoor daycare activity. To estimate the Project operational noise impacts, reference sound power levels (PWL) were collected from similar types of activities to represent the noise levels associated with the typical daytime stationary-source operational noise activity of the proposed Project.

While sound pressure levels (e.g. Leq) quantify in decibels the intensity of given sound sources at a reference distance, sound power levels (PWL) are connected to the sound source and are independent of distance. Sound pressure levels vary substantially with distance from the source and diminish as a result of intervening obstacles and barriers, air absorption, wind, and other factors.

Sound power is the acoustical energy emitted by the sound source and is an absolute value that is not affected by the environment. The reference project operational sound power levels are summarized below:
o A/C Condenser Units: 79 dBA PWL according to Daikin submittal data sheet for 6-Ton VRV-IV Heat Recovery Unit REYQ272TTJU.
o Trash Enclosure Activity: 89 dBA PWL based on reference noise level measurements describing trash enclosure event activity collected by Urban Crossroads, Inc. o Parking Lot Vehicle Movements: 73 dBA PWL based on reference noise level measurements describing parking lot vehicle activity collected by Urban Crossroads, Inc. o Outdoor Daycare Activity: 100 dBA PWL based on several sample play area noise measurements used to describe the worst-case reference noise levels.

16474-02 Noise Memo 5 Norco Village
EXHIBIT 4: NOISE SOURCE AND RECEIVER LOCATIONS

16474-02 Noise Memo 6 Norco Village

NOISE PREDICTIONMODEL
To fully describe the exterior operational noise levels from the Project, Urban Crossroads, Inc. developed a noise prediction model using the CadnaA (Computer Aided Noise Abatement) computer program. CadnaA can analyze multiple types of noise sources using the spatially accurate Project site plan, georeferenced Nearmap aerial imagery, topography, buildings, and barriers in its calculations to predict outdoor noise levels. Using the ISO 9613-2 protocol, CadnaA will calculate the distance from each noise source to the noise receiver locations, using the ground absorption, distance, and barrier/building attenuation inputs to provide a summary of noise level at each receiver and the partial noise level contributions by noise source. The noise level calculations provided in this noise assessment account for the distance attenuation provided due to geometric spreading, when sound from a localized stationary source (i.e., a point source) propagates uniformly outward in a spherical pattern. A default ground attenuation factor of 0.5 was used in the CadnaA noise analysis to account for mixed ground representing a combination of hard and soft surfaces.

OPERATIONALNOISELEVEL ANALYSIS
Using the reference noise levels to represent the proposed Project operations that include roof-top air conditioning units, trash enclosure activity, parking lot vehicle movements and outdoor daycare activity, Urban Crossroads, Inc. calculated the Project operational source noise levels at nearby receiver locations. Table 1 shows the unmitigated Project operational noise levels during the daytime hours from 7:00 a.m. to 10:00 p.m. The daytime hourly noise levels at the off-site receiver locations are expected to range from 47.5 to 52.3 dBA Leq. Project operational noise activity is expected to be limited to the daytime hours between 7:00 a.m. and 10:00 p.m. with no planned nighttime noise activity. The CadnaA operational noise calculations are included in Appendix 2.

PROJECT OPERATIONAL NOISE LEVEL COMPLIANCE
To demonstrate compliance with local noise regulations, the Project-only operational noise levels are evaluated against exterior noise level threshold based on the City of Norco exterior noise level standards. For residential land use, the City of Norco has identified a daytime exterior noise level limit of 55 dBA Leq (2). Table 1 shows that the operational noise levels associated with Norco Village Project will not exceed the City of Norco Municipal Code daytime exterior noise level standards at all receiver locations. Therefore, the operational noise impacts are considered less than significant.

16474-02 Noise Memo 7 Norco Village
TABLE 1: OPERATIONAL NOISE COMPLIANCE
Receiver
Location1
Project Operational
Noise Levels
(dBA Leq)2
Noise Level
Standards
(dBA Leq)3
Noise Level
Standards
Exceeded?4
R1 49.8 55 No
R2 47.9 55 No
R3 47.5 55 No
R4 52.3 55 No
R5 49.5 55 No
R6 48.5 55 No
R7 48.6 55 No
1 See Exhibit 3 for the receiver locations.
2 Proposed Project operational noise levels calculations are included in Appendix 2. 3 City of Norco Municipal Code Section 9.07.040 included in Appendix 1. 4 Do the estimated Project operational noise source activities exceed the noise level standards? 5 Project operational noise levels provided for informational purposes

REFERENCES

1. California Department of Transportation Environmental Program. Technical Noise Supplement - A Technical Supplement to the Traffic Noise Analysis Protocol. Sacramento, CA : s.n., September 2013.

2. Environmental Protection Agency Office of Noise Abatement and Control. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March 1974. EPA/ONAC 550/9/74-004.

3. City of Norco. Municipal Code, Section 90.07.040.

16474-02 Noise Memo Norco Village
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16474-02 Noise Memo Norco Village
APPENDIX 1:

CITY OF NORCO MUNICIPAL CODE NOISE STANDARDS

16474-02 Noise Memo Norco Village
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Norco Municipal Code
Chapter 9.07 NOISE REGULATIONS

The Norco Municipal Code is current through Ordinance 1130, passed March 5, 2025.

Chapter 9.07

NOISE REGULATIONS
Sections:

9.07.010 Purpose, intent and findings.

9.07.020 Exemptions.

9.07.030 Definitions.

9.07.040 General sound level standards.

9.07.050 Sound level measurement methodology.

9.07.060 Special sound sources standards.

9.07.070 Alternative noise prohibition.

9.07.080 Violations and penalties.

9.07.090 Duty to cooperate.
* Prior ordinance history: Ord. 590.

9.07.010 Purpose, intent and findings.

At certain levels, noise may jeopardize the health, safety or general welfare of Norco City residents and degrade their quality of life. The City Council hereby declares that noise shall be regulated in the manner described herein.

This code is intended to establish City of Norco standards regulating noise. This code is not intended to establish thresholds of significance for the purpose of any analysis required by the California Environmental Quality Act and no such thresholds are hereby established. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014)

9.07.020 Exemptions.

Sound emanating from the following sources is exempt from the provisions of this chapter:

A. Facilities owned or operated by or for a governmental agency; B. Capital improvement projects of a governmental agency; C. The maintenance or repair of public properties;
D. Public safety personnel in the course of executing their official duties, including, but not limited to, sworn peace officers, emergency personnel and public utility personnel. This exemption includes, without limitation, sound emanating from all equipment used by such personnel, whether stationary or mobile; E. Public or private schools and school-sponsored activities; F. Agricultural operations, provided such operations are carried out in a manner consistent with accepted industry standards. This exemption includes, without limitation, sound emanating from all equipment used during such operations, whether stationary or mobile;
G. City sanctioned events. The provisions of this title shall not apply to those reasonable sounds emanating from occasional public and private outdoor or indoor gatherings that require a City permit, public dances, shows, bands, sporting and entertainment events conducted and in compliance with such permit; H. City and other public agency sponsored events;
I. Private construction; provided, that construction does not occur between the hours of 7:00 p.m. and 7:00 a.m., Monday through Friday and 7:00 p.m. and 8:00 a.m., on Saturday and Sunday, unless specified by permit; J. Property maintenance, including, but not limited to, the operation of lawnmowers, leaf blowers, etc., provided such maintenance occurs between the hours of 8:00 a.m. and 7:00 p.m.; K. Motor vehicles, other than off-highway vehicles. This exemption does not include sound emanating from motor vehicle sound systems;

Norco Municipal Code
Chapter 9.07 NOISE REGULATIONS

The Norco Municipal Code is current through Ordinance 1130, passed March 5, 2025.

L. Heating, exhaust, and air conditioning equipment;
M. Safety, warning and alarm devices, including, but not limited to, house and car alarms, and other warning devices that are designed to protect the public health, safety, and welfare; N. The discharge of firearms consistent with all state laws; O. Sounds produced by any domestic animals and livestock, specifically including dogs and roosters; P. Construction-related single events or continuous events subject to a permit issued by the City of Norco. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014)

9.07.030 Definitions.

As used in this code, the following terms shall have the following meanings:

A. “Audio equipment” means a television, stereo, radio, tape player, compact disc player, MP3 player, iPod or other similar device.

B. “Decibel (dB)” means a unit for measuring the relative amplitude of a sound equal approximately to the smallest difference normally detectable by the human ear, the range of which includes approximately 130 decibels on a scale beginning with zero decibels for the faintest detectable sound. Decibels are measured with a sound level meter using different methodologies as defined below:

1. “A-weighting (dBA)” means the standard A-weighted frequency response of a sound level meter, which deemphasizes low and high frequencies of sound in a manner similar to the human ear for moderate sounds.

2. “Maximum sound level (Lmax)” means the maximum sound level measured on a sound level meter.

C. “Governmental agency” means the United States, the State of California, Riverside County, City of Norco, any city within Riverside County, any special district within Riverside County or any combination of these agencies.

D. “Land use permit” means a current and valid ministerial permit issued by the City of Norco.

E. “Motor vehicle” means a vehicle that is self-propelled.

F. “Motor vehicle sound system” means a stereo, radio, tape player, compact disc player, MP3 player, iPod or other similar device.

G. “Occupied property” means property upon which is located a residence, business or industrial or manufacturing use.

H. “Off-highway vehicle” means a motor vehicle designed to travel over any terrain.

I. “Public property” means property controlled by a governmental agency.

J. “Public or private school” means an institution conducting academic instruction at the preschool, elementary school, junior high school, high school, or college level.

K. “Sensitive receptor” means a land use that is identified as sensitive to noise in the noise element of the Norco General Plan, or the Norco Municipal Code, including, but not limited to, residences, schools, hospitals, churches, rest homes, cemeteries or public libraries.

L. “Sound amplifying equipment” means a loudspeaker, microphone, megaphone or other similar device.

M. “Sound level meter” means an instrument meeting the standards of the American National Standards Institute for Type 1 or Type 2 sound level meters or an instrument that provides equivalent data. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014)

Norco Municipal Code
Chapter 9.07 NOISE REGULATIONS

The Norco Municipal Code is current through Ordinance 1130, passed March 5, 2025.

9.07.040 General sound level standards.

No person shall create any sound, or allow the creation of any sound, on any property that causes the exterior sound level on any other occupied property to exceed the sound level standards set forth in Table 1 or that violates the special sound source standards set forth in Section 9.07.060.

Table 1
Sound Level Standards (dB L
max)
Land Use Land Use Designation Name Density
Maximum Decibel Level
8 a.m.—10 p.m. 10 p.m.— 8 a.m.

Community
Development
Estate-Density Residential 2 ac 55 45
Very-Low-Density Residential 1 ac 55 45
Low-Density Residential 1/2 ac 55 45
Medium-Density Residential 2—5 55 45
Medium-High-Density Residential 5—8 55 45
High-Density Residential 8—14 55 45
Very-High-Density Residential 14—20 55 45
Highest-Density Residential 20+ 55 45
Retail Commercial 65 55
Office Commercial 65 55
Tourist Commercial 65 55
Community Center 65 55
Light Industrial 75 55
Heavy Industrial 75 75
Business Park 65 45
Public Facility 65 45
Specific Plan—Residential 65 45
Specific Plan—Commercial 55 55
Specific Plan—Light Industrial 65 55
Specific Plan—Heavy Industrial 75 55
Rural Community
Estate-Density Residential 2 ac 55 45
Very-Low-Density Residential 1 ac 55 45
Low-Density Residential 1/2 ac 55 45
Rural
Rural Residential 5 ac 45 45
Rural Mountainous 10 ac 45 45

Norco Municipal Code
Chapter 9.07 NOISE REGULATIONS

The Norco Municipal Code is current through Ordinance 1130, passed March 5, 2025.

Land Use Land Use Designation Name Density
Maximum Decibel Level
8 a.m.—10 p.m. 10 p.m.— 8 a.m.

Rural Desert 10 ac 45 45
Agriculture Agriculture 10 ac 45 45
Open Space
Conservation 45 45
Conservation Habitat 45 45
Recreation 45 45
Rural 20 ac 45 45
(Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014)

9.07.050 Sound level measurement methodology.

If the sound standard being applied is measured in decibels, then sound level measurements may be made anywhere.

The actual location of a sound level measurement shall be at the discretion of the enforcement officials. Sound level measurements shall be made with a sound level meter. Immediately before a measurement is made, the sound level meter shall be calibrated utilizing an acoustical calibrator meeting the standards of the American National Standards Institute. Following a sound level measurement, the calibration of the sound level meter shall be reverified. Sound level meters and calibration equipment shall be certified annually. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014)

9.07.060 Special sound sources standards.

The general sound level standards set forth in Section 9.07.040 apply to sound emanating from all sources, including the following special sound sources, and the person creating, or allowing the creation of, the sound is subject to the requirements of Section 9.07.040. The following special sound sources are also subject to the following additional standards, the failure to comply with which constitutes separate violations of this chapter:

A. Motor Vehicles.

1. Off-Highway Vehicles.
a. No person shall operate an off-highway vehicle unless it is equipped with a USDA-qualified spark arrester and a constantly operating and properly maintained muffler. A muffler is not considered constantly operating and properly maintained if it is equipped with a cutout, bypass or similar device. b. No person shall operate an off-highway vehicle unless the noise emitted by the vehicle is not more than 96 dBA if the vehicle was manufactured on or after January 1, 1986, or is not more than 101 dBA if the vehicle was manufactured before January 1, 1986. For purposes of this subsection, emitted noise shall be measured a distance of 20 inches from the vehicle tailpipe using test procedures established by the Society of Automotive Engineers under Standard J-1287. Sound level measurements may be used, but are not required to establish a violation of this subsection.

2. Motor Vehicle Sound Systems. No person shall operate a motor vehicle sound system, whether affixed to the vehicle or not, between the hours of 10:00 p.m. and 8:00 a.m., such that the sound system is audible to the human ear inside any inhabited dwelling. No person shall operate a motor vehicle sound system, whether affixed to the vehicle or not, at any time such that the sound system is audible to the human ear at a distance greater than 50 feet from the vehicle.

B. Power Tools and Equipment. No person shall operate any power tools or equipment between the hours of 10:00 p.m. and 8:00 a.m. such that the power tools or equipment is audible to the human ear inside an inhabited dwelling other than a dwelling in which the power tools or equipment may be located. No person shall operate any

Norco Municipal Code
Chapter 9.07 NOISE REGULATIONS

The Norco Municipal Code is current through Ordinance 1130, passed March 5, 2025. power tools or equipment at any other time such that the power tools or equipment is audible to the human ear at a distance greater than 50 feet from the power tools or equipment.

C. Audio Equipment. No person shall operate any audio equipment, whether portable or not, between the hours of 10:00 p.m. and 8:00 a.m. such that the equipment is audible to the human ear inside an inhabited dwelling other than a dwelling in which the equipment may be located. No person shall operate any audio equipment, whether portable or not, at any other time such that the equipment is audible to the human ear at a distance greater than 50 feet from the property line of the property on which the audio equipment is located.

D. Sound Amplifying Equipment and Live Music. No person shall install, use or operate sound amplifying equipment, or perform, or allow to be performed, live music unless such activities comply with the following requirements. To the extent that these requirements conflict with any conditions of approval attached to an underlying land use permit, these requirements shall control:

1. Sound amplifying equipment or live music is prohibited between the hours of 10:00 p.m. and 8:00 a.m.

2. Sound emanating from sound amplifying equipment or live music at any other time shall not be audible to the human ear at a distance greater than 50 feet from the property line of the noise source. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014)

9.07.070 Alternative noise prohibition.

Notwithstanding any other provisions of this chapter and in addition thereto, it is unlawful for any person to willfully make, continue, maintain, permit, or cause to be made, continued, maintained, or permitted, any loud, unnecessary, and unusual noise which disturbs the peace or quiet of any residential neighborhood or which causes discomfort or annoyance to any reasonable person of normal sensitivity residing in the area.

A. It shall be a prima facie violation of this section if any noise is audible from a distance of 50 feet from the property line of the noise source or from a distance of 100 feet from any nonstationary noise source.

B. The determination that a noise violates this section may be made by a peace officer or may be proven by the testimony of any other person. (Ord. 1116 Sec. 1, 2024)

9.07.080 Violations and penalties.

A. Any violation of the provisions of this chapter is unlawful and may be enforced pursuant to the enforcement provisions set forth in Title 1.

B. Every five minutes of continuous noise that violates this chapter constitutes a new and separate violation.

Every new noise that violates this chapter constitutes a new and separate violation.

C. The fine schedule for a violation of this chapter enforced pursuant to Government Code Article 1, General, shall be in the amount of:

1. A fine not exceeding $100.00 for a first violation.

2. A fine not exceeding $200.00 for a second violation of this chapter within one year.

3. A fine not exceeding $500.00 for each additional violation of this chapter within one year. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014. Formerly 9.07.070)

9.07.090 Duty to cooperate.

No person shall refuse to cooperate with, or obstruct, the enforcement officials identified in Section 9.07.050 when they are engaged in the process of enforcing the provisions of this chapter. This duty to cooperate may require a person to extinguish a sound source so that it can be determined whether sound emanating from the source violates the provisions of this chapter. (Ord. 1116 Sec. 1, 2024; Ord. 979 Sec. 1, 2014. Formerly 9.07.080)

16474-02 Noise Memo Norco Village
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16474-02 Noise Memo Norco Village
APPENDIX 2:

OPERATIONAL NOISE CALCULATIONS

16474-02 Noise Memo Norco Village
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16474 - Norco Village
CadnaA Noise Prediction Model: 16474-02.cna
Date: 24.07.25
Analyst: B. Lawson
Calculation Configuration
Configuration
Parameter Value
General
Max. Error (dB) 0.00
Max. Search Radius (ft) 6561.70
Min. Dist Src to Rcvr 0.00
Partition
Raster Factor 0.50
Max. Length of Section (ft) 3280.80
Min. Length of Section (ft) 3.30
Min. Length of Section (%) 0.00
Proj. Line Sources On
Proj. Area Sources On
Ref. Time
Daytime Penalty (dB) 0.00
Recr. Time Penalty (dB) 5.00
Night-time Penalty (dB) 10.00
DTM
Standard Height (m) 0.00
Model of Terrain Triangulation
Reflection
max. Order of Reflection 2
Search Radius Src 328.08
Search Radius Rcvr 328.08
Max. Distance Source - Rcvr 3280.84 3280.84
Min. Distance Rvcr - Reflector 3.28 3.28
Min. Distance Source - Reflector 0.33
Industrial (ISO 9613 (1996))
Lateral Diffraction some Obj
Obst. within Area Src do not shield On
Screening Incl. Ground Att. over Barrier
Dz with limit (20/25)
Barrier Coefficients C1,2,3 3.0 20.0 0.0
Temperature (°F) 50
rel. Humidity (%) 70
Ground Absorption G 0.50
Wind Speed for Dir. (mph) 6.7
Roads (TNM)
Railways (FTA/FRA)
Aircraft (???)
Strictly acc. to AzB
Receiver Noise Levels
Name M. ID Level Lr Limit. Value Land Use Height Coordinates Day Night CNEL Day Night CNEL Type Auto Noise Type X Y Z (dBA) (dBA) (dBA) (dBA) (dBA) (dBA) (ft) (ft) (ft) (ft) RECEIVERS R1 49.8 49.8 56.4 55.0 0.0 0.0 5.00 a 6154375.03 2279814.01 5.00 RECEIVERS R2 47.9 47.9 54.6 55.0 0.0 0.0 5.00 a 6154247.81 2279742.17 5.00 RECEIVERS R3 47.5 47.5 54.2 55.0 0.0 0.0 5.00 a 6154208.64 2279665.79 5.00 RECEIVERS R4 52.3 52.3 59.0 55.0 0.0 0.0 5.00 a 6154312.57 2279536.26 5.00 RECEIVERS R5 49.5 49.5 56.2 55.0 0.0 0.0 5.00 a 6154413.54 2279461.99 5.00 RECEIVERS R6 48.5 48.5 55.2 55.0 0.0 0.0 5.00 a 6154466.91 2279445.52 5.00 RECEIVERS R7 48.6 48.6 55.2 55.0 0.0 0.0 5.00 a 6154536.33 2279373.79 5.00 Point Source(s)
Name M. ID Result. PWL Lw / Li Operating Time Height Coordinates Day Evening Night Type Value norm. Day Special Night X Y Z (dBA) (dBA) (dBA) dB(A) (min) (min) (min) (ft) (ft) (ft) (ft) POINTSOURCE AC01 79.0 79.0 79.0 Lw 79 5.00 g 6154609.70 2279539.09 30.00 POINTSOURCE AC02 79.0 79.0 79.0 Lw 79 5.00 g 6154606.01 2279445.77 30.00 POINTSOURCE AC03 79.0 79.0 79.0 Lw 79 5.00 g 6154559.35 2279487.06 30.00 POINTSOURCE AC04 79.0 79.0 79.0 Lw 79 5.00 g 6154657.71 2279497.13 30.00 POINTSOURCE AC05 79.0 79.0 79.0 Lw 79 5.00 g 6154494.23 2279721.03 30.00 POINTSOURCE AC06 79.0 79.0 79.0 Lw 79 5.00 g 6154416.69 2279643.49 30.00 POINTSOURCE AC07 79.0 79.0 79.0 Lw 79 5.00 g 6154518.40 2279695.18 30.00 POINTSOURCE AC08 79.0 79.0 79.0 Lw 79 5.00 g 6154442.54 2279617.31 30.00 POINTSOURCE TRASH01 89.0 89.0 89.0 Lw 89 5.00 a 6154414.68 2279575.35 5.00 POINTSOURCE TRASH02 89.0 89.0 89.0 Lw 89 5.00 a 6154621.12 2279408.51 5.00 POINTSOURCE TRASH03 89.0 89.0 89.0 Lw 89 5.00 a 6154628.84 2279401.47 5.00 Urban Crossroads, Inc. Page 288 of 464
Line Source(s)
Name M. ID Result. PWL Result. PWL' Lw / Li Operating Time Moving Pt. Src Height Day Evening Night Day Evening Night Type Value norm. Day Special Night Number Speed (dBA) (dBA) (dBA) (dBA) (dBA) (dBA) dB(A) (min) (min) (min) Day Evening Night (mph) (ft) Name ID Height Coordinates
Begin End x y z Ground
(ft) (ft) (ft) (ft) (ft) (ft)
Area Source(s)
Name M. ID Result. PWL Result. PWL'' Lw / Li Operating Time Height Day Evening Night Day Evening Night Type Value norm. Day Special Night (ft) (dBA) (dBA) (dBA) (dBA) (dBA) (dBA) dB(A) (min) (min) (min) AREASOURCE CAR01 73.0 73.0 73.0 46.3 46.3 46.3 Lw 73 5 a AREASOURCE CAR02 73.0 73.0 73.0 50.0 50.0 50.0 Lw 73 5 a AREASOURCE CAR03 73.0 73.0 73.0 48.4 48.4 48.4 Lw 73 5 a AREASOURCE CAR04 73.0 73.0 73.0 46.0 46.0 46.0 Lw 73 5 a AREASOURCE CAR05 73.0 73.0 73.0 51.4 51.4 51.4 Lw 73 5 a AREASOURCE OUTDOOR 100.0 100.0 100.0 69.6 69.6 69.6 Lw 100 5 a Name ID Height Coordinates
Begin End x y z Ground
(ft) (ft) (ft) (ft) (ft) (ft)
AREASOURCE CAR01 5.00 a 6154417.70 2279546.81 5.00 0.00 6154608.70 2279372.93 5.00 0.00
6154595.27 2279358.16 5.00 0.00
6154403.26 2279534.06 5.00 0.00
AREASOURCE CAR02 5.00 a 6154696.65 2279491.43 5.00 0.00 6154712.09 2279477.33 5.00 0.00
6154638.57 2279401.13 5.00 0.00
6154625.15 2279415.56 5.00 0.00
AREASOURCE CAR03 5.00 a 6154622.46 2279635.10 5.00 0.00 6154742.30 2279527.01 5.00 0.00
6154729.88 2279513.58 5.00 0.00
6154607.36 2279622.34 5.00 0.00
AREASOURCE CAR04 5.00 a 6154591.91 2279635.77 5.00 0.00 6154607.36 2279622.34 5.00 0.00
6154506.32 2279513.92 5.00 0.00
6154476.78 2279540.77 5.00 0.00
6154565.73 2279633.42 5.00 0.00
6154581.17 2279622.00 5.00 0.00
AREASOURCE CAR05 5.00 a 6154532.16 2279667.32 5.00 0.00 6154545.26 2279655.24 5.00 0.00
6154490.20 2279594.48 5.00 0.00
6154474.43 2279606.23 5.00 0.00
AREASOURCE OUTDOOR 5.00 a 6154461.34 2279770.37 5.00 0.00 6154491.55 2279743.86 5.00 0.00
6154395.88 2279642.82 5.00 0.00
6154433.81 2279605.56 5.00 0.00
6154388.49 2279556.55 5.00 0.00
6154321.02 2279621.00 5.00 0.00
Barrier(s)
Name Sel. M. ID Absorption Z-Ext. Cantilever Height Coordinates left right horz. vert. Begin End x y z Ground
(ft) (ft) (ft) (ft) (ft) (ft) (ft) (ft) (ft)
BARRIEREXISTING 0 6.00 a 6154477.91 2279801.94 6.00 0.00 6154309.38 2279619.63 6.00 0.00
6154632.15 2279316.93 6.00 0.00
6154852.66 2279110.90 6.00 0.00
Building(s)
Name Sel. M. ID RB Residents Absorption Height Coordinates Begin x y z Ground
(ft) (ft) (ft) (ft) (ft)
BUILDING BUILDING00001 x 0 25.00 a 6154491.55 2279743.86 25.00 0.00 6154543.58 2279698.54 25.00 0.00
6154445.22 2279594.81 25.00 0.00
6154395.88 2279642.82 25.00 0.00
BUILDING BUILDING00002 x 0 25.00 a 6154608.70 2279570.31 25.00 0.00 6154686.57 2279498.48 25.00 0.00
6154608.03 2279415.56 25.00 0.00
6154529.14 2279487.40 25.00 0.00
Urban Crossroads, Inc. Page 289 of 464

TECHNICAL MEMORANDUM
20341 SW Birch Street | Suite 230 | Newport Beach, CA 92660 | (949) 660-1994 | urbanxroads.com 7DATE: July 28, 2025
TO: Jesal Mehta, Recupero & Associates
FROM: Charlene So, Urban Crossroads, Inc.

JOB NO: 16474-02 TG Memo
SUBJECT: NORCO VILLAGETRIP GENERATION EVALUATION
Urban Crossroads, Inc. has prepared the following Trip Generation Evaluation for the Norco Village (Project), which is located on the southwest corner of Corydon Street and River Road in the City of Norco. Specifically, the proposed Project is located on the remaining undeveloped parcel within the Norco Village project. The purpose of this work effort is to assess the potential changes in trip generation associated with the update to the uses proposed for the Project as compared to the uses originally evaluated.

PROJECT BACKGROUND & PROPOSED PROJECT
The Approved Project included the development of 22,000 square feet of general office use proposed within a two-story building as evaluated in the River Road and Corydon Street Commercial Center Traffic Impact Analysis (dated August 28, 2015, referred to as 2015 Traffic Study). All parcels of the site evaluated in the 2015 Traffic Study have been constructed and occupied with the exception of one undeveloped parcel (Proposed Project). Exhibit 1 identifies the Approved Site Plan as evaluated in the 2015 Traffic Study.

The Proposed Project consists of the development of a 10,980 square foot daycare (Goddard School) that will serve 170 children along with a 12,500 square foot retail building on the remaining undeveloped parcel. Exhibit 2 identifies the Proposed Site Plan for the remaining undeveloped parcel.

16474-02 TG Memo 2 Norco Village
EXHIBIT 1: APPROVED SITE PLAN
EXHIBIT 2: PROPOSED SITE PLAN
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Project No.:

Bid Date:

Revisions
PLOTTED: 15-1118 2:03 PM BY: KENNY NGO-TON
PATH: P:\2015\15116_NORCO SITE (LEWIS RETAIL)\CAD\SHEETS\A0.50_SITEPLAN.DWG 1 1 1 W. O c e a n B l v d 2 1 s t F l o o rw w w . p r a r c h i t e c t s . c o m T 5 6 2 6 2 8 8 0 0 0 L o n g B e a c h C A 9 0 8 0 2 DEKRUYF / LEWIS RETAIL CENTERS 1156 N. MOUNTAIN AVE., P.O. BOX 670 UPLAND, CA 91785 OWNER: NORCO, CA 92880 SWC RIVER RD. & CORYDON ST. COMMERCIAL DEVELOPMENT 15-020.00
A0.50

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Norco California A1.104/24/25
Overall Site Plan
Scale: 1" = 50'
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16474-02 TG Memo 3 Norco Village

TRIP GENERATION
Trip generation represents the amount of traffic which is both attracted to and produced by a development. Determining traffic generation for a specific project is therefore based upon forecasting the amount of traffic that is expected to be both attracted to and produced by the specific land uses being proposed for a given development. 2015 APPROVED PROJECT
The trip generation from the 2015 Traffic Study was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017). As shown in Table 1, the 2015 Traffic Study concluded that 22,000 square feet of General Office use would generate 6,686 trip-ends per day, with 744 trips generated during the AM peak hour and 819 trips generated during the PM peak hour.

TABLE 1: APPROVED PROJECT TRIP GENERATION
Land Use Quantity Units1 AM Peak Hour PM Peak HourDaily In Out Total In Out Total General Office1 22.000 TSF 50 7 57 18 86 104 415
1 Source: River Road and Corydon Street Commercial Center TIA (August 28, 2015, prepared by Urban Crossroads, Inc.).

PROPOSED PROJECT
The Project is proposing the development of a 10,980 square foot daycare (Goddard School) that will serve 170 children along with a 12,500 square foot retail building on the remaining undeveloped parcel. Table 2 presents the trip generation rates obtained from the ITE Trip Generation Manual (11th Edition, 2021) for the proposed daycare and retail use.The resulting trip generation for the Proposed Project is shown in Table 2. Pass-by reduction assumptions for the daycare center and retail uses are consistent with the current ITE Trip Generation Manual. As shown in Table 2, the Proposed Project is estimated to generate 728 trip-ends per day with 162 AM peak hour trips and 128 PM peak hour trips.

16474-02 TG Memo 4 Norco Village
TABLE 2: PROPOSED PROJECT TRIP GENERATION
Land Use1 Units2
ITE
LU AM Peak Hour PM Peak Hour Daily
Code In Out Total In Out Total
Daycare Center TSF 565 5.83 5.17 11.00 5.23 5.89 11.12 47.62 Strip Retail Plaza (<40,000 SF) TSF 822 1.42 0.94 2.36 3.30 3.29 6.59 54.45 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11th Edition (2021). 2 TSF = thousand square feet
Land Use Quantity Units1 AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Daycare Center 10.980 TSF 64 57 121 57 65 122 524
Pass-by Reduction (PM/Daily=40%) 0 0 0 -25 -25 -50 -232 Retail Plaza 12.500 TSF 18 12 30 41 41 82 682
Pass-by Reduction (PM/Daily=40%) 0 0 0 -16 -16 -32 -274 Proposed Project Total 82 69 151 57 65 122 700 1
TSF = thousand square feet

TRIP GENERATION COMPARISON
As shown in Table 3, the development of the Proposed Project is anticipated to generate 285 more trip-ends per day with an increase of 94AM and 18 PM peak hour trips as compared to the currently Approved Project. This equates to a 165% net increase during the AM, and 17% net increase during the PM peak hours and a 68% net increase to daily trip-ends.

TABLE 3: TRIP GENERATION COMPARISON
Land Use
AM Peak Hour PM Peak Hour
Daily In Out Total In Out Total
Currently Approved1 50 7 57 18 86 104 415
Proposed Project2 82 69 151 57 65 122 700
Variance (Proposed - Approved) 32 62 94 39 -21 18 285
1 Trip generation based on the Approved Project per the 2015 Traffic Study (see Table 1). 2 Proposed Project trip generation (see Table 2).

16474-02 TG Memo 5 Norco Village

FINDINGS
There are no changes to the driveway locations or the number of driveways in the Proposed site plan as compared to the Approved site plan.

River Road at Sundance Lane
The intersection of River Road at Sundance Lane (Project Driveway) is anticipated to provide the primary ingress and egress for the proposed daycare center and retail building. This intersection was forecast to operate at an acceptable Level of Service (LOS) C for both AM and PM peak hours in the 2015 Traffic Study. The addition of net new trips from the proposed daycare center and retail building (as disclosed in Table 3) is not expected to result in an unacceptable LOS at River Road at Sundance Lane (e.g., LOS E or LOS F).

Conclusion
Beyond the driveway/intersection of River Road at Sundance Lane, the traffic will dissipate, and the Proposed Project is anticipated to contribute fewer than 50 net new peak hour trips to off-site study area intersections. As such, the additional trips from the proposed land use changes are not anticipated to create any additional traffic impacts than those previously disclosed in the approved 2015 Traffic Study.

If you have any questions, please contact me directly at [email protected].

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NOTE: This information is conceptual in nature and is subject to adjustments pending further verification and Client, Tenant, and Governmental Agency approvals. No warranties or guaranties of any kind are given or implied by the Architect.

DATE:

MCG JOB #:

DATE REVISIONS
N.W.C. of RIVER RD. & CORYDON ST.
25000.01 NORCO, CALIFORNIA 11.13.2025
C MCG ARCHITECTURE 2025 ALL RIGHTS RESERVED

City Council

STAFF REPORT
Date: November 19, 2025 Agenda Item:

6.C.

To: Honorable Mayor and City Council Members
From: Alma Robles, Community Development Director
Prepared By: Alma Robles, Community Development Director Department: Community Development
SUBJECT:

First Reading, Ordinance No.1137 adopting Zone Code Amendment 2025-01 (City of Norco): A City-Initiated proposal to amend Norco Municipal Code Title 18 – “Zoning”, Chapter 18.68 – “Accessory Building Use Permits”, to: amend the provisions/regulations for Large Vehicle Parking Buildings by reducing the provisions for size and specifying size dimensions; to amend the findings for the approval of accessory buildings; and to specify the number of accessory buildings allowed under Chapter 18.68 RECOMMENDATION:

Adopt Ordinance No. 1137 for the first reading, approving Zone Code Amendment 2025-01.

SUMMARY:

This is a City-initiated amendment to Chapter 18.68 - "Accessory Building Use Permits" to remove the additional 400 square-foot provision and to specify the maximum width dimension for large Vehicle Parking Building; to modify the findings for approval to require that approval of accessory buildings under Chapter 18.68 not prohibit a detached/freestanding Accessory Dwelling Unit (ADU) of 800 square feet or less; and to specify the number of buildings allowed under Chapter 18.68.

BACKGROUND:

This proposed Zone Code Amendment is a follow-up action derived from the 2024 annual review of the Accessory Building (non-living - garages, barns, workshops etc.) Ordinance found in Chapter 18.68 of the Norco Municipal Code (NMC).

In summary, staff was directed to amend Chapter 18.68 as follows:
 Amend the provisions for a "Large Vehicle Parking Building" to only allow 1,000 square feet, eliminating the additional 400 square feet, and that a maximum dimension be established on one side of the 1,000 square-foot structure to be

wide enough to accommodate an RV/large vehicle and not a living unit (resulting in a long and skinny building);
 Amend the conditions necessary to granting an Accessory Building Use Permit to add a finding of approval that the following condition exists: granting of the proposed garage, barn, workshops etc., (non-habitable buildings regulated under Chapter 18.68), does not prohibit a future ADU that preserves the animalkeeping area and its access; and  Amend Chapter 18.68 to codify staff's policy of only allowing one building in each of the allowed categories of: Large Vehicle Parking Building, Large Animal Keeping Shelter, and all Other Accessory Buildings (such as workshops, small animal-keeping shelters, small garages etc.).

To address the item listed above, Zone Code Amendment 2025-01 is proposing to amend the respective sections of Chapter 18.68 as noted below (amendments/added verbiage are in red and removals have a strike through):
 Section 18.68.14 "Conditions Necessary to Granting an Accessory Building Use Permit" shall be amended by adding item (3) as follows:

18.68.14 Conditions Necessary to Granting an Accessory Building Use Permit.

Before an accessory building use permit may be granted the approving body shall make a finding from the evidence as submitted, that the following conditions exist in reference to the property being considered:
(1) The requested accessory building use permit is consistent with the General Plan and zoning requirements of the zone in which the property in question is located including the protection of adequate open animal areas on lots where the keeping of large animals is permitted.
(2) The requested accessory building use permit will not have an adverse effect on the public convenience or general welfare of persons residing or working in the neighborhood thereof and will not adversely affect adjoining land uses including runoff and drainage impacts and architectural compatibility. (3) The requested accessory building use permit will not prohibit a future detached new construction Accessory Dwelling Unit (ADU) of 800 square feet or less that preserves the required animal-keeping area and the required access to the required animal keeping area.
 The title of Section 18.68.20 "Size, Layout, and Design of Accessory Buildings" shall be amended as follows:

18.68.20 Size, Layout, and Design of Accessory Buildings. Except for the category of Large Animal Keeping Shelters, only one building shall be allowed in each of the categories listed below.
 Section 18.68.20 "Size, Layout, and Design of Accessory Buildings" items (1) (a) and (b) shall be amended as follows:
(1) Large Vehicle Parking Building (Recreational and Agricultural Vehicles). (a) Maximum height: 16 feet at roof eave with the same or lesser roof pitch as the primary dwelling. The maximum allowed height at the peak shall be 18 feet. The maximum width shall be 16 feet.
(b) Maximum allowed size: 1,000 square feet.

Additional allowed square footage for other accessory building use:

Size: 400 square feet at the following maximum allowed heights:

Height: Maximum height at eave: eight feet; maximum building height: 14 feet.

The attached Ordinance reflects the amendments noted above.

Planning Commission: The Planning Commission reviewed Zone Code Amendment 2025-01 at their meeting on October 8, 2025. The Commission recommended approval of Zone Code Amendment 2025-01 per the amendments noted above.

California Environmental Quality Act (CEQA): This Zone Code is exempt from review under the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines (California Code of Regulations, §§ 15000 et seq.), Section 15061 (b) (3), as it can be seen with certainty that there is no possibility that the adoption and implementation of the subject amendment will have a significant effect on the environment.

Charter Issue: This is a charter issue that requires a 4/5 vote for approval. The pros of adopting this Ordinance is that it will advance the protection of animal keeping areas on properties that are zoned for animal-keeping, by advancing limitation on the proliferation of accessory buildings that are still subject to discretionary review, to accommodate ADUs that don't allow for discretionary review. The cons to adopting this ordinance is that it will further limit the options that a property owner has when it comes to buildings such as large vehicle parking buildings and/or workshops.

FISCAL IMPACT:

This agenda items will not result in a fiscal impact.

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: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):

CC Ordinance 1137 for Zone Code Amendment 2025-01

ORDINANCE NO. 1137

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NORCO,
CALIFORNIA, APPROVING ZONE CODE AMENDMENT 2025-01: A CITYINITIATED PROPOSAL TO AMEND NORCO MUNICIPAL CODE TITLE 18 – “ZONING”, CHAPTER 18.68 – “ACCESSORY BUILDING USE PERMITS”, TO: AMEND THE PROVISIONS/REGULATIONS FOR LARGE VEHICLE

PARKING BUILDINGS BY REDUCING THE PROVISIONS FOR SIZE AND SPECIFYING SIZE DIMENSIONS; TO AMEND THE FINDINGS FOR THE APPROVAL OF ACCESSORY BUILDINGS; AND TO SPECIFY THE

NUMBER OF ACCESSORY BUILDINGS ALLOWED UNDER CHAPTER

18.68. WHEREAS, the CITY OF NORCO initiated Zone Code Amendment 2025-01, a proposal to amend Chapter 18.68 (Accessory Building Use Permits) of the Norco Municipal Code Title 18; and
WHEREAS, the Zone Code Amendment was duly submitted to said City’s Planning Commission for decision at a public hearing for which proper notice was given; and WHEREAS, the Zone Code Amendment was scheduled for public hearing on October 8, 2025 on or about 7 p.m. in the Council Chambers at 2820 Clark Avenue, Norco, California 92860; and
WHEREAS, at the time set, the Planning Commission held a public hearing and received both oral and written testimony pertaining to the Zone Code Amendment; and WHEREAS, the Planning Commission adopted Resolution 2025-26, recommending approval of Zone Code Amendment 2025-01 to the City Council; and WHEREAS, the Zone Code Amendment was duly submitted to said City’s City Council for decision at a public hearing for which proper notice was given; and WHEREAS, the Zone Code Amendment was scheduled for public hearing on November 19, 2025 on or about 7 p.m. in the Council Chambers at 2820 Clark Avenue, Norco, California 92860; and
WHEREAS, at the time set, the City Council held a public hearing and received both oral and written testimony pertaining to the Zone Code Amendment; and WHEREAS, the City of Norco acting as the Lead Agency has determined that this Zone Code Amendment is exempt from review under the California Environmental Quality Act (CEQA).

NOW, THEREFORE, the City Council of the City of Norco does hereby make the following FINDINGS AND DETERMINATIONS:

I. FINDINGS.

A. The proposed Zone Code Amendments are in response to the 2024 review of Chapter 18.68 – “Accessory Building Use Permits”. A review of Chapter 18.68 is required on a yearly basis to ensure that the compatibility of accessory buildings in residential zones on an on-going basis.

B. The proposed Zone Code Amendment will increase the compatibility of accessory buildings in their respective residential zones. Residential and associated accessory buildings are allowed in residential zones, and these zones are consistent with the land use designation of the General Plan. The proposed Zone Code Amendment will therefore not conflict with City of Norco General Plan.

C. The proposed Zone Code Amendment will not be detrimental to the public convenience, health, safety, or general welfare of the City because the amendment will increase compatibility of residential accessory building uses with surrounding residential properties.

D. The Zone Code Amendment is exempt from review under the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines (California Code of Regulations, §§ 15000 et seq.) Section 15061 (b) (3), as it can be seen with certainty that there is no possibility that the adoption and implementation of the subject amendment will have a significant effect on the environment II. DETERMINATION:

NOW THEREFORE, the City Council for the City of Norco, California, does hereby ORDAIN as follows:

SECTION 1:

Title 18 (Zoning) of the Norco Municipal Code, Chapter 18.68 (Accessory Building Use Permits), be amended to read as follows:
• Section 18.68.14 "Conditions Necessary to Granting an Accessory Building Use Permit" shall be amended by adding item (3) as follows:

18.68.14 Conditions Necessary to Granting an Accessory Building Use Permit. Before an accessory building use permit may be granted the approving body shall make a finding from the evidence as submitted that the following conditions exist in reference to the property being considered:
(1)    The requested accessory building use permit is consistent with the General Plan and zoning requirements of the zone in which the property in question is located including the protection of adequate open animal areas on lots where the keeping of large animals is permitted.

(2)    The requested accessory building use permit will not have an adverse effect on the public convenience or general welfare of persons residing or working in the neighborhood thereof and will not adversely affect adjoining land uses including runoff and drainage impacts and architectural compatibility.
(3)   The requested accessory building use permit will not prohibit a future detached new construction Accessory Dwelling Unit (ADU) of 800 square feet or less that preserves the required animal-keeping area and the required access to the required animal keeping area.
• The TITLE of Section 18.68.20 "Size, Layout, and Design of Accessory Buildings" shall be amended as follows:

18.68.20 Size, Layout, and Design of Accessory Buildings. Except for the category of Large Animal Keeping Shelters, only one building shall be allowed in each of the categories listed below.

And;
• Section 18.68.20 "Size, Layout, and Design of Accessory Buildings" items (1) (a) and (b) shall be amended as follows:
(1)    Large Vehicle Parking Building (Recreational and Agricultural Vehicles). (a)    Maximum height: 16 feet at roof eave with the same or lesser roof pitch as the primary dwelling. The maximum allowed height at the peak shall be 18 feet. The maximum width shall be 16 feet.
(b)    Maximum allowed size: 1,000 square feet.
##
SECTION 2. EFFECTIVE DATE: This Ordinance shall become effective 30 days after final passage thereof.

SECTION 3. SEVERABILITY: If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the Ordinance, and each section, subsection, sentence, clause, sentences, clauses, or phrases here of irrespective of the fact that any one or more of the sections, subsections, sentences, clauses, or phrases hereof be declared invalid or unconstitutional.

SECTION 4. POSTING: The Mayor shall sign this Ordinance and the City clerk shall attest hereto and shall cause the same within 15 days of its passage to be posted at no less than five public places within the City of Norco.

PASSED AND ADOPTED by the City Council of the City of Norco, California at a regular meeting held December 3, 2025.
__________________________
Greg Newton, Mayor
City of Norco, California
ATTEST:
________________________
Dana Roa, CMC, City Clerk
City of Norco, California
I, DANA ROA, CMC, City Clerk of the City of Norco, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Norco, California, duly held on November 19, 2025 and thereafter at a regular meeting of said City Council duly held December 3, 2025, it was duly passed and adopted by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS THEREOF, I have hereunto set my hand and affixed the official seal of the City of Norco, California, on December 3, 2025.
________________________
Dana Roa, CMC, City Clerk
City of Norco, California

City Council

STAFF REPORT
Date: November 19, 2025 Agenda Item:

6.D.

To: Honorable Mayor and City Council Members
From: Alma Robles, Community Development Director
Prepared By: Alma Robles, Community Development Director Department: Community Development
SUBJECT:

Amendment to the Objective Development Standards
RECOMMENDATION:

Approve Resolution 2025-72 to approve the updated ODS document (the amendment) SUMMARY:

Objective Development Standards (ODS) are used during the review of multi-family and mixed-use development proposed within the city that qualify for nondiscretionary/ministerial review under Senate Bill 35 (SB35), as well as discretionary projects. The previously adopted ODS have been refined via the proposed amendment, to ensure this type of development is compatible with and complementary of the City of Norco’s agrarian architecture style and small-town community character.

BACKGROUND:

On March 16, 2022, the City Council adopted Objective Development Standards (ODS) to address changes in California State laws by placing an emphasis on standards that provide objective criteria, as the basis for project approval or denial for mixed use/multifamily development. These standards were adopted by the City Council to comply with California Senate Bill 35, and accordingly apply to the ministerial approval of proposals for new multifamily and mixed-use development within the city that qualify as an “SB35” project.

Additionally, these ODS also serve as design guidelines for the discretionary review of multi-family and mixed-use development proposed within the city that does not qualify as an SB35 project and therefore does not qualify for ministerial review. The ODS are particularly important and applicable to sites that have the Housing Development Overlay (HDO) zoning, and identified in the current Housing Element.

The City Council approved a contract with Sargent Town Planning (STP) to update, refine and expand the City's ODS (Attachment A) for mixed-use and multi-family development projects to ensure development is compatible with and complementary of the City of Norco’s agrarian architecture style and small-town community character.

Updating the ODS concurrent with the General Plan update is important, as this will ensure development standards are in place to implement the vision and policy directives of the 2050 General Plan.

City Council and Planning Commission Joint Study on July 9, 2025: A joint study session was held on July 9, 2025 for input on the first draft of the amended/updated ODS document, where both the City Council and Planning Commission provided input.

The joint session was then adjourned to the regularly scheduled Planning Commission meeting where the Planning Commission recommended approval of the updated ODS document with recommendations for adjustments (particularly on parking). A matrix (Attachment B) summarizing both the City Council and Planning Commission's input/comments is attached.

A tracked changes version (Attachment C) of the amended/updated ODS document has been included, which reflects changes to the document since the joint study session/Planning Commission meeting in July. In summary, adjustments have been made to the parking requirements, building height, setbacks and the vehicular/pedestrian connections to Fourth Street. STP will be at the scheduled City Council meeting to present the details of the main adjustments to the ODS document since the last version viewed in July. Note, Attachment A, the clean version, should be reviewed for the approval of the Resolution (Attachment D).

Proposed Amended/Updated ODS Document Overview: The ODS are for residents, property and business owners, developers and builders, architects and designers, and City staff involved in the proposal, review and approval process of multi-family and/or mixed-use development in City of Norco. The ODS is categorized in the following chapters:

Step 1: Introduction
This section provides the overview and purpose of the ODS.

Step 2: Public Realm & Connectivity
These standards divide large sites into a network of blocks, streets, and open spaces with shared amenities, setting the stage for individual building sites.

Step 3: Site Design
Once the building sites are created, these standards determine how buildings, parking, and other elements are configured on the site. These standards are intended to ensure that the facades and entries of buildings line and activate the public realm.

Step 4: General Development Standards
Numeric standards regarding height, lot coverage, and parking are described in this section. A key update here is that the allowed height has been increased/adjusted to facilitate the desired product while accommodating the allowed density in the HDO of 20-30 dwellings per acre.

Step 5: Building Design
This section regulates building massing, façade elements, and other features, ensuring that buildings serve the public realm, their function, the character of the community, and respect the context.

Step 6: Architectural Standards
The design and detailing of buildings are paramount to a quality environment. This section ensures that architectural design elements and materials are consistent with Norco's agrarian, small-town character.

Step 7: Landscape, Lighting and Other Site Elements Design The section regulates the more nuanced topics of building site design—beyond building placement which is covered in Chapter 3—including landscaping, utility placement, lighting, and other site elements.

Step 8: Administration
All developments must comply with the standards of the Norco Municipal Code Title 18 (Zoning) and any applicable Specific Plan or Overlay Zoning District.

A key difference in the updated ODS (compared to the the version adopted back in 2022) is that it now includes ODS via site plan design exercises to enable staff, the Planning Commission and City Council to visualize and articulate the built outcomes, especially on sites with a Housing Development Overlay (HDO), which allows a density of 20-30 dwellings per acre. Furthermore, parking requirements, building heights and setbacks have been adjusted to be more flexible to help achieve the desired outcome.

Overall, the proposed amendment to update the ODS gives the City greater control of, not only how a multi-family development will look architecturally, but also how the site will be laid out, how the streets will be designed, and what amenities (e.g., horse trails, agricultural gardens, etc.) will be required with any development.

California Environmental Quality Act (“CEQA”): The proposed amendment to the ODS has been deemed exempt from environmental review as there is no possibility that the proposed changes would have a significant impact on the environment pursuant to State CEQA Guidelines Section 15061(b)(3).  The amendment will not result in any increase in the intensity or density of any land use above what is currently allowed. Staff is recommending that a Notice of Exemption be prepared and filed in accordance with CEQA Guidelines.

FISCAL IMPACT:

There is no fiscal impact for this item.

RELATIONSHIP TO STRATEGIC PLAN:

This agenda item is consistent with Strategic Plan Direction No. 3, "Economic Development and Financial Stability," Action Plan No. 2, "Create comprehensive development strategies."

REVIEWED AND APPROVED BY:

Certified as to Availability of Funds: Joshua Calhoun, Finance Director Approved by: Lisette Free, City Manager
Approved as to Form: Harper and Burns, LLP, City Attorney ATTACHMENT(S):

Attachment A - Clean Version
Attachment B - Matrix
Attachment C - Tracked Changes
Attachment D - Resolution

OBJECTIVE DEVELOPMENT STANDARDS November 2025
2870 Clark Avenue, Norco, CA 92860
CITY COUNCIL Greg Newton Mayor
Robin Grundmeyer Mayor Pro Tem
Kevin Bash Council Member
Gregory Bowen Council Member
Fia Sullivan Council Member

CONTRIBUTING

STAFF MEMBERS
Lisette Free City Manager
Alma Robles Community Development Director
Erika Woods-Diaz Associate Planner
Kelli Anderson Communications Manager

CONTRACTUAL SUPPORT
Version Year Completed Firm Name
Initial Draft 2022 PlaceWorks
First Revision 2025 Sargent Town Planning

ADOPTING RESOLUTIONS AND ORDINANCES
Date Approved Resolution/Ordinance Name
March 16, 2022 City Council Resolution No. 2022-18
March 16, 2022 City Council Ordinance No. 1080
December 6, 2023 City Council Resolution 2023-23 (Amendment) September 18, 2024 City Council Resolution 2024-53 (Amendment) 2025 (PENDING)

TABLE OF CONTENTS November 2025
Chapter 1
Introduction

1.1 Overview & Purpose 3

1.2 Applicability 4

1.3 User Guide 5
Chapter 2
Public Realm & Connectivity

2.1 Intent & Purpose 6

2.2 Blocks & Connectivity 6

2.3 Street Design 13

2.4 Public Open Space and Amenities 15
Chapter 3
Site Design

3.1 Intent & Purpose 18

3.2 Building Placement & Orientation 18

3.3 Frontage & Pedestrian Access 22

3.4 Parking Placement & Design 25

3.5 Vehicular Access 27
Chapter 4
General Development Standards

4.1 Intent & Purpose 28

4.2 Building Height 28

4.3 Off-Street Parking Requirements 30

4.4 Size of Dwellings 32

4.5 Usable Private Open Space 32
Chapter 5
Building Design

5.1 Intent & Purpose 33

5.2 Building Mass and Articulation 33

5.3 Facade Elements 37

5.4 Roof Forms 40

5.5 Garages and Carports 40
Chapter 6
Architectural Standards

6.1 Intent & Purpose 41

6.2 Building Shape 41

6.3 Roof Design 41

6.4 Traditional Expression of Structure 44

6.5 Doors & Windows 45

6.6 Materials 46

6.7 Colors 48

6.8 Precedent Gallery 49
Chapter 7
Landscape, Lighting & Other Site
Elements Design

7.1 Intent & Purpose 52

7.2 Service Areas & Utilities 52

7.3 Walls, Fences, and Structures 53

7.4 Entrance Monuments 55

7.5 Lighting 56

7.6 Landscaping 57

7.7 Stormwater 57
Chapter 8
Administration

8.1 Intent & Purpose 59

CHAPTER 1 Introduction
Objective Development Standards | Page 3 of 59
Chapter 1: Introduction

1.1 OVERVIEW & PURPOSE
These Objective Design Standards have been adopted by the City of Norco to evaluate residential and mixed-use development applications, and provide direction to developers and property owners on the key design components to streamline the project approval process. The standards also encourage development of workforce housing compatible with the surrounding neighborhood and the overall character of the City of Norco, while also ensuring a high level of design quality, and appropriate site planning.

This document addresses changes in California State laws by placing an emphasis on standards that provide objective criteria to be used as the basis for project approval or denial. Project applications eligible for this process (refer to Section 1.2, Applicability) shall receive a ministerial, non-subjective review. These standards have been adopted by the City of Norco to comply with California Senate Bill 35 (SB35), and accordingly apply to the ministerial approval of proposals for new multifamily and mixed-use development within the City of Norco that qualify as an “SB35” project.

Additionally, these Design Standards may be used as design guidelines for the discretionary review of multifamily and mixed-use development proposed within the city of Norco that does not qualify as an SB35 project and therefore does not qualify for ministerial review.

CHAPTER 1 Introduction
Objective Development Standards | Page 4 of 59

1.2 APPLICABILITY
These standards are applicable to any housing development project (as further defined below) that, pursuant to State law, requires ministerial approval. A housing development project includes (1) a multifamily residential project with two or more units, or (2) a mixed-use development that includes housing.

These standards apply citywide but shall not apply to a project if it is otherwise prohibited by State law.

1.2.1 Senate Bill 35
Senate Bill 35 (SB 35) requires cities and counties to streamline review and approval of eligible affordable housing projects through a ministerial process, exempting such projects from environmental review under the California Environmental Quality Act (“CEQA”). This process does not allow public hearings to consider the merits of the project; rather only design review or public oversight of the development is allowed, which must be objective and strictly focused on assessing compliance with criteria required for streamlined projects as well as objective design review of the project (Government Code Section 65913.4(c)(1).

According to the parameters set forth by SB35, the Streamlined Ministerial Process shall be available to proposed communities having at least 10% of units priced to be affordable to households making at or below 80% of the Average Median Income level (AMI), prior to calculating any density bonus.

Additionally, the project site must meet the “infill” requirements (SB 35 definition), and be zoned for residential or mixed-use development. The applicant must also demonstrate that the site is not within Prime Farmland, or farmland within statewide importance, wetlands, a very high fire hazard zone, an earthquake fault zone, special flood hazard area, protected habitat area, or a conservation easement.

As a part of this streamlining process, cities are required to establish objective design standards for multifamily residential development. SB 35 defines an objective design standard as one that involves “no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant… and the public official prior to submittal.”

1.2.2 Mixed-Use Development
Mixed-use development is defined herein as a single application incorporating both commercial and housing uses, in either a vertical (stacked) or horizontal (side-by-side) configuration. Qualifying mixeduse development shall comply with these standards as applicable. Where these standards are silent on specific topics, such as required off-street parking for commercial uses, then appropriate standards from Title 18 of the Norco Municipal Code shall apply.

CHAPTER 1 Introduction
Objective Development Standards | Page 5 of 59

1.3 USER GUIDE
The Objective Design Standards are for residents, property and business owners, developers and builders, architects and designers, and City staff involved in the review and approval process of multifamily and/or mixed-use development in City of Norco. The following steps are a quick way to understand the different sections of the document and how to use it.

Step 1: Review the Public Realm & Connectivity Standards These standards divide large sites into a network of blocks, streets, and open spaces with shared amenities, setting the stage for individual building sites.

Step 2: Review the Site Design Standards
Once the building sites are created, these standards determine how buildings, parking, and other elements are configured on the site. These standards are intended to ensure that the facades and entries of buildings face and activate the public realm.

Step 3: Review the General Development Standards
This section describes numeric height, lot coverage, and parking standards.

Step 4: Review the Building Design Standards
This section regulates building massing, façade elements (porches, stoops, shopfronts), and other features, ensuring that buildings relate to the Public Realm, serve their function, reflect the character of the community, and respect the existing context.

Step 5: Review the Architectural Standards
The design and detailing of buildings are paramount to a quality environment. This section ensures that architectural design elements and materials are consistent with Norco’s character.

Step 6: Review Landscape, Lighting, and Other Site Elements Design Standards This section regulates the more nuanced topics of building site design—beyond building placement, which is covered in Chapter 3—including landscaping, utility placement, lighting, and other site elements.

Step 7: Review the City of Norco Municipal Code
All developments must comply with the standards of the Norco Municipal Code Title 18 (Zoning), and any applicable Specific Plan or Overlay Zoning District.

Step 8: Consult with the Community Development Staff
It is highly recommended for prospective applicants to obtain and become familiar with the application and submittal requirements for a project prior to a formal submittal. A pre-application meeting with City staff allows applicants to receive staff input from various departments prior to a formal application submittal.

Applicants shall follow application procedures as directed by staff. The City of Norco Municipal Code establishes the required procedures for submitting and reviewing development applications.

Applicants shall follow these procedures and requirements.

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 6 of 59
Chapter 2: Public Realm & Connectivity

2.1 INTENT & PURPOSE
These standards are intended to ensure that new development on large parcels is consistent with Norco’s historic street and block network and small-town character.

2.2 BLOCKS & CONNECTIVITY
A ) Applicability. Sites larger than 3.5 acres shall be divided into multiple blocks by a Public Realm Network of public streets, open spaces, paseos, and/or trails, per the standards of this section.

Equestrian trails are required per Section 2.2.I.

B ) Block Standards. (See Figure 2.2.A. See also Figures 2.2.E-2 and 2.2.F-2 for depiction of block standards on HDO sites.)

1. Each block shall have a maximum perimeter of 1,800 feet, and no side of the block shall exceed 600 feet in length.

2. Blocks shall be defined (bound at their perimeter) by public streets on at least two sides. The remaining two sides shall be public streets, open spaces, and/or paseos.

Figure 2.2.A Example Blocks
Note: Equestrian trails are also
required per Section 2.2.I.

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 7 of 59
C ) Public Realm Network Standards.

1. The Public Realm Network is made up of streets, open spaces, paseos, and trails which are publicly accessible, regardless of whether they are publicly or privately owned and/or maintained. Therefore, streets, paseos, and trails shall not be gated or otherwise subject to controlled access if they are serving as Public Realm in fulfillment of the standards of this Section.

2. Streets and paseos shall be designed per Section 2.4 and all applicable City of Norco Specifications and Standards Manuals.

3. Open spaces shall be designed per Section 2.5.

D ) Alleys. Newly created or newly subdivided blocks shall include an alley.

1. Alleys shall be placed parallel to the Primary Streets (see Section 2.2.F), providing access to parking and services at the rear of buildings.

2. A parking lot within a block, that provides rear access to lots within the block, may function as an alley.

E ) Site Edges.

1. New vehicular streets or pedestrian paseos shall align with and connect to existing dead-end streets located on adjacent sites, as permitted by the adjacent use. New dead-end vehicular streets (stubs) or pedestrian paseos shall align with future streets or paseos on adjacent undeveloped sites in anticipation of future connection. When possible, proposed and future utilities between phases or adjacent, undeveloped sites shall be coordinated to avoid redundancy. See Figure 2.2.B.

2. Where a site abuts a walled, fenced, or otherwise closed edge of existing development or infrastructure, a half-block or open space shall be created along the closed edge. The resultant block may exceed the maximum block perimeter. See Figure 2.2.C.

Figure 2.2.B – Connection to
Adjacent Dead End
Figure 2.2.C – Closed Edges
Previously existing
dead end at site edge
New paseo
aligned with dead
end, enabling a
future connection

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 8 of 59
F ) Street Hierarchy. A continuous network of Primary Streets and Side Streets shall be provided per the below requirements. Primary Streets typically run along the long side of the block, are faced by the fronts of buildings (see Figure 2.2.D and Section 2.3). Side Streets typically run along the short side of the block, are faced by the sides of buildings, and provide access to alleys and parking..

1. Primary Streets shall connect between major thoroughfares, key destinations, and open spaces.

2. Primary Streets within the project site shall be lined by front facades (including pedestrian access) along at least 50% of their length.

3. No block shall abut more than two Side Streets.

4. Existing streets that are automobile-oriented, lined mostly by parking, and/or have no onstreet parking may be treated as Side Streets.

G ) Site and Building Site Design. The design of the resultant building sites shall be subject to the standards of Chapter 3.

H ) Preserve Corridors. Consistent with the General Plan, new development shall recognize, preserve, and enhance the aesthetic value of the city’s enhanced landscape corridors and scenic corridors.

I ) Expand Equestrian Trails. New development shall support Norco’s equestrian lifestyle by expanding and extending the city-wide horse trail network. Equestrian Trails shall be designed per City standards (Public Works & Engineering Specification and Standards Manuals Section 700) and shall be provided as follows:

1. All new development shall complete, and in no way inhibit completion of, a planned equestrian trail connection identified in the 2050 General Plan.

2. Where existing equestrian trails end at two sides of a proposed development site, the new development shall provide an equestrian trail connecting the two trails. Such a trail shall connect to any equestrian amenities within the site.

3. Where an equestrian amenity is provided within a site, a minimum of one equestrian trail shall connect from that amenity to a public right of way at the boundary of the site. 1 See Section 3.2 for placement of front facades.

Legend
Front Façade
Pedestrian Access
Primary Streets are lined by
front facades and pedestrian
access per §2.2.F.1
Figure 2.2.D – Fronting Primary Streets

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 9 of 59
J ) Priority Sites. For the HDO sites located at Hamner Ave/ Fourth St and Second St/River Rd:

1. The location of new streets and blocks shall be consistent with Figures 2.2.E and 2.2.F). a. Adjustments to these street and block frameworks are permitted provided that:
i. The altered framework conforms to the standards of this Section 2.2. ii. The street design is consistent with Section 2.4.
iii. At least as many new street connections to existing streets are provided as shown in Figures 2.2.E and 2.2.F.

Figure 2.2.E – Hamner Ave and Fourth St
Legend (Figure 2.2.E)
* Figure 2.2.E shows one way of arranging future streets, buildings, and open spaces within the site according to the standards of these ODS.

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 10 of 59

Figure 2.2.E-2 – Hamner Ave and Fourth St: Depiction of Key Block and Connectivity Standards Legend (Figure 2.2.E-2)

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 11 of 59
Legend
Figure 2.2.F – Second St and River Rd
* Figure 2.2.F shows one way of arranging future streets, buildings, and open spaces within the site according to the standards of these ODS.

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 12 of 59
Figure 2.2.F-2 – Second St and River Rd: Depiction of Key Block and Connectivity Standards Legend

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 13 of 59

2.3 STREET DESIGN
A ) Intent and Purpose. Comprising the core framework of the community, streets not only enable people to get from one part of town to the other (whether by car, horse, bike, or foot), but also are essential components of placemaking and community identity. In addition to vehicular travel lanes, essential ingredients of streets as places include the buildings that face them and the sidewalks, trails, and streetscape-especially street trees-that line them. To meet these placemaking objectives, street design is to be carefully considered, as it exerts a strong influence on the experience and perception of a proposed development and how it fits into Norco.

B ) Applicability

1. New Streets and Paseos. These standards apply to all new streets and paseos.

2. Existing Streets. Adjacent existing streetscapes shall be improved per this section. Projects which do not span an adequate length along the existing street, as determined by the Community Development Director, to provide the relevant improvement shall be exempt from providing that improvement.

C ) General Standards

1. Street Zones Required (See Figure 2.3.A)
a. All new streets and existing streets (where improved) shall contain the following Street Zones: Travel Zone, Landscape & Furnishing Zone, and Sidewalk & Access Zone. A Curbside Access Zone with street parking is also required wherever development fronts onto a street. A Secondary Access Zone is also required where an equestrian trail is required per Section 2.2.I.
i. A Secondary Access Zone may replace the Sidewalk Zone on one side of the street. b. All new paseos shall have a minimum width of 25 feet and shall include a Sidewalk Zone flanked by a Streetscape Zone on both sides.
c. The Street Zones shall be designed as shown in Figure 2.3.A (Street Anatomy) and as regulated in Table 2.3.B (Street Design) and the standards of this Section. Alternative street designs that meet the intent of these ODS may be approved by the Public Works Director and Community Development Director.

Figure 2.3.A – Street Anatomy (showing half of the ROW) Alternative:

Retail, Food, & Beverage Frontage

CHAPTER 2 Public Realm & Connectivity
Objective Development Standards | Page 14 of 59

2. Travel Zone.
a. This zone may include vehicular travel lanes, transit lanes, bicycle lanes, dedicated turning lanes, and medians.
b. Vehicular lane quantity and vehicular lane widths shall be no greater than required by the City Engineer.

3. Curbside Zone. A Curbside Zone with parking—which may be parallel, perpendicular, or angled—is required wherever development fronts onto a street. Street parking shall be provided in the Curbside Zone continuously along each Block Face, except for where the following occur: transit stops; turning lanes; drop-off and loading zones; bike parking; utility and fire hydrant access; planters and sidewalk bulb-outs; parklets;1 and planters and street trees.

4. Streetscape Zone. This is a flexible zone serving the functional and aesthetic needs of the street and adjacent private frontage. It shall include landscaping and street trees and may also include fixed street furniture parking meters, transit stops, bicycle parking, street lights, and signage.

5. Trail Zone. This Zone is intended for equestrian, bicycle, and multi-use trails. It shall be distinguished and/or protected from adjacent Zones as necessary for the safety and comfort of horses, pedestrians, cyclists, and all users of the street.

6. Sidewalk Zone. This zone consists of the sidewalk and shall include a continuous, unobstructed pedestrian walkway.
1 A parklet is a sidewalk extension that typically is installed over one or two on-street parking spaces. They extend from the sidewalk at the level of the sidewalk to the width of the adjacent parking space(s).

Street Design Elements Standards
Vehicular Lane Width 10 ft. preferred; 12 ft. max. (or per City Engineer) Allowed Bike Facility Class See 2050 General Plan
Street Drainage Curb and gutter or bioswales. Bioswales are recommended in place of curb and gutter for areas intended to have a more agrarian or rural character.

Curbside Zone Width Parallel parking: 9 ft. min
Perpendicular parking: 20 ft. min.

Angled parking depth shall be determined according to the parking angle.

A buffer shall be striped for any width beyond what is required for parking.

Streetscape Zone Width 6 ft. min.

Landscaping within the
Streetscape Zone
(By ground floor use:)
Retail: Individual planters or tree wells with grates
Office/Other Commercial: Either individual or continuous planters Residential: Continuous planters
Street Trees within the
Streetscape Zone
Regularly-spaced street trees are required.
40 ft. max. tree spacing for internal neighborhood streets.

Sidewalk Zone 6 ft. min. for pedestrian-only sidewalks. Greater width shall be required for Multi-Use Paths and Equestrian Routes. Equestrian trails shall be 12 feet wide minimum.

Sidewalk Material Concrete, pavers.

Equestrian Trail Decomposed granite per City of Norco Trail Standards Table 2.3.B – Street Design

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7. Setback Zone. This Zone consists of the front yard area of buildings that are setback from the sidewalk. For buildings with ground floor retail and restaurant uses, the front yard/setback area shall be paved and may accommodate seating and outdoor dining areas. Outdoor furniture shall not encroach into the Sidewalk and Access Zone or block building entries and shall consist either of fixed-in-place furniture or be separated from the sidewalk and/or building entries by café barriers.

8. Safety Considerations
a. Visibility/Sight Triangles. The areas at the end of private drives within the visibility/sight triangle area shall adhere to the City of Norco standard street design requirements. b. Crime Prevention Through Environmental Design (CPTED). A key method for reducing the incidence of crime and fear of undue risk is through implementation of crime prevention through environmental design. Surveillance, access control, territorial reinforcement, and maintenance are four major design and usage concepts. These CPTED objectives are achieved through the design of streets lined by buildings with sidewalkfacing windows, entries, and Frontage Types (such as porches and stoops) and a clear delineation between the public sidewalk and the private front yard.

2.4 PUBLIC OPEN SPACE AND AMENITIES
A ) Applicability. All projects subject to these ODS that have 20 or more units (see Section 1.2).

B ) Public Open Space Size and Location Requirements

1. 7.5% of the gross site area shall be improved as Public Open Space. a. Required public streets and public paseos (See Section 2.2) shall not count toward the required Public Open Space area.

C ) Required Amenities. All new development shall provide shared amenities based on the requirements of this section.

1. Amenity Requirements by Development Size: minimum shared amenity requirements for new development shall be determined based on development site size as follows:
a. 0 to 2 acre site: 5 points minimum
b. 2 to 2.5 acre site: 15 points minimum
c. 2.5 to 5 acre site: 20 points minimum
d. 5 to 10 acre site: 30 points minimum
e. 10 to 15 acre site: 50 points minimum
f. 15+ acre site: 60 points minimum
Notes:
i. Point totals shall be calculated based on below Sections 2.4.C.2 – 2.4.C.4 (“Required”, “Tier 1”, and “Tier 2 “Amenities).
ii. The total number and type of amenities shall be established by the project size at full build-out. Projects built in phases shall construct the amenities identified on the approved site plan for that particular phase as required by Section 2.4.C.1 above. iii. Amenities provided in combination, or in addition to those identified in Sections 2.4.C.2 – 2.4.C.4 below, may be approved by the Community Development Director.

2. Required Amenities: The following amenities are required of all new development, as specified herein:
a. Equestrian Trails: Shall be required per Section 2.2.H and are encouraged to exceed those minimum location requirements. 5 points per 500 lineal feet (up to 20 points max)

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b. Community Gardens: Shall be required as follows:
i. Multifamily buildings with more than 10 units shall provide Community Garden (managed or unmanaged) amenities within the same block, with a minimum of one (1) 25sq ft plot for every five (5) residential units. 1 point per 200 sq ft. of garden plot space (up to 20 points max)
c. Park / Plaza Space: Shall be required as follows:
i. A Park or Plaza of no less than 10,000 sq ft shall be provided for any site larger than 10 acres. Parks and Plazas must provide open space for passive and active recreation. 5 points per 10,000 sq ft. of park space (up to 20 points max)

3. Optional Amenities (“Tier 1”): The following amenities shall count toward the number of Amenities and points required by Section 2.5.C.1:
a. Additional Equestrian Trails – in addition to those required by Section 2.5.C.2, provided within the public right-of-way or other public open space. 5 points per 500 lineal feet of trail (up to 20 points max, including any points from required trails) b. Managed Community Agricultural Amenities—comprising one or more actively managed community gardens and/or fruit/produce-bearing trees and landscaping—with a minimum of 1,000 square feet of planted area. 5 points per 1,000 sq ft. (up to 15 points max)
c. Providing Retail, Food, and Beverage Uses. 5 points per 3,600 sq ft (up to 15 points max)
d. Additional Park Space. 5 points per 10,000 sq ft. of park space (up to 20 points max) e. Shared Equestrian Barn (4 stall minimum, 12’x12’ minimum interior stall size plus minimum 576 sq ft outdoor space per animal, in addition to the required trailer parking per Section 4.3.C). 5 points per 4 stalls (up to a maximum of 15 points)

4. Optional Amenities (“Tier 2”): The following amenities shall count toward the number of Amenities and points required by §2.5.C.1:
a. Community Swimming Pool: (15’x30’ min. or equivalent area). 5 points (up to 10 points max)
b. Playground (minimum size 3,000 sq ft). 5 points (up to 10 points max) c. 2-grill Community Barbeque Area. 1 point per unique barbeque area (up to 4 points max)
d. Common Room (minimum 750 sq ft). 2.5 points (max)
e. Publicly-Accessible Restrooms associated with another amenity space. 2.5 points per restroom area (up to 5 points max)
D ) Public Open Space Design Standards

1. Access From Public Streets
a. Access shall be provided from the adjacent sidewalk(s) by accessible paths that are consistent with the design theme for the particular open space. b. Adjacent pedestrian crossings shall coordinate with the access points of the open space. c. Public Open Spaces shall be publicly accessible—from dawn until dusk at a minimum— regardless of whether they are publicly or privately owned and/or maintained.

2. Size
a. Any space counting toward Public Open Space shall have a minimum dimension of 30 feet in all directions.

3. Frontage
a. Public Open Spaces shall be lined by fronts and/or sides of buildings. Public Open Spaces shall not be lined by Rear Lot Lines or rears of buildings.

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b. Adjacent buildings shall front the plaza with windows, building entries, and appropriate frontage types.
c. Hedges and walls shall not exceed 36” in height. Visibility from one side of the open space to the other is required for open spaces smaller than 3 acres.

4. Parking
a. On-street parking is permitted along street frontages. b. On-site parking is prohibited in open spaces smaller than 5 acres. For larger open spaces, parking is allowed but shall not count toward the required Open Space area.

5. Landscape and Lighting
a. Where appropriate, native California tree species shall be used in combination with other drought tolerant species. See the City of Norco’s Urban Forest Specifications and Standards for allowed trees within the public right-of-way. b. Light poles shall not exceed fifteen feet (15’) in height. c. Lighting shall be shielded and directed downward and shall not exceed a temperature of 3000 kelvin.
d. Walkways and paseos and parking lots and access shall be illuminated with a minimum of one (1) footcandle to ensure safe nighttime conditions. e. Timers and/or sensors shall be used to avoid unnecessary lighting and avoid unnecessary energy use.
f. Lighting Fixtures should complement and be compatible with neighborhood public realm and building character.

6. Buildings and Improvements. The following buildings and improvements are permitted:
a. Buildings: pergolas, bathrooms, flexible-use kiosks. b. Improvements: pedestrian amenities (benches, tables, drinking fountains, etc.), bike racks, horse corrals, playground equipment, informal athletic courts, water features.

CHAPTER 3 Site Design
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Chapter 3: Site Design

3.1 INTENT & PURPOSE
These standards are intended to ensure that the facades and entries of buildings line and activate the public realm.

3.2 BUILDING PLACEMENT & ORIENTATION
A ) Setbacks from Primary Streets. New Main Buildings2 shall be set back from any property line abutting a Primary Street, Paseo, or Open Space (See Figure 3.2.A) as follows:

1. Existing Urban Arterials and Major Arterials: twenty feet (20’).

2. Other existing public streets: fifteen feet (15’).

3. Interior Streets: no less than ten feet (10’) and no greater than fifteen feet (15’).

4. Exceptions.
a. Public Realm Extensions: Buildings may be set back further to accommodate a Forecourt, Court, or other Public Realm Extension (see Section 3.2.H). b. Commercial Ground Floors. Buildings or portions of buildings with commercial ground floors shall be set back 0 to 15 feet (0’–15’), provided that they are set back from the face of curb as follows:
i. Along Urban Arterials and Major Arterials: twenty feet (20’) minimum. ii. Along all other streets: fourteen feet (14’) minimum.

B ) Setbacks from Side Streets. New Main Buildings and structures shall be set back from any property line abutting a Side Street (See Figure 3.2.A) a minimum of ten feet (10’). 2 A Main Building is a building on a lot within which the principal use permitted on the lot is conducted (NMC §18.02.04(13)).

Figure 3.2.A – Building Placement
Legend
Building Footprint
Property Line
A: Setbacks from Primary
Street / Open Space
B: Setbacks from Side Street
C: Interior Setbacks
D: Distance between Buildings

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C ) Interior Setbacks (rear lot lines and interior side lot lines)

1. All freestanding structures shall be set back a minimum of five feet (5’) from interior lot lines. a. Exceptions:
i. Fee-simple townhouses3 or attached garages may be attached at the lot line. ii. Adjacencies to R-1 and A-1 Zones.
(a) The setback from the property line to building face shall be a minimum of sixty feet (60’).
(b) The setback area shall be landscaped and/or accommodate open space, parking, and/or an alley. Parking in the setback area shall be subject to Section 3.2.C.2.

A ten foot (10’) tall privacy wall shall be provided along the property line, as measured from the side of the wall located on the property zoned R-1 or A-1.

2. Parking lots shall be setback from interior lot lines by a minimum five foot (5’) landscaped buffer. For parking space rows located immediately adjacent to the interior property line:
a. Shade trees shall be planted between every four parking spaces, and/or b. Parking spaces shall be enclosed in a carport or garage. c. Carports and standalone garages shall de designed consistently with the agrarian character of main buildings (see Chapter 6).

3. Where an alley is present, all fences and structures shall be set back a minimum of five feet (5’) from the edge of the alley and no less than fifteen feet (15’) from the center of the alley.

D ) Encroachments into Setbacks and Right-of-Way).

1. Applicable Frontage Types and architectural Façade Elements may encroach into the setback (or the Right-of-Way, in the case of Arcades and Galleries), subject to the requirements of Sections 3.3 and 5.3.

E ) Distance Between Buildings

1. The minimum distance between buildings on the same lot shall be ten feet (10’).

F ) Lot Coverage

2. The maximum lot coverage of all structures shall not be more than sixty percent (60%) of the total lot area.
3 Fee simple townhouses: The property owner owns the townhouse and the land it sits on. This means that adjacent townhouses, while abutting each other, are on separate properties.

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G ) Minimum Facade Width. The front façade(s) of the Main Building(s) lining a Primary Street and/or public open space shall be at least 60% of the lot width (see Figure 3.2.B).

1. The lot width is measured along the property line abutting the Primary Street or public open space.
a. Exception: The width of any Public Realm Extension (see Section 2.3.F) may be subtracted from the lot width for the purpose of calculating the minimum facade width.

2. If there are multiple Main Buildings, the façade width includes the width of all front facades lining the Primary Street and/or public open space.

3. There is no minimum facade width along Side Streets.

Figure 3.2.B
Legend
A: Facade Width
B: Property Width
A / B = 60% minimum
(see Standard 3.2.E)

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H ) Public Realm Extensions. Public Realm Extensions are shared private spaces and connections providing pedestrian access from the Public Realm into the site.

1. Public Realm Extensions may provide primary pedestrian access to Main Buildings, subject to the following:
a. The pedestrian route from the sidewalk of the
Public Realm, through a Public Realm Extension,
to a building’s primary pedestrian access shall be
clear and continuous and shall not exceed 200
feet in length.

2. The following Public Realm Extension types are
allowed:
a. Forecourt: an open space adjacent to the Public
Realm; it shall be lined by building facades on
three (3) sides (minimum).
i. Exception: A Forecourt at a corner of a block
shall be lined by building facades on two (2)
sides (minimum).
ii. Parking Forecourt: A forecourt comprised of
a parking lot lined on all sides by sidewalks
and trees planted in tree wells or between
parking spaces (see Section 3.4).
b. A Close: A Close has a median down the center
with a one-way lane running around itthat turns
around the end of the median.
c. Internal Court: An internal court is lined by
building facades on three (3) sides (minimum)
and is connected to the Public Relam by a
Passage.
d. Passages: Passages are private pedestrian
paths from the public right of way into, and
sometimes through, a site. They may be open to
the sky or pass through the building.

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I ) Corrals. Corrals for “horse-parking” are allowed in front of or next to businesses, subject to the following requirements

1. Corrals shall be easy to reach from nearby trails, located close to business entrances, and safely separated from cars.

2. Corrals shall use durable, horse-safe fencing—typically galvanized pipe-rail—and be sized to hold two to four horses. Each space should be about 12 by 12 feet, with sturdy hitching rails and enough room for riders to move safely around their animals.

3. Ground surfaces shall be non-slip, such as compacted soil or decomposed granite, and the area must drain well. Shade from trees or simple structures is encouraged to keep horses comfortable.

4. Signs shall clearly mark the area as “Horse Parking,” and corrals should be visible from the business for security.

5. Property owners are responsible for keeping corrals clean and well-maintained.

3.3 FRONTAGE & PEDESTRIAN ACCESS
A ) Frontage Types. Front facades of all new Main Buildings shall take pedestrian access from the Public Realm (publicly accessible streets, paseos, and open spaces) or through a Public Realm Extension (see Section 3.2.H). Pedestrian access shall be taken via one of the allowed Frontage Types, depending on the ground floor use. See Section 4.2Error! Reference source not found. for associated ground floor levels and heights.

1. Residential ground floors shall provide Dooryards, Stoops, Porches, Terraces, and/or Lobby Entries. Facade openings (doors and windows) shall comprise at least 35% of the ground floor façade area.

2. Flex Frontages shall be used where the ground floor accommodates a privacy-needing use (such as residential) in the near term, but is expected—or required by the City per development agreement—to provide a Retail, Food, and/or Beverage use in the future. Facade openings (doors and windows) shall comprise at least 60% of the ground floor façade area.

3. Retail, Food, and Beverage ground floors shall provide Shopfronts. Facade openings (doors and windows) shall comprise at least 75% of the ground floor façade area. The setback area in front of a Shopfront shall be a paved extension of the sidewalk.

4. Other Commercial ground floors shall provide Shopfronts, Dooryards, Stoops, Terraces, and/or Lobby Entries, depending on the amount of privacy or exposure that is appropriate for the use. Facade openings shall comprise at least 35% of the ground floor façade area.

B ) Active Frontages. The following sites have additional active frontage requirements:

1. Applicable to the HDO site located at Hamner Ave/Fourth St: a minimum of 240 linear feet of Retail, Food, and/or Beverage uses or Flex Frontages shall be located along or within 120 feet of Hamner Ave (for example, see the “Main Street Environment” noted in Figure 2.2.E).

2. Applicable to the HDO site located at Second St/River Rd: a minimum of 240 linear feet of Retail, Food, and/or Beverage uses or Flex Frontages shall be located along or within 120 feet of Second St.

C ) Identifiable Entries. The main building entrance shall be clearly identifiable and distinguished. All entrances shall be emphasized using lighting, landscaping, and architecture.

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D ) Building Fronts and Backs. Under no circumstances shall the front of a building face the rear of another building or facades dominated by service uses and garages.

E ) Frontage Landscaping. Any portion of the front setback not used for the required Frontage Type(s) shall be planted with drought-tolerant landscaping.

FLEX FRONTAGE
Frontage designed to be able to shift from Dooryard to Shopfront with minimal change needed.

CHAPTER 3 Site Design

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3.4 PARKING & PLACEMENT DESIGN
A ) On-Site Parking Placement. Surface parking areas shall comply with the following standards:

1. On-site parking shall be located next to and/or behind Main Buildings. On-site parking shall not be located in front of Main Buildings.

2. No more than 25% of the public right of way frontage shall be used for on-site parking. In no case shall more than 65 feet (see image below) continuously abut a Primary Street or Public Open Space.

3. Parking shall be set back at least as far as the front facade of Main Buildings.

4. Structured parking shall be set behind a minimum of twenty feet (20’) of occupiable space (non-parking space, such as commercial or residential) along Primary Streets.

5. Surface parking—including uncovered parking spaces, spaces covered by a carport, spaces enclosed in standalone one-story garages, drive aisles, and finger islands—shall cover no more than 40% of the area of the Block (as defined in Section 2.2.B, Block Standards).

B ) On-Site Parking General Design Standards

1. Parking shall be screened from streets, on-site open spaces, and public spaces by landscaping, low walls or fences, or buildings.

2. Below-grade or structured parking shall be screened from the street.

3. One (1) landscaped finger island shall be provided per every ten (10) parking spaces. Islands shall be a minimum of five feet (5’) wide.

4. One (1) shade tree shall be provided for every four (4) parking spaces. .

5. Pedestrian crossings within parking areas shall be paved with enhanced or textured paving or striping.

6. Loading zones shall include appropriate striping to deter parking in these areas.

7. Required parking stalls shall be a minimum of 9’ x 20’.

Parking between buildings Parking lot along a Side Street rather than a Primary Street

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Parking behind buildings that is well landscaped, buffered from the Public Realm by planters, and accessed by alleys
Parking behind (not in front) of building
YES NO
Street Street
Parking screened from the street Landscaped finger island

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3.5 VEHICULAR ACCESS
A ) Vehicular Access

1. Where a lot abuts an alley and/or a Side Street, vehicular access shall be taken from the alley and/or Side Street. Vehicular access shall be permitted from a Primary Street only if the lot has neither alley nor Side Street access.

B ) Driveway Standards

1. One-way driveways shall not exceed a width of 12 feet; two-way driveways shall not exceed a width of 24 feet; two-way drive aisles may be reduced to 20 feet in width along segments that are not directly accessed by parking spaces (in accordance with required fire truck access).

2. Individual curb cut flares shall be no wider than 2’-6” (5’-0” combined).

3. Driveways shall not interrupt the grade, slope, or direction of the sidewalk.

4. In order to minimize conflicts with adjacent residential neighborhoods, driveways shall provide access from new internal streets or alleys.

C ) Garage Doors Along the Public Realm (including entries to parking structures)

1. Garages and garage doors shall be designed to minimize their visual impact on the street. See Figure 3.5.A for standards.

2. Where multiple garages front onto an alley or street, landscaping shall be provided between every garage at a minimum size of 2’ x 2’ for a planting well, or 30 gallons for a planter box.

3. See Section 5.6 for general carport and garage door standards.

Figure 3.5.A

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Chapter 4: General Development Standards

4.1 INTENT & PURPOSE
This chapter supplements the Municipal Code by providing additional design and development standards to ensure new multi-family and mixed-use development is compatible with Norco’s agrarian, small town character. Where these standards are silent or conflict with the Municipal Code, the Municipal Code shall prevail.

4.2 BUILDING HEIGHT
A ) Overall Building Height shall be regulated by the number of stories and the height in feet4 as measured from the adjacent sidewalk level to the uppermost parapet or roof ridge (see Figure

4.2.A) as follows:

1. Elements exceeding the height limit. The following elements may exceed the height limit by 5 feet maximum: chimneys, elevator over-runs, solar panels, service shafts, and decorative architectural elements (subject to Director approval). Service-only access structures may exceed the maximum height limit by 10 feet and shall be setback 20 feet minimum from the front façade.

2. State Density Bonuses. Any additional height earned through California Density Bonus Law (Cal. Gov’t Code § 65915–65918) or any other state program shall be located a minimum of 100 feet from any project site boundary to minimize impacts on adjacent properties. However, if this standard physically precludes the applicant from achieving the earned density, the applicant may request a waiver pursuant to applicable state law. In such a case, the additional height should be located as far as possible from the site boundaries.

3. Shade Structures and Rooftop Access Structure. The height of roof-top terrace shade structures and of enclosed roof access spaces shall not exceed the maximum height limit (and associated exceptions) as established in Section 4.2.A above. 4 Intent: The number of stories will typically function as the primary limitation of height. Additionally limiting height in feet ensures that overall height is not excessive, while still allowing for flexibility—especially for tall commercial ground floors. 5 A half-story is an uppermost story of a building, located within a pitched roof and lit by dormer windows. A half-story may not exceed 60% of the building footprint area.

Location To Top of Parapet To Top of Roof Ridge
At least 100 feet from any project site boundary 4 stories / 42 feet 4 stories / 48 feet Within 100 feet of any project site boundary 3 stories / 36 feet 3 stories / 40 feet Within 80 feet of R-1 or A-1 Zones N/A (pitched roof required) 2 ½ stories / 35 feet5 If underlying zone is an R-1 or A-1 Zone 2 ½ stories / 35 feet6 2 ½ stories / 35 feet6 Figure 4.2.A – Building Height
LEGEND
A: Overall Building Height
B: Ground Floor Height
C: Upper Floor Height
D: Ground Floor Level