Norco City Council
November 19, 2025

CHAPTER 4 General Development Standards
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Figure 4.2.B – Application of Height Setbacks to Example HDO Sites (see Section 4.2.A)Fourth St and Hamner Ave:

Second St and River Rd

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B ) Ground floor height shall be measured from finished floor to ceiling according to the ground floor use as follows:

1. Retail, food, and/or beverage uses and Flex Frontages: 14 feet minimum

2. All other uses: 9 feet minimum
C ) Upper floor height for all floors above the ground floor shall be 8 feet minimum, as measured from finished floor to ceiling.

D ) Ground floor level shall be measured vertically from the immediately adjacent grade to the finished ground floor and shall be determined according to ground floor use as follows:

1. Retail, food, and/or beverage uses and Flex Frontages: 0 feet

2. All other ground floor Uses: 0 to 5 feet
E ) Other regulations

1. Balconies, terraces, decks, and roof terraces/decks located more than 25 feet above the ground shall be prohibited within 150 feet of adjacent R-1 or A-1 zones.

4.3 OFF-STREET PARKING REQUIREMENTS
A ) General Requirements

1. Location of parking. Up to one third (1/3) of all required parking spaces may be accommodated on streets. The remainder of the required parking spaces shall be accommodated on site per the requirements of Section 3.4.

2. Amenities. Exceptions or reductions may be made at the discretion of the Director, via Development Agreement, in exchange for publicly accessible amenities in addition to those required by Section 2.4.CB )1.a. The exception or reduction shall be determined in proportion to the size and/or value of the amenity provided.

3. Shared parking. Up to twenty percent (20%) of parking spaces required for a non-residential use may be shared by one adjacent non-residential use, provided that accessible pedestrian routes connect the parking to the associated uses.

B ) Residential Parking Minimums. The following parking ratios apply.

1. 0-1 bedroom: 1.5 parking spaces per unit

2. 2 bedrooms: 2 parking spaces per unit

3. 3 bedrooms: 3 parking spaces per unit

4. 4+ bedrooms: 3 parking spaces per unit

5. Guest parking: none required
C ) Non-Residential Parking Minimums

1. Retail, floor, and/or beverage use: 3 parking spaces per 1,000 gross square feet

2. Office use: 3 parking spaces per 1,000 gross square feet

3. Equestrian amenities: 1.25 trailer spaces per horse stall (minimum 10’ x 40’ with minimum turning radius of 40’)

4. All other non-residential uses: See NMC Chapter 18.38.

D ) Shared Parking

1. Location and Proximity: Shared parking must be located within 300 feet walking distance from the primary entrance of the residential building it serves.

2. Access and Circulation: Shared parking areas must provide clearly marked sidewalks and/or pedestrian pathways connecting residential and commercial/light industrial buildings.

Pedestrian access must be illuminated and ADA-compliant.

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3. Use Hours and Allocation: A shared parking management plan (see Section 4.3.E) shall identify time-of-day usage patterns to ensure that peak parking demand for residential use does not conflict with peak demand for adjacent commercial or light industrial uses.

4. Signage and Wayfinding: Shared parking must include directional signage identifying residential parking areas and visitor spaces, and must be clearly visible from all access points.

5. Security and Lighting: Shared parking areas shall be well-lit between dusk and dawn, with minimum 1.0 foot-candle illumination maintained throughout. Security features, such as cameras or patrols, shall be provided if residential parking is located in areas with limited visibility.

6. Design Compatibility: Shared parking areas must be designed to be visually compatible with adjacent residential uses, including screening, landscaping, and minimized noise impacts from adjacent commercial or light industrial operations.

7. Maintenance Responsibility: A shared parking agreement must establish maintenance responsibilities for paving, striping, lighting, landscaping, and trash removal, ensuring that the facility remains in clean and good repair.

8. Legal Agreement Requirement: A recorded shared parking agreement is required, ensuring ongoing access and use for residential tenants. The agreement shall be binding on all property owners and successors.

E ) Parking Management Plan.

1. Purpose and Applicability. All properties subject to ODS shall be required to prepare and administer a Parking Management Plan (PMP). The PMP shall provide definitive parking regulations for tenants and for property owners which are enforced by the owner and/or project’s property manager. The objective of the PMP is to ensure available parking spaces, garages, and/or parking structures are property utilized by residents, property owners, guests, and/or the public in an efficient manner at all times to reduce or eliminate parking conflicts.

PMP’s must be customized to fit the particular context of the proposed site and development.

2. Review Authority. The PMP, and any subsequent amendments, shall be reviewed and approved by the Community Development Director and the City of Norco Sherrif’s Office.

3. Required Elements. The PMP shall incorporate at a minimum the following basic elements:
a. Site Plan. All parking areas and spaces within the project shall be depicted on a professionally rendered site plan showing the locations and dimensions of all parking spaces on the subject site. Each space shall be clearly numbered on the plan and accounted for on an accompanying table/matrix that identifies how spaces are allocated (e.g., tenant, guest, disabled, delivery, etc.) and/or assigned to respective units or lease spaces. Spaces shall be marked in the field to accurately correspond to the approved site plan to allow for easy monitoring of parking within the project site. b. Prospective Tenant Notification. As part of the initial rental/lease application and/or purchase process, each potential renter or owner of a unit within the project shall be given written notice by the on-site manager or seller of on-site parking conditions and requirements at the complex. All executed rental/lease agreements or purchase contracts will contain the entire PMP as an exhibit to their rental/lease or purchase contract, including a signed acknowledgment form that records the resident(s) agreement with the terms of the PMP.
c. Parking Decal Program. Establish number and branded windshield decals for every registered car in the project to be issued at the time of resident move-in and voided upon rental/lease termination or sale of unit.
d. Visitor (Guest) Parking. Visitor (Guest) parking policy for short term guest parking passes specifying date, time, duration, and other restrictions.

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e. Enforcement Strategy. Formulate policies to encourage compliance with the PMP by residents and guests, including but not limited to the following:
i. Installation of signs and ground surface markings on the site to identify resident reserved parking stalls and locations of guest parking stalls. Project signs shall be designed to complement the design and appearance of the project buildings. ii. Retention of a licensed and qualified towing company. Signs shall contain appropriate written language identifying that the development is private property, that unauthorized vehicles will be towed at vehicle owner’s expense, and emergency contact information.
iii. Violation Policy – prepare guidelines to handle violations of the provisions contained in the PMP and consequences for repeated violations.

4.4 SIZE OF DWELLINGS
Each dwelling unit shall have a floor area not less than 500 square feet, exclusive of open porches, balconies, and private garages.

4.5 USABLE PRIVATE OPEN SPACE
Minimum private usable open space per unit shall be eighty square feet (80sf) with a minimum depth of six feet (6’).

CHAPTER 5 Building Design
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Chapter 5: Building Design

5.1 INTENT & PURPOSE
The standards of this chapter guide the design of buildings with well-articulated and appropriatelyscaled facades and building massing that is compatible with the massing and scale of neighboring buildings and reflect Norco’s agrarian small-town character. See Chapter 6 for material, color, design details, and architectural style standards. . The following priorities guide the building design standards:

A ) Contextually Sensitive. New buildings shall consider the architectural scale and height of neighboring projects and the overall character of the community.

B ) Four-Sided Architecture. Architectural design elements, details, and materials shall be consistent throughout the project, recognizing that buildings are 3-dimensional objects and must be welldesigned on all sides.

C ) Distinguishable Architectural Style. Buildings shall be designed according to the agrarian architectural style standards of Chapter 6.

5.2 BUILDING MASS & ARTICULATION
A ) Applicability. All building facades facing the Public Realm.

B ) Facade Fenestration

1. Openings shall be stacked vertically on the facade.

2. Wall openings shall be at least as tall as they are wide.

3. Upper floor windows shall comprise at least 25% of the facade area.

4. Ground floor openings vary by Frontage Type (see Section 3.3.A).

C ) Building Façade Length: Building façades fronting Streets and Open Spaces shall not exceed 80 feet in length. The following additional requirements and exceptions apply:

1. Buildings longer than 80 feet are permitted, provided a Gap (such as a court or passage) measuring a minimum of 15 feet wide by 20 feet deep in plan and extending from the ground to top of the façade is introduced between 80 ft. wide (maximum) building masses (see Figure

5.2.A).

Figure 5.2.A – Building Façade Length
A: Length of Building Mass = 80 feet max

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2. A row of Townhouses (of 2 ½ stories or less) may be up to 4 units, and 100 feet in façade length.

3. Within 80 feet of a single-family residential zone (including R-1 and A-1 Zones), Building Façade Length along a street or open space shall be limited to 65 feet max (compositions larger than 65 feet, including townhouses, are not permitted).

4. All building facades shall be further articulated into 25-40 foot wide increments according to one of the following articulation techniques (see Figures 5.2.B):
a. Vertical Articulation: change in the number of stories or a substantial differentiation in roof or parapet/cornice height of at least 3 feet;
b. Organization of fenestration patterns: ground floor shopfronts, lobbies, units or other entries (whether residential or commercial) with groupings of windows aligned and stacked above;
c. Architectural projections: application of architectural elements (i.e. articulated pilasters, balconies, ornamental balconettes, awnings, etc.) onto the building façade; d. Architectural recessions: application of recessed architectural elements (i.e. recessed balcony or loggia, covered passage, recessed shopfront, etc.) into the building façade; e. Substantial change in materials and/or architectural composition.

Figure 5.2.B – Minor Façade Increments
Differentiating using changes in fenestration
patterns, architectural projections, and recessions

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D ) Building Variety. Developments on sites larger than 4 acres in area size shall vary individual buildings as follows:

1. Provide multiple distinguishable building types. Building types include: detached single family, townhouses (attached single family), multiplexes (multifamily with up to 12 units), walkup buildings (larger multifamily buildings with corridors and multiple stairs), podium buildings (with structured parking in the base), wrap buildings (with structured parking wrapped by building), and mixed-use buildings with retail ground floors.

2. Differentiate all adjacent building (regardless of type) by employing a minimum of two (2) of the following strategies shown in Figure 5.2.C:
a. Vary the building's Frontage Type (see Section 3.3) design, and/or detailing. b. Vary the façade color and/or material.
c. Vary the types/configurations of windows or other Façade Elements (see Section 5.3). d. Differentiate roof forms.
e. Use a variety of facade articulation strategies (see Section 5.2.C.4) rather than repeating the same strategy across the neighborhood.
f. Accentuate corner buildings—using prominent towers, cornice features, roof shapes and roof line variation—and/or provide corner plazas.
g. Vary the lengths (the number of units) of rows of Townhouses. h. Vary the height of the visual base of the building.

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Figure 5.2.C – Example Building Variety Strategies

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5.3 FAÇADE ELEMENTS
Facade Elements serve both a functional and aesthetic purpose by providing additional space (both outdoor and indoor) and contributing to the building’s façade articulation. They are subject to the standards and accompanying figures of this section.

A ) Bay Windows and Balconies

1. Bay Windows and Balconies are allowed and encouraged on front and side facades lining the Public Realm. They may encroach into the front and side setbacks along the Public Realm.

2. Bay Windows and Balconies are allowed on other facades, provided that they do not encroach into interior setbacks, encroach into rear setbacks (unless an alley is present, in which case they may encroach up to 3 feet into the rear setback), or provide views into an adjacent private on-site open space.

B ) Awnings/Canopies

1. Awnings/Canopies are allowed and encouraged over ground-floor non-residential openings, such as Shopfronts and Lobby Entries. They may encroach into the front and side setbacks along the Public Realm.

2. Awnings/Canopies are allowed on other openings and on upper floors, provided that they do not encroach into interior or rear setbacks (unless an alley is present, in which case they may encroach up to 3 feet into the rear setback).

3. On buildings with ground floor Retail, Food, and/or Beverage Use(s), the Director may permit an Awning/Canopy to extend over the sidewalk on new interior streets through a development agreement which establishes easements to protect the minimum pedestrian clear width and function of any utilities.

C ) Galleries and Arcades

1. Galleries and Arcades are allowed in front of ground floors with retail, food, and/or beverage uses and in front of Flex Frontages. They may encroach into the front and side setbacks along the Public Realm.

2. Galleries and Arcades are not allowed to encroach into interior setbacks or rear setbacks.

3. On buildings with ground floor Retail, Food, and/or Beverage Use(s), the Director may permit publicly accessible Galleries and Arcades to extend over the sidewalk on new interior streets through a development agreement which establishes easements to protect the minimum pedestrian clear width and function of any utilities.

4. Any Arcade extending over the sidewalk shall be no more than 2 stories tall, including the ground floor.

Gallery extending over the sidewalk,
per Standard 5.3.C.3

CHAPTER 5 Building Design

CHAPTER 5 Building Design

CHAPTER 5 Building Design
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5.4 ROOF FORMS
A ) All roof designs shall:

1. Be designed in compliance with California Energy Code (Title 24) requirements

2. Maximize Solar Exposure. Roofs shall be designed to accommodate solar devices and other emerging energy systems that are hidden from the view of the street and/or are fully integrated into the overall form of new buildings from the earliest stages of design, even if such devices or systems are not installed at initial project build-out.

3. Roof Mounted Equipment. Roof lines and roof forms shall be designed to screen roof mounted mechanical equipment. All screening shall be constructed consistent with the materials of the building and not simply “box-in” the equipment.

5.5 GARAGES & CARPORTS
A ) Garages are to be articulated to the same degree as other portions of the building, and shall adhere to the following standards:

1. Garage doors shall be designed consistent with the overall style of the building. Material, pattern, and color to be coordinated with architectural style.

2. Where visible by the public or by other residents, garage entrances shall be recessed and/or accompanied by projecting elements like porches, bay windows, trellises, architectural ornament, and/or landscaping.

3. All two-car garages shall have a minimum free and clear interior dimension of 20 feet x 20 feet, while one-car garages shall have a minimum dimension of 10 feet x 20 feet.

4. Carports, detached garages, and other ancillary structures shall be designed as an integral part of the development, and shall be constructed of complimentary material and colors.

5. Carports should be compatible with the finish colors and materials of the primary building.

Carports should be engineered to be solar ready.

6. See Section 3.5 for additional standards associated with vehicular access and garage doors adjacent to the Public Realm.
2-Car Garage
20’ x 20’
(interior dimensions)
1-Car Garage
10’ x 20’
(interior dimensions)
Well-articulated carports and garages

CHAPTER 6 Architectural Standards
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Chapter 6: Architectural Standards

6.1 INTENT & PURPOSE
Norco is a premier animal-keeping, equestrian-oriented community that values and promotes a rural atmosphere and an agricultural lifestyle. Norco’s architecture character is influenced by its agrarian heritage and therefore emphasizes a connection with the land and rural lifestyle. Specifically, this agrarian architecture character features simple designs that are inspired by traditional agricultural structures, often incorporating elements of simple, traditional farmhouses, barns, stables, and agricultural buildings, sometimes complemented by covered porches and courtyards that integrate and connect interior spaces with the surrounding landscape. The overall character has rustic charm and emphasizes a mix of natural materials such as wood, stone, brick, and metal, with a focus on functionality, practicality, authenticity, and durability.

Today, Norco’s agrarian architecture character complements its all-American ambiance and quaint, small-town character and charm. It includes a complementary blend of traditional agrarian features, along with decorative accents that are rustic and understated—not exaggerated or theme-park-like.

Qualities that reflect this style include gable roofs, barn-shaped facades, overhanging eaves, open front porches, exposed beams, knee braces, and a blend of natural materials and woodwork-focused design. This chapter describes an agrarian style which speaks to the heritage of Norco as well as aspirations for the future built environment of the city.

6.2 BUILDING SHAPE
A ) Traditional Shape. Main building masses shall be square or rectilinear in plan, or composed of multiple adjoining squares or rectangles. Circular and polygonal shapes in plan may be used to emphasize particular features, such as a tower. Overlapping plan shapes that create complex massing geometries are prohibited.

6.3 ROOF DESIGN
A ) Straightforward Sloped Roofs.

1. Principal roof forms shall be gable, gambrel, hip or shed. a. Flat roofs are permitted where screened by a decorative parapet.

2. Roofs shall have straightforward geometries, corresponding to the building’s traditional building shape (per Section 6.2), and avoid unnecessary complexity (see example below).

3. There shall be no more than two street-facing gables—apart from any porches or dormers— per 60 feet of building facade.

Simple building geometries and sloped roofs: Excessively complex building and roof forms not allowed:

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B ) Parapets and Eaves. The top of the facade shall utilize one of the following:

1. Roof eave, subject to the following.:
a. Eaves shall extend at least twelve inches (12”) and be supported by brackets or rafters. b. Exposed rafter tails shall have a minimum thickness of two inches (2”) where a fascia board is used, and four inches (4”) where no fascia is used or where exposed on the underside of a porch or covered walk.

2. Parapet capped by a molding, subject to the following.:
a. Parapets shall completely screen roofs and all roof mounted equipment from the view of the adjacent right-of-way.
b. Parapets shall not be more than five feet (5’) above the main roofline and shall respect overall height limits per Section 4.2.
c. Parapets shall wrap all sides of a façade visible from the ground—avoiding the appearance of a 2-dimensional parapet applied only to the facade.
d. Parapets shall match the main building in material, color, and finish. e. Parapets shall be capped by ornamental wood trim or molding. Foam trim and moldings are prohibited.
f. Parapets shall avoid complex shapes and shall not have more than 4 height changes per 50 feet.

Rafter tails and brackets supporting sloped
roofs with overhangs:

Straightforward Metal Roof, Dormers, Wooden
Columns and Rafters are well utilized on this
building, although front parking lots shall not be
used for sites to which these ODS apply.

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Agrarian-Style Shop featuring a gallery with wooden columns and knee bracing, a decorative parapet with simple molding, and parking located to the side and rear of the building (rather than in front). This parapet has the maximum amount of height changes; a simpler profile than this should be used in most cases.

Parapet on a building with straightforward building form. A central gable is used to break up the façade, and the roof parapet shape is not excessively complex. While this image is used to display a straightforward parapet and roof design, the shopping center development pattern and barn red color shall not be used for sites to which these ODS apply.

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6.4 TRADITIONAL EXPRESSION OF STRUCTURE
A ) Building Structure. To express the load-bearing structural characteristics of traditional buildings, the following standards shall apply:

1. Vertical Structure. The vertical structural elements of a building—comprised of piers, columns, or portions of
solid wall—shall be configured so as to visually distribute the apparent weight of upper floors down to the ground
(see Figure 6.4.A). Vertical structural elements that do not extend to directly to the ground shall be “supported” by beams, lintels, arches, or other façade elements that that appear to visually transfer the upper floor weight down to the ground.

2. Horizontal Structure. Horizontal structural elements— such as beams and lintels—shall be sized to appropriately support the visual weight of the building mass and
elements above them with respect to the distance they
span.

B ) Architectural Elements. To ensure that architectural elements appear to be properly supported, the following standards apply:

1. Projections. Architectural elements projecting from the building’s facade—such as balconies, bay windows, and
deep roof eaves—shall be supported with brackets,
corbels, cantilevered beams, or structure that visually transfer their weight to the facade.
a. Wood posts shall be used for porches and galleries
and shall be a minimum of 5.5 by 5.5 inches;
b. Knee bracing6 shall be used for balconies, galleries, and overhangs.

2. Heavy Elements. Heavy architectural elements—such as those made of masonry, projecting bays or rooms—shall
appear to be supported by brackets, posts, or beams,
rather than appearing to float or to be affixed to a
“weaker” material that seems incapable of supporting
the architectural element.

3. Non-Supportive Elements. Elements which are intended to be accents to the facade—such as spandrel panels between windows—shall not project from the facade. Rather, they shall be inset as architectural relief, with the facade material holding it in place visible around it. There shall be no floating elements or details which appear artificially pasted on.

A ) Materials and Color. To ensure that materials and color reinforce the visual structural logic of a facade, the following standards shall apply:

1. Materials heavier in apparent weight (such as brick) shall be used below materials that are lighter in apparent weight (such as wood siding).
6 A diagonal structural member that connects a beam to a column or post, typically at the connection point where the beam and column meet
Figure 6.4.A: Expressing Structure
Weight is visually transferred to the ground.

Example of a porch with
knee bracing
Beam distributes upper
floor weight to ground

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6.5 DOORS & WINDOWS
A ) Vertical Proportions. All openings on the facade—whether windows or doors—shall be at least as tall as they are wide. Doors and/or windows may be grouped to create a wider area of fenestration, but the vertical proportion of each individual window/door shall visually prevail.

B ) Doors

1. Building entries shall be accented architecturally by Frontage Types (see Section 3.3.A), color, framing, and/or roof variations.

2. Fenestration on residential doors shall be divided into individual panes no more than 18 inches in width or height. Individual panes shall be at least as tall as they are wide.

3. Doors and their trim shall be constructed of wood or have the appearance of wood construction.

C ) Windows

1. Residential windows shall have individual panes no more than 18 inches in width or 24 inches in height. Individual panes shall be at least as tall as they are wide.

2. Window frames shall be wood, fiberglass, fiberglass-clad wood, or aluminum-clad wood; metal, vinyl, and vinyl-clad windows may be utilized only if they resemble the appearance and proportions of wood windows.

3. Glazing shall consist of transparent glass, lightly tinted glass, lightly reflective solar glass with a reflective factor of 30 percent or less, or stained or etched glass. Highly reflective glass, dark tinted glass, and colored glass are prohibited.

4. Awnings on upper floors shall not use canvas or temporary materials (see Section 5.3 for more on awnings).

5. Where shutters are used, they shall be sized to match the corresponding opening. Where shutters are not used across an entire facade, they shall be placed following a coherent bay or floor organization (not randomly).

6. Windows shall be recessed at least two inches (2”) from wood facades and four inches (4”) from masonry or stucco facades.

Vertically-Proportioned Windows
divided into smaller panes:

Wood Door
accented architecturally with a porch
and flanking lights:

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6.6 MATERIALS
New buildings shall employ a harmonious materials and colors palette that is consistent with the overall development’s architectural style and is carried throughout the project.

A ) Permitted Materials

1. Exterior Wall Materials. Uniform materials that reflect a consistent style, shall be used on all exterior elevations. Exterior building walls shall be clad in wood siding, masonry, or nonreflective corrugated metal, subject to the following exceptions:
a. Plaster and/or stucco is permitted on non-street-facing walls but shall not exceed 60% of the building’s exterior surfaces.
b. Materials that simulate the appearance of wood, such as concrete or cement fiber, are permitted, when a sample is provided to the Director and is approved in writing by the Director, based upon the findings:
i. That the material faithfully simulates the appearance of the natural material it imitates; ii. That the material has a demonstrated ability to weather gracefully, aging similarly to or better than the natural material it imitates.

2. Exterior Wall Material Configuration
a. Horizontal siding shall be a minimum of 8 inches in width, and shall be one of the following types: horizontal “v” joint, channel joint ship lap with a minimum 3/8 inch channel, or beveled.
b. Vertical board and batt siding shall have a minimum 12 inch spacing between 1x2-inch bats; rough-sawn sheets may be utilized.
c. Wall materials shall wrap outside corners and may only change at inside corners. Masonry cladding shall wrap the corner coherently and in such a way that shows the depth of a typical brick or stone.
d. Where appropriate to the architectural style, materials and textures shall vary between the base and body of a building to break up large wall planes and add visual weight to the base of the building.

Brick veneer
wrapping the
corner
AVOID: Stone
veneer does not
wrap corner

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3. Accent Materials
a. River rock, flag stone, wrought iron, tile, and brick may be used for architectural accent material but may not exceed 25 percent of the total building façade area. b. Balconies and porches shall have wood railings.

4. Roof Materials. Roofs shall be constructed of standing seam metal (non-reflective), concrete tiles that simulate wood shingle, or Spanish tiles.
a. Standing seam metal roofs shall have concealed fasteners and shall be 24–26 gauge with Kynar 500 finish.

5. Rough Sawn Lumber. Exterior siding, rafter tails, beams, posts, trim and decking may be constructed of heavy timber.

6. Wood Planking. The underside of eaves, porches, and boardwalks may be wood planking.

7. Paving Materials. Exterior paving materials for courtyards, patios, and other outdoor gathering areas may utilize brick, interlocking concrete pavers, quarry tile, fired “Mexican” pavers and stone.

8. Fire Resistant Materials. All new construction shall comply with applicable requirements of the most current California Building and Fire Codes including the Wildland Urban Interface (WUI), where applicable.

B ) Prohibited Materials

1. Highly finished wood shall be restricted to ornament and areas subject to human contact such as railings.

2. Reflective materials, such as shiny metal, mirrored glass, and chrome, shall only be used in small accent areas, such as to highlight signage. They shall not cause a glare nuisance to automobile traffic, pedestrians, and neighboring buildings.

3. Porcelain, plastic, and other manufactured materials are prohibited, except in fixtures, end caps on railings, and other similar locations.

4. Exposed metal columns are prohibited.
a. Exception: Metal columns are permitted for Galleries or trellises in front of commercial ground floors, provided they are designed in a manner consistent with the overall building and have a minimum width/diameter of 5 inches.

5. Prefabricated exterior metal stairs are prohibited.

6. Asphalt shall not be permitted for courtyards and patios.

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6.7 COLORS
A ) Permitted Colors

1. Primary building colors shall be earth
tones of hues such as brown, beige,
and gray. Other muted colors are also
permitted as seen in the image to the
right; such colors shall not exceed
25% saturation, as measured by the
HSB (Hue, Saturation, Brightness)
color model.
a. “Barn red” may be used but shall
be limited to accent trim and/or
commons facilities such as
clubhouses and pool houses,
tower elements, or actual barns.

2. Accent colors shall also be in earthen hues, but they may include colors such as forest or sage green, barn red, white, black and other colors which complement natural wood and do not detract from the agrarian appearance of the buildings. Darker and lighter shades of the same color used on the building walls may be used to enhance building ornamentation and trim.

3. Exposed gutters, downspouts, flashing, sheet metal, vent stacks and pipes shall be painted to match adjacent roofs or walls to minimize their visibility. a. Exception: Copper, zinc, stainless steel, or titanium may be unpainted.

4. Stains or paints which provide the appearance of weathered wood are permitted.

B ) Prohibited Colors

1. Except for small areas of ornamentation and trim, bright primary colors, or pinks, oranges and lavenders shall not be used.

2. The use of more than two accent colors is prohibited.

3. Fluorescent colors are prohibited.

Muted tones that complement natural wood:

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6.8 PRECEDENT GALLERY
Historic and contemporary agrarian style
with natural materials, functional, building form, wooden trellis and roof overhang supported by brackets Wooden siding and roofs with parapets or Agrarian, barn-inspired architecture overhangs and rafters
Agrarian Style with natural materials and
vegetable garden

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Multifamily buildings with siding, vertically-proportioned windows, distinct massing, and pitched roofs.

Multifamily homes around a Public Realm
Extension (see Section 3.2.H)
Two-Story Gallery over the sidewalk with
knee bracing and muted colors

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Contemporary Agrarian style outdoor activity area

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 52 of 59
Chapter 7: Landscape, Lighting & Other Site Elements Design

7.1 INTENT & PURPOSE
The standards in this chapter inform the design and location of various site design elements for the purpose of placemaking and the overall health, safety, and general welfare of the immediate occupants of each building in particular and the neighborhood in general.

The following community-wide standards are consistent with the City of Norco General Plan and are integral to conveying an overall project’s identity. Building and site layouts shall conform to City standards regarding minimum setbacks, minimum open space requirements, maximum height requirements, and other city standards, as defined by the Municipal Code and Chapter 3 of these objective design standards.

A ) Design Consistency. Provide visual identification as part of the City of Norco through complimentary landscaping, materials, and building forms.

B ) Preserve Natural Site Features. Maintain and incorporate the city’s natural amenities – including its hillsides, indigenous vegetation, and rock outcroppings – within proposed projects.

C ) Clearly Define Public and Private Realm. Provide visual cues through planting, site planning, signage, fencing, pavement, and scale that clearly distinguish the public areas from private and semi-private areas.

D ) Pedestrian-Serving. Design for the pedestrian by including elements such as walkways, lighting, street furniture, and trash receptacles to activate the public and semi-private areas and promote walkability.

7.2 SERVICE AREAS & UTILITIES
Service areas shall be designed to minimize potential negative visual impacts of public and private facilities and support structures through sensitive site design and construction. The following standards apply to all new development, or whenever below-mentioned features are introduced to an existing development.

A ) Visual Buffers. Incorporate visual buffers, including landscaping, equipment and storage area screening, and roof treatments, on properties abutting residentially designated property.

B ) Trash and Recycling Bins. Where individual trash bins and pick-up are proposed, the development shall be designed to City standards and shall ensure access and fire lanes meet minimum requirements and dimensions. Consult with local waste collector to ensure containers are large enough to handle the refuse generated by the site.

C ) Mailbox Design and Installation. Cluster mailbox enclosures shall be designed to be similar or complementary in form, material, and color to the surrounding residential buildings. Each mailbox installation shall conform to current United States Postal Service standards.

D ) Service Entrances and Waste Disposal. Service entrances, waste disposal areas, and other similar service areas shall be located adjacent to the alley and take their access from it. On lots with no alley, these areas shall be located as far away from – and screened from views from – the public right of way as practical standards.

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 53 of 59
E ) Mechanical & Electrical Equipment

1. All mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground mounted or otherwise, shall be screened from public view of streets and open spaces as measured from a height of six feet (6’) above the high point of the adjacent public right-of-way. Such equipment and related screening shall be designed with materials and colors that conform to and are an integral part of the design of the building.

2. Noise- and odor-generating equipment and containers shall be located in areas that will not create a nuisance to adjacent properties and at least 10’ away from any public right away. Such bins should be covered when possible.

F ) Utility Access Equipment. Utility access and equipment such as back-flow preventers, transformer boxes, gas and electric meters, and other utilities shall be placed within or adjacent to alleys and be accessed from the alley, subject to the requirements and approval of the associated utility company. On lots with no alley, meters and similar equipment shall be located in underground vaults or in utility rooms/closets within buildings, were possible. If such locations are infeasible, these services shall be located in inconspicuous locations along the sides of buildings and shall be thoroughly screened from public view.

G ) Telecommunications Devices. Telecommunication devices (such as satellite dishes or other equipment) shall be screened from the view of streets and public and common open spaces.

Applicants shall work with satellite providers to locate satellite dishes out of view on building roofs and/or on rear yard or side yard facing façades if adequate signal strength and quality can be achieved. In multifamily and multi-tenant buildings, conduits shall be provided from such locations to each unit.

H ) Wet Utilities. Wet utilities shall be located in the street, but may be located in the alley to address topographical, efficiency or other engineering reasons. If “wet” and “dry” utilities are co-located in the alley, proper trench separation and utility access shall be ensured. Utility meters shall be provided below grade in the street or sidewalk with access covers flush with the surrounding grade.

7.3 WALLS, FENCES & STRUCTURES
A ) Applicability. The following standards apply to all on-site walls, fences, and structures.

B ) General to Frontages

1. Fences, walls, and hedges within the front setback shall be limited to 3 feet (3’) in height, as shown in Figure 7.3.A.

2. Street-facing fences enclosing the interior side yard between buildings may be up to 6 feet (6’) in height, shall be located a minimum of two feet (2’) behind the street-facing building facade, and may not exceed a length of 20 feet (20’), as shown in Figure 7.3.A.

3. Fences and walls on corner lots along the side street that encloses the private rear yard may be up to 6 feet (6’) in height and shall be set back a minimum of fifteen feet (15’) behind the building face of the primary building, as shown in Figure 7.3.A. Fences along the remaining side street frontage may be up to 3 feet (3’) high.

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 54 of 59
Figure 7.3.A
C ) A-1 and R-1 Sensitivity Walls

1. When a non-single-family lot abuts an R-1 or A-1 lot anywhere but the front yard of said R-1/A1 lot, a ten foot (10’) tall masonry wall is required between the two properties.

D ) Retaining Walls

1. Retaining walls located within twenty-five feet (25’) of the front property line shall not exceed four feet (4’) in height. Fences up to 3 feet in height may be erected above retaining walls provided that:
a. Any portion of fence or wall more than 3 feet (3’) above the adjacent sidewalk is at least 50 percent open (picket).

2. A maximum of three (3) successive walls are permitted, provided that they are located at least five feet (5’) apart and have a slope between walls not to exceed 2:1 horizontal to vertical steepness and that they do not exceed a combined height of twelve feet (12’).

E ) Fence and Wall Location. Fences and walls (including retaining walls) shall be set back at least 18 inches from the sidewalk.

F ) Entrance Arbors. Entrance arbors, when provided, shall be limited to a maximum of 9 feet in height and 5 feet in width.

G ) Materials.

1. Fences may be made of wood, wrought iron, and split rail. Wrought iron fences shall have iron posts and/or brick or stone piers. Vinyl and chain link fences are prohibited.

2. Walls may be made of stone, concrete, or concrete block. Walls and retaining walls exposed to public view shall be made of or clad in brick, stone, or stucco compatible with the design of the Main Building.

3. Other fence material(s) may be substituted, subject to Planning Director approval.

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 55 of 59

7.4 ENTRANCE MONUMENTS
Entrance Monuments play a key role in the establishment of placemaking and the creation of community identity. They integrate the site with the surroundings and provide an entry and exit experience that creates an aesthetic and functional transition with adjacent areas. The following standards are applicable to entrances and exits at residential neighborhoods or commercial districts of significant relevance.

A. Identity & Placemaking. Monuments – together with street signs, street trees, landscaping, and lighting – shall convey a distinctive image that strengthens the identity of new projects.

B. Location. Monuments shall be placed in setbacks, landscaped entries, or open spaces at principal entries.

C. Sight Distances. The design and placement of monuments shall maintain required sight line distances.

D. Landscaping. Landscaping shall be provided at the base of all monument signs and shall be no less in area than the square footage of the sign area. Bushes and plants shall be low and not obstruct the monument.

E. Theme. Monuments shall reflect the architectural themes of the primary structures .

F. Materials. Entrance monuments shall be constructed of stone, brick, stucco, beams, planks, or similar materials.

Entrance Monument Examples Example in Plan View

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 56 of 59

7.5 LIGHTING
Lighting is an important consideration for multifamily homes to encourage nighttime activity and ensure safety. However, excess light can have negative environmental impacts. The following standards apply to lighting requirements:

A. Lighting abutting the public realm. On-site lighting shall:

1. Not exceed fifteen (15’) in height

2. Be shielded and directed downward

3. Not exceed a temperature of 3000 kelvin

4. Adhere to architectural style
B. Entrance Lighting. Building entrances and street numbers shall be well-lit and illuminated to be visible from the street.

C. Walkway Lighting. Walkways and paseos and parking lots and access shall be illuminated with a minimum of one (1) footcandle to ensure safe nighttime conditions.

D. Security Lighting. Security lighting fixtures shall not project above the fascia or roof of the building. Security lighting fixtures shall not be substituted for parking lot or walkway lighting fixtures.

E. Energy Efficiency. Timers and/or sensors shall be incorporated to avoid unnecessary lighting and reduce energy use.

F. Architectural Compatibility. Lighting fixtures shall complement and be compatible with the building’s design and architectural style.

G. Appropriately Sized. Fixtures shall be in scale with the building facade.

Outdoor lighting examples:

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 57 of 59

7.6 LANDSCAPING
A. General to All.

1. Landscape within the perimeter setback area shall be sized at the time of installation as follows:
a. Minimum 36” box for all trees
b. Minimum 5 gallon for all shrubs or ground level vegetation c. Palms trees and oleanders shall not be used within the confines of the project.

2. Paths. Where front yards are landscaped, individual paths to the sidewalk shall be provided for each entrance.

3. Green screens. Landscape shall be used to soften walls and fences and provide green screens, where appropriate, between residential and non-residential buildings.

4. Climate mitigation. Trees, shrubs, hedges, and deciduous vines are encouraged to be used to minimize solar heat gain during the summer and maximize heat gain during the winter.

B. Species. All landscaping on the site shall consist of species identified by the County of Riverside’s Guide to California Friendly Landscaping, available online, or other similar list as selected by the Community Development Director, and shall be in accordance to Chapter 18.55 -“Water Efficient Landscaping” of the Norco Municipal Code.

C. Materials.

1. Paving materials shall be decorative and complementary to the main building design.

2. Where hardscape is used, permeability shall be incorporated into the design.

3. Stair treads. Exterior stair risers and treads shall be constructed of durable and permanent materials and in a manner that is consistent with the design of the rest of the building.

7.7 STORMWATER
A ) General to All.

1. Ground water recharging and stormwater runoff limits should be facilitated throughout new building sites (while respecting any relevant Water Quality Management Plan requirements).

See NACTO’s Urban Street Stormwater Guide and the Light Imprint Handbook, by Thomas E.

Low; Possible strategies include:
a. Rain gardens and vegetated bioswales that convey and infiltrate rainwater. b. Pervious pavement, decomposed granite, and that allows stormwater to infiltrate directly into the ground below.

2. Stormwater management shall be provided as swales within parkways (continuous planters between curb and sidewalk), center medians and/or parks within the development.

CHAPTER 7 Landscape, Lighting & Other Site Elements Design Objective Development Standards | Page 58 of 59
Stormwater management examples:

A park that doubles as a stormwater detention basin.

A parking lot paved in decomposed granite.

CHAPTER 8 Administration
Objective Development Standards | Page 59 of 59
Chapter 8: Administration

8.1 INTENT & PURPOSE
This chapter provides methodology for the implementation of the Objective Design Standards. The responsibilities of the City of Norco Community Development Department Staff shall include administering, interpreting, and enforcing all requirements and standards of this document.

Interpretation and Severability
Unless otherwise provided herein, any ambiguity concerning the content or application of the Objective Design Standards shall be resolved by the City of Norco Community Development Director (Director) or their designee in a manner consistent with the goals, policies, purpose, and intent established in this document. If any portion of these standards is declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining parts of the remaining portions thereof. Should there occur any interpretive conflict between this document and the City of Norco Municipal Code, the more restrictive standard shall take precedence.

Other Reference Documents
The standards and development parameters unique to multifamily development are provided within this document and as such this document is the first source of direction regarding proposals, but it is not the only source. This section outlines the other documents pertaining to multifamily housing design, including the City of Norco General Plan, Norco Municipal Code, and other related City documents. The City of Norco Community Development Department will actively seek to clarify and maintain internal consistency between this document and other existing documents, including the following:

City of Norco General Plan
A General Plan is a statement of the community’s land use values and is the underlying basis for its vision and direction. The City of Norco General Plan serves as a long-term policy guide for the physical, economic, and environmental growth.

City of Norco Municipal Code
The City of Norco Municipal Code (Title 18) establishes districts throughout the City with permitted land uses and development standards. These development standards create the framework for the physical form of the community (building setbacks, heights, etc.). Where the Objective Design Standards are silent, the Development Code will apply as appropriate.

NORCO ODS
City Council/Planning Commission Study Session and Planning Commission Meeting Meeting Notes and Responses/Recommendations
November 13, 2025PC/CC STUDY SESSION COMMENTS
Response

1. a. Illustrative plan should reflect what the City would like to see, so developers do not point to the plan and say, "it shows here. . .." Specifically, do not show so many vehicular connections to Fourth Street due to morning Navy Base entry waiting line. pedestrians connections to Fourth Street are okay.
a. Adjusted so only one internal street provides a vehicular connection to Fourth Street at Clark Street.

This connection helps distribute traffic to Hamner Avenue (distributing to more intersections) and enables better emergency access by providing multiple routes to emergencies. b. Why have vehicular connections to light industrial and commercial businesses to north of project?
b. Adjusted label of icon showing connection to adjacent properties to "Potential connection to neighboring network." Also, Section 2.2.E (Site Edges) requires that new vehicular streets or pedestrian paseos align with and connect to existing dead‐end streets located on adjacent sites, as permitted by the adjacent use .

2. Added "Setback Zone" description (which appeared in Figure 2.3.A on page 11, but was not described on page 13) stipulating that seating and outdoor dining areas shall not encroach into the sidewalk or block access to building entries by providing fixed‐in‐place furniture. In addition, recommend allowing sidewalk café barriers between dining areas and sidewalk and/or building entries.

3. Incorporated comment.4. Incorporated comment.5. Section 2.2.E (Site Edges) on page 5 requires that new vehicular streets or pedestrian paseos align with and connect to existing dead‐end streets located on adjacent sites, as permitted by the adjacent use, and that new dead‐end vehicular streets (stubs) or pedestrian paseos align with future streets or paseos on adjacent undeveloped sites in anticipation of future connection. Added: "When possible, proposed and future utilities between phases or adjacent, undeveloped sites shall be coordinated to avoid redundancy."

6. a. Kept 60’ rear setback adjacent to R‐1/A‐1 zoned parcels and added following additional requirements for parking space rows located adjacent to the property line:
• Plant shade trees between every four parking spaces.
• Enclose parking spaces in a carport or garage.
• Design carports and standalone garages to be consistent with small‐town agrarian design of Main Buildings.

Comment
pp. 7‐8, Hamner Ave. and Fourth St. diagrams:
pp. 12, Sidewalk Zone: require street furniture to be fixed in place so does not block sidewalk or get in way of building entries.
p. 12, Table 2.3.B, Sidewalk Material: Delete “gravel” and change “compacted soil” to “decomposed granite” and reference City's trail design standards.p. 14, Optional Amenities (“Tier 2”): Delete “Unmanaged Community Gardens” and “Chicken Coops.”
p. 16, Site Design: Is there any way to ensure that owners/developers of large sites do not break them up into smaller sites? Can be a problem from utilities standpoint.
p.17, Interior Setbacks: Keep 60 ft. setback adjacent to R1/A1 neighborhoods

PC/CC STUDY SESSION COMMENTS
Response
b. In Section 3.2.A (page 16) changed setback for residential ground floors to:
• 20 ft. from Urban Arterials (Hamner Ave.) and Major Arterials (River Rd.), which is same as existing ODS.
• 15 ft. from other existing public streets.
• 10 ‐ 15 ft. from interior streets.
c. Added Section 3.2.A.4.b on page 16 to provide standards for ground floor commercial uses:
• 0 ft. to 15 ft. from R.O.W. line and min. 20 ft. from face of curb from Urban Arterials and Major Arterials and min. 14 ft. from face of curb along all other streets, including interior streets.

7. This standard was carried forward from the City’s existing ODS. We tested it against a variety of building types likely to be built in Norco, including the townhouse building type shown below (Riverpark, Oxnard) which is near the lot coverage limit (covers 58% of its site). This is a good maximum test as it efficiently tucks its parking into the rear of the building. In other building types, rear yards and/or other parking configurations further reduce the lot coverage. This example demonstrates that 60% is high enough to accommodate common types while low enough to be consistent with the neighborhood scale intended for Norco. 60% lot coverage example per above comment:
p. 17, Figure 3.2.D (Lot Coverage): How did we determine the 60% max. lot coverage number?
Comment

PC/CC STUDY SESSION COMMENTS
Response

8. a. How do horse tie ups relate to various frontage types, especially commercial frontages
a) Added Section 3.1.I on page 20 that provides high‐level design and placement standards for corrals in front of and next to businesses.
b. Provide corrals, rather than tie‐ups. It was unclear whether there was consensus on this.
b) Added Section 3.1.I on page 20 that provides high‐level design and placement standards for corrals in front of and next to businesses.
c. Terrace, Dooryard, Lobby Entry diagrams do not look like Norco. c) Replaced with new diagrams that are more Norco in character.

9. Adjusted Figure 3.5.A to require parking openings to be set back a minimum of 3 feet. Also revised the rendering to show the parking opening set back.

10. a. Simplify language. a) Done. Also edited entire document for improved readability and to tailor language to be more Norco‐specific.
b. Concern about rooftop decks/patios looking into adjacent and nearby SFH lots.
b) Changed Section 4.2.A.3 on page 26 so shade structures of roof terraces and enclosed roof access spaces must:
1) fit within the maximum height limit, and 2) be located at least 150 feet away from R‐1 and A‐1 zones.

10. c. Consider setting height to anticipate density bonus [i.e., one‐story lower than would be needed for density bonus.]
Height standards are based on building heights needed to accommodate development allowed by the HDO zone (up to 30 du/acre), the City's density bonus (up to 35 du/acre), and parking standards established in the ODS.

With PC/CC‐requested parking ratios, a 4‐story height limit will be needed to accommodate the number of units dictated by both the 30 du/acre HDO density and 35 du/acre density bonus, and the number of parking spaces desired by the City. Form follows parking.
d. How much additional height does State density bonus law allow? a) Under current State density bonus law, there are multiple ways that an applicant can increase maximum allowed heights.

Except for projects that are 100% affordable, State density bonuses are calculated based solely on maximum allowable residential density, not building height. Accordingly, the building height is allowed to be whatever is needed to accommodate the project's residential unit and parking space count.

If a project is 100% affordable and “if the project is located within one‐half mile of a major transit stop or is located in a very low vehicle travel area in a designated county,” the applicant may receive a height increase of up to three additional stories.

The HDO sites at Fourth and Hamner and at Second and River, accordingly, may qualify as a “very low vehicle travel area." This would grant a developer up to 7 stories where 4 stories are allowed. However, this allowance should not have a meaningful impact, as such an applicant would already have access to 5 incentives and could potentially use waivers to reach 7 stories anyway. As the City would have little regulatory power over height in this case, we do not recommend tailoring the maximum height in the code to such a scenario. Rather, we recommend coding for the density the City has allowed and steering resultant height to where it will be least objectionable to the community by introducing the following language in the event additional height is d
p. 26, Building Height:p. 20‐22, Frontage:p. 25, Figure 3.5.A (parking opening diagram): Set the wall with openings providing access to parking back from the sidewalk.
p. 26, Building Height:

Comment

PC/CC STUDY SESSION COMMENTS
Response
"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 site boundaries." Accordingly, in the highest density cases, the City and the ODS may have very little control over maximum height. Therefore, the proposed ODS

11. a. Keep parking numbers high to minimize spillover parking. Rancho Cucamonga has to rely on Sheriff to police spillover parking. a) Added provision (Section 4.3.E on page 29) that all projects must provide a Parking Management Plan to ensure that the building owner or building management company is responsible for managing parking.

Also added standard (Section 3.4.A.5 on page 23) stipulating that surface parking (including spaces covered by carport and enclosed in standalone 1‐story garages) shall cover only 40% of any given block area. The intent is to ensure that surface parking does not displace amenities and that parking beyond what can be accommodated within the specified surface parking area be accommodated in tuck‐under garages or podium garages lined by residences or commercial space. Note: developer could apply for waiver and negate this standard.
b. Enable shared parking agreements with neighboring commercial and light industrial properties.
b) Introduced provisions (Section 4.3.D on page 28) enabling shared parking agreements whereby new residential parking may be accommodated within existing, adjacent commercial and/or light industrial parking lots, subject to a recorded parking agreement.
c. How deal with spillover parking into adjacent commercial and light industrial properties – especially if there are pedestrian connections between the Fourth & Hamner site and these properties that make it easy to park there and walk home?
c) Potential vehicular and/or pedestrian access between adjacent sites is required, as permitted by the adjacent use (Section 2.2.E.1 on page 5). Therefore, adjacent owners can leave the connection closed while there is concern over spillover parking or while there is no presumed mutual benefit. While closed, potential pedestrian paths can function as a pocket park, while potential vehicular connections can provide access to on‐site alleys or parking. Potential connections can be opened at such a time as it would benefit both sides.
d. Keep parking numbers high so can negotiate with developer – especially given ODS provision that Director can reduce amount of required parking in exchange for amenities.
d) Will set parking numbers per City Council direction. However, the ability for a developer to invoke density bonus to reduce parking requirements takes away "bargaining chip." e. Developers in the region who have provided low parking ratios admit that they should have provided more parking spaces.
e) This is an important reminder for discussions with future developers/applicants. Now that the State has made it easier for developers to provide low parking ratios, it is in the best interest of the developer to determine their parking ratio according to the market—rather than defaulting to regulatory minimums.

Comment
p. 28, Residential Parking Minimums:

PC/CC STUDY SESSION COMMENTS
Response

12. a. Introduce fire hardening provisions. a) Added Section 6.6.A.8 on page 45 that stipulates that all projects must comply with applicable requirements of the most current California Building and Fire Codes including the Wildland Urban Interface (WUI). b. Delete asphalt shingles. b) Done.

13. Done.14.
a. Incorporate standards from Norco Ridge Specific Plan (wrought iron, wood, CMU, split rail.

See Section 7.3.G on page 52.
b. No vinyl or chain link fences. See Section 7.3.G on page 52. c. Ensure 10 foot wall height is measured from single family residential side of wall.

See Section 7.3.C on page 52

15. p. 26, Building Height, and p. 28, Residential Parking Minimums:
a. Right‐size height to accommodate density allowed by zoning and according to parking requirements.
a) Height standards are based on building heights needed to accommodate development allowed by the HDO zone
(up to 30 du/acre), the City's density bonus (up to 35 du/acre), and parking standards established in the ODS. A 4‐story height limit (for buildings located at least 100 feet from site edges) will be needed to accommodate the number of units dictated by both the 30 du/acre HDO density and 35 du/acre density bonus, and the number of parking spaces desired by the City.
b) That being said, adjusted maximum height to 42 feet to the "top of plate" and 48 feet to top of ridge (see Section

4.2.A). This way, the cornice/parapet of flat‐roofed buildings would be lower, while the peak of sloped roofs would be able to extend to the 48 feet max.
b. Increase guest parking from 1 space per every 4 units to 1 per every 2 or 3 units.
b) To discourage building owners or developers from invoking a density bonus waiver, recommend following parking requirements (see Section 4.3.B on page 28):
• 0–1 bedroom: 1.5 spaces per unit
• 2 bedroom: 2 spaces per unit
• 3 bedroom: 3 spaces per unit• 4+ bedroom: 3 spaces per unit • Guest parking: none required
p. 51. Mechanical & Electrical Equipment: Public view shed shall be from 6 ft. high at high‐point of right away.
pp. 51‐52, Walls, Fences & Structures:

Comment
pp. 44‐45, Materials:

PUBLIC COMMENT
Response

16. Confirmed with Riverside County Fire Department staff that Norco is equipped with a tractor‐drawn aerial ladder ("tiller") truck housed at Station #17 that can reach up to 100 feet with its main ladder.

17. Recommend making guest parking at the discretion of the developer.

18. Noted.19. Done.20. Done.

Comment
Height limit should take into account ability of fire trucks, especially ladder trucks, to access and service buildings.

Change horse tie rails to corrals.Add language to ODS trail requirements that references the City’s trail standards.Morning traffic lining up to enter Navy Base backs up onto Hamner Avenue up to Fifth Street.

Would like to see enough visitor parking provided.

OBJECTIVE DEVELOPMENT STANDARDS JuneNovember 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 JuneNovember 2025
Chapter 1
Introduction

1.1 Overview & Purpose 1

1.2 Applicability 2

1.3 User Guide 3
Chapter 2
Public Realm & Connectivity

2.1 Intent & Purpose 4

2.2 Blocks & Connectivity 4

2.3 Street Design 11

2.4 Public Open Space and Amenities 13
Chapter 3
Site Design

3.1 Intent & Purpose 16

3.2 Building Placement & Orientation 16

3.3 Frontage & Pedestrian Access 20

3.4 Parking Placement & Design 23

3.5 Vehicular Access 25
Chapter 4
General Development Standards

4.1 Intent & Purpose 26

4.2 Building Height 26

4.3 Off-Street Parking Requirements 28

4.4 Size of Dwellings 30

4.5 Usable Private Open Space 30
Chapter 5
Building Design

5.1 Intent & Purpose 31

5.2 Building Mass and Articulation 31

5.3 Facade Elements 35

5.4 Roof Forms 38

5.5 Garages and Carports 38
Chapter 6
Architectural Standards

6.1 Intent & Purpose 39

6.2 Building Shape 39

6.3 Roof Design 39

6.4 Traditional Expression of Structure 42

6.5 Doors & Windows 43

6.6 Materials 44

6.7 Colors 46

6.8 Precedent Gallery 47
Chapter 7
Landscape, Lighting & Other Site
Elements Design

7.1 Intent & Purpose 50

7.2 Service Areas & Utilities 50

7.3 Walls, Fences, and Structures 51

7.4 Entrance Monuments 53

7.5 Lighting 54

7.6 Landscaping 55

7.7 Stormwater 55
Chapter 8
Administration

8.1 Intent & Purpose 57

CHAPTER 1 Introduction
Objective Development Standards | Page 1 of 53
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 2 of 53

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.

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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 line face and activate the public realm.

Step 3: Review the General Development Standards
This section describes Nnumeric height, lot coverage, and parking standards regarding height, lot coverage, and parking are described in this section.

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 serve 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 Theis 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 review 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.

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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.

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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. Where a block is being nNewly created or newly subdivided blocks, it 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, , whichthat provides rear access to lots within the block, may function as an alley.

E ) Site Edges.

1. New vehicular streets or pedestrian paseos Connections—providing pedestrian access, at a minimum—shall align with and connect to be made to existing dead- end streets located on adjacent to the sites, whereas permitted by the adjacent use. New dead-end vehicular streets (stubs) or pedestrian paseos shall align with If a connectionfuture streets or paseos on adjacent undeveloped sites in anticipation of future connection may be possible in the long term, a connection shall align with the adjacent dead end street. 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 which 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

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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 also Section 2.3)shall connect between major thoroughfares, key destinations, and open spaces. 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.shall be used only for more minor routes.

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

1.2. Primary Streets within the project site shall be lined by have front facades (including pedestrian access) along at least 50% of their length within the project site. All other streets are Side Streets.

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

3.4. Existing streets that are automobile-oriented, lined mostly by parking, and/or have no on-street parking may are permitted to be treated as Side Streets.

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

H ) Preserve Corridors. Consistent with the General Plan, Nnew 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 provide for theNorco’s equestrian lifestyle of Norco 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.

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

2.3.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.

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

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3.1. All new development shall complete, and in no way inhibit completion of, a planned equestrian trail connection identified in the 2050 General Plan.
1 See §Section 3.2 for placement of front facades.

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. There are aAt 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 street and block network standards of these ODS.

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

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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 street and block network standards of these ODS.

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Figure 2.2.F-2 – Second St and River Rd: Depiction of Key Block and Connectivity Standards Legend

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2.3 STREET DESIGN
A ) Intent and Purpose. Streetscapes Comprising the core framework of the form the bulk of community, structure 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 identityand visually unite a neighborhood with the larger community. 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.

StreetscapeTo meet these placemaking objectives, street design is to be carefully considered, as it exerts a strong influence on the experience and perception of a projectproposed development and how it fits into Norco.

A )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.

B )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 Landscape & FurnishingStreetscape 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

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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 Access Zone. A Curbside Access 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 Access Zone continuously along each Block Face, except for where the following occur: transit stops and/or platforms; turning lanes; drop-off and loading zones; bike parking; utility and fire hydrant access; planters and sidewalk bulbouts; parklets;1 and planters and street trees.

4. Landscape and Furnishing 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 . This zone may also include fixed street furniture, sidewalk dining, parking meters, transit stops, bicycle parking, street lights, and signage, and other streetscape furnishings.
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) Center Median Medianettes (small medians within turn lanes) are recommended for 3- lane streets.

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 Access 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 Landscape &
Furnishing Zone Width
6 ft. min.

Landscaping within the
StreetscapeLandscape &
Furnishing 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
Landscape &
FurnishingStreetscape Zone
Regularly-spaced street trees are required.
40 ft. max. tree spacing for internal neighborhood streets.

Clear Width for Pedestrians in
the 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., gravel, or compacted soil Equestrian Trail Decomposed granite per City of Norco Trail Standards Table 2.3.B – Street Design

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5. Secondary AccessTrail 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. This zone may also include sidewalk dining tables, seating, business signage, and other streetscape furnishings, provided that they are located outside the minimum clear width for pedestrians.

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, except:
b.a. In no case shall the sum of public street rights of way, public paseos, and Public Open Spaces be required to exceed 35% of the site area. In such a case, pedestrian gathering areas—outside the required pedestrian clear width and furnished with seating and/or play equipment—within public streets and paseos may count toward the Public Open Space requirement..

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 1 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

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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) to follow.
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 provide the amenities identified on the approved site plan for that particular phase minimum number of amenities as required by Section 2.4.C.1 above, constructed up to that phase of development. iii. Amenities provided in combination, or in addition to those identified in Sections 2.4.C.2 – 2.4.C.4 to follow below, may be considered or 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) 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 aAcres. 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 Major 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 in 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. Commercial Main Street Environment extending a minimum of 120 linear feet along a public street or paseo, with both sides of the street lined byProviding Retail, Food, and Beverage Uses and/or Flex Fronta. ge with a 30 feet minimum depth within the building = 15 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 Major Amenities and points required by §2.5.C.1:
a. Unmanaged Community Gardens: (250 sq ft min. garden plot area) 1 point per 250 sq ft. of garden plot space (up to 10 points max) b. Chicken Coops: (90 sq ft min)

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2 points per coop (up to 4 points max)
c.a. Community Swimming Pool: (15’x30’ min. or equivalent area). 5 points (up to 10 points max)
d.b.Playground (minimum size 3,000 sq ft).
5 points (up to 10 points max)
e.c. 2-grill Community Barbeque Area.
1 point per unique barbeque area (up to 4 points max)
f.d. Common Room (minimum 750 sq ft).

2.5 points (max)
g.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. b. Adjacent buildings shall front the plaza with windows, building entries, and appropriate frontage types.
a.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. b.a. Adjacent buildings shall front the plaza with windows, building entries, and appropriate frontage types.

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.

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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 tiescorrals, playground equipment, informal athletic courts, water features.

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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 ) Orientation and Setbacks from Primary Streetsthe Public Realm (The Public Realm comprises publicly accessible streets, paseos, and open spaces). The front facade(s)2 of all nNew Main Buildings3 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’)from any property line along the Public Realm (See Figure 3.2.A)..,

4. Exceptions.
a. Public Realm Extensions: except whereBuildings may be set back further to accommodate a Forecourt, Court, or othercreate a Public Realm Extension (see Section

3.2.H). All other structures shall be set back a minimum of 10 feet (no maximum) from the Public Realm.
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.

2. The front façade(s) of all new Main Buildings shall take primary pedestrian access from the Public Realm or a Public Realm Extension. Primary pedestrian access shall be provided using one of the Frontage Types regulated in §3.3.

3.2.Applicable building entry elements 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 Section 5.3.

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 The front facade is the building face with that provides the main pedestrian entry and encloses communal rooms such as living rooms, dining rooms, and entry lobbies.
3 A Main Building is a building on a lot within which is conducted the principal use permitted on the lot is conducted (NMC §18.02.04(13)).

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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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A )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 (any lot line not abutting a public right of way, including rear lot lines and interior side lot lines). a. Exceptions:
i. If building fFee-simple townhouses4 or attached garages, such structures may be attached at the lot line.

2.1. Parking lots shall be setback from interior lot lines by a minimum five foot (5’) landscaped buffer.

3.1.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. ii. For Adjacencies to R-1 and A-1 Zones. From any interior lot line adjacent to R-1 or A-1 zones,
(a) The setback from the property line to building face shall be a minimum of 30sixty feet (60’).,
(b) The setback area shall beconsisting of landscapeding, and/or accommodate open space, parking, and/or an alley. Where pParking is provided in the setback area shall be subject to Section 3.2.C.2, the following apply: shade trees shall be planted between every four parking spaces; carports and garages are encouraged; and any carports and garages shall be designed consistently with the agrarian character of main buildings (see Chapter 6).
(a) There shall be anA ten10 -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).

The front façade(s) of all new Main Buildings shall take primary pedestrian access from the Public Realm or a Public Realm Extension. Primary pedestrian access shall be provided using one of the Frontage Types regulated in §3.3.

1. Applicable building entry elementsFrontage Types and architectural fFaçade eElements 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.

B )E ) Distance Between Buildings

1. The minimum distance between buildings on the same lot shall be ten feet (10’).

C )F ) Lot Coverage

2. The maximum lot coverage of all structures shall not be more than sixty percent (60%) of the total lot area.
4 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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D )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% ofas wide as 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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E )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
with a parking lot lined on all sides by
sidewalks and trees planted in tree wells in
it. It shall include a minimum of two rows of
trees (in planters in the sidewalk or between
parking spaces (see Section 3.4).
b. A Close: A Close is similar to a Parking Forecourt,
but it has a median down the center with a oneway lane running around it. It functions like a short, dead-end boulevard, and the lane that
turns around the end of thea median at the end.
c. Internal Ccourt: An internal court is lined by
building facades on three (3) sides
(miimumminimum) and is connected to the
pPublic right-of-wayRelam by a shared
connection, such as a pPassage.
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 (see Section 3.2.A.1) 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.HF). 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 have provide Dooryards, Stoops, Porches, Terraces, and/or Lobby Entries. Facade openings (doors and windows) shall comprise at least 35% of the ground floor facadefaçade area.

2. Flex Frontages shall be used where the ground floor accommodateshas a privacy-needing use (such as residential) in the near term, but it is expected—or required by the City per development agreement—to providehave a Retail, Food, and/or Beverage use in the future.

Facade openings (doors and windows) shall comprise at least 60% of the ground floor facadefaçade area.

3. Retail, Food, and Beverage ground floors shall haveprovide Shopfronts. Facade openings (doors and windows) shall comprise at least 75% of the ground floor facadefaçade area. The setback area in front of a Shopfront shall be a paved extension of the sidewalk.

4. Other Commercial ground floors shall haveprovide Shopfronts, Dooryards, Stoops, Terraces, and/or Lobby Entries, depending on the amount of how much privacy or exposure that is appropriate for the use. Facade openings shall comprise at least 35% of the ground floor facadefaçade 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.

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B )C ) Identifiable Entries. The main building
entrance shall be clearly identifiable and distinguished. All entrances shall be emphasized using lighting, landscaping, and architecture.

C )D ) Building Fronts and Backs. Under no
circumstances shall the front of a building front face the rear of another building or facades dominated by service uses and garages.

D )E ) Frontage Landscaping. Any portion of the
front setback not used for the required Ffrontage element Type(s) shall be planted includewith 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 belowto the right) 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.

4.5. Surface parking –—i 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 the Public Realm by landscaping, berms, low walls or fences, or buildings.

2. Below-grade or structured parking shall be screened from the street and is encouraged for new mixed-use development that includes a large apartment residential building.

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. Trees shall be located within parking areas for shade potential. Where space is limited due to property line or wall proximity and walkway location, tree planter cut-outs can be used.

5. Pedestrian crossings within parking areas shall be paved with Eenhanced or textured paving or stripping shall be included where pedestrian crossing occurs in parking areas.

6. Non lLoading zones shall include appropriate striping to deter parking in these areas.

7. Required parking stalls shall be a minimum of 9’ x 20’.

Parking court 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 (where permitted 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. All vehicular entries are to be located 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 and minimize the dominance of garage doors 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 carports and garage door standards.

Figure 3.5.A

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Chapter 4: General Development Standards

4.1 INTENT & PURPOSE
This chapter ese standards are intended to supplements the Municipal Code by providing additional parameters design and development standards to ensure for new multi-family and mixed-use development is compatible with Norco’s agrarian, small town characterthe rural environment and outdoor recreation potential of the community. Such areas are envisioned as being so located and designed as to be complementary to adjacent activities and at the same time provide suitable space for those who prefer and/or need multiple-family living quarters.

Where these standards are silent or conflict with the Municipal Code, the Municipal Code shall prevail.

4.2 BUILDING HEIGHT
A ) Overall Overall Building Height shall be regulated by the number of stories and the height in feet5 as measured from the adjacent sidewalk level to the uppermost parapet or roof ridge (see Figure

4.2.A) as follows. The maximum height of all buildings and other structures shall be 4 stories or 48 feet, whichever is less, with the following exceptions:

1. Within 100 feet of the project site boundary (see §4.2.A.2 if the project site boundary abuts 5 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. 6 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 Less than 24.99
du/acreTo Top of Parapet
25 du/acre or
greaterTo Top of Roof
Ridge
Maximum Height to top of parapetAt least 100
feet from any project site boundary
34 stories / 420 feet 4 stories / 48 feet4
stories / 42 feet
Maximum Height to top of ridge 3 stories / 40 feet 4 stories / 48 feet Within 100 feet of any project site boundary 3 stories / 36 feet 3 stories / 40 feet Within 100 feet of project site boundary 3 stories / 40 feet 3 stories / 40 feet Within 80 feet of R-1 or A-1 Zones 2 ½ stories / 35 feetN/A (pitched roof required)
2 ½ stories / 35 feet6
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

CHAPTER 4 General Development Standards
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an R-1 or A-1 Zone): 3 stories or 40 feet, whichever is less

2. Within 80 feet of R-1 or A-1 Zones: 2 ½ stories or 35 feet, whichever is less. a. A half-story may not exceed 60% of the building footprint area. A half-story is an uppermost story of a building, located within a pitched roof and lit by dormer windows.

3. If the underlying zone is an R-1 or A-1 Zone: 2 ½ stories or 35 feet, whichever is less.

1. Elements exceeding the height limit. Elements exceeding the height limit. The following are the only structures or elements which may exceed the height limit by 5 feet maximum:
chimneys, elevator over-runs, stairwells, solar panels, service shafts, and decorative architectural elements (subject to Director approval) may exceed the height limit by up to 5 feet. Service-only access structures may exceed the maximum height limit by 10 feet and shall be setback 20 feet minimum from the front façade.

4.2.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. structures of rThe 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.

5. ooftop terraces that cover no more than 30% of the building footprint and whose walls are no more than 10 percent solid may exceed the height limit by up to 10 feet.

6. Enclosed roof access that is no more than 20 feet by 20 feet in plan and set back 20 feet minimum from the front facade may exceed the height limit by up to 12 feet.

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Figure 4.2.B – Application of Height Setbacks to Example HDO Sites (see StandardsSection 4.2.A.1 and 2)
Fourth St and Hamner Ave:

Second St and River Rd

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B ) Ground floor height shall be measured from finished floor to ceiling and shall be determined according to the ground floor use as follows:

1. Retail, food, and/or beverage uses and Flex Frontages: 14 feet minimum

2. All other uses: 9 feet minimum
C ) Upper floor height for all floors above the ground floor shall be 8 feet minimum, as measured from finished floor to ceiling of all floors above the ground.

D ) Ground floor level shall be measured vertically from the grade of the immediately adjacent front setbackgrade to the finished ground floor and shall be determined according to ground floor use as follows:

1. Retail, food, and/or beverage uses and Flex Frontages: 0 feet

2. All other ground floor Uses: 0 to 5 feet
E ) Other regulations

1. Balconies, and terraces,/ decks, and roof terraces/decks located more than 25 feet above the ground shall be not be locatedprohibited within 150 feet of adjacent R-1 or A-1 zones.

4.3 OFF-STREET PARKING REQUIREMENTS
A ) General Requirements

1. Location of parking. Up to one third (1/3) of all required parking spaces may be accommodated on streets. The remainder of the required parking spaces shall be accommodated on site per the requirements of Section 3.4.

2. Amenities. Exceptions or reductions may be made at the discretion of the Director, via Development Agreement, in exchange for publicly accessible amenities in addition to those required by Section 2.4.CB )1.a. The exception or reduction shall be determined in proportion to the size and/or value of the amenity provided.

3. Shared parking. Up to twenty percent (20%) of parking spaces required for a non-residential use may be shared by one adjacent non-residential use, provided that comfortable, accessible pedestrian routes connect the parking to the associated uses.

B ) Residential Parking Minimums. The following parking ratios apply.

1. 0-1 bedroom: 1.5 parking spaces per unit

2. 2-3 bedrooms: 2 parking spaces per unit

3. 3 bedrooms: 3 parking spaces per unit

2.4.4+ bedrooms: 3 parking spaces per unit

3.5. Guest parking: 1 space for every 4 unitsnone required C ) Non-Residential Parking Minimums

1. Retail, floor, and/or beverage use: 3 parking spaces per 1,000 gross square feet

2. Office use: 3 parking spaces per 1,000 gross square feet

3. Equestrian amenities: 1.25 trailer spaces per horse stall (minimum 10’ x 40’ with minimum turning radius of 40’)

4. All other non-residential uses: See NMC Chapter 18.38.

D ) Shared Parking

1. Location and Proximity: Shared parking must be located within 300 feet walking distance from the primary entrance of the residential building it serves.

2. Access and Circulation: Shared parking areas must provide clearly marked sidewalks and/or pedestrian pathways connecting residential and commercial/light industrial buildings.

Pedestrian access must be illuminated and ADA-compliant.

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3. Use Hours and Allocation: A shared parking management plan (see Section 4.3.E) shall identify time-of-day usage patterns to ensure that peak parking demand for residential use does not conflict with peak demand for adjacent commercial or light industrial uses.

4. Signage and Wayfinding: Shared parking must include directional signage identifying residential parking areas and visitor spaces, and must be clearly visible from all access points.

5. Security and Lighting: Shared parking areas shall be well-lit between dusk and dawn, with minimum 1.0 foot-candle illumination maintained throughout. Security features, such as cameras or patrols, shall be provided if residential parking is located in areas with limited visibility.

6. Design Compatibility: Shared parking areas must be designed to be visually compatible with adjacent residential uses, including screening, landscaping, and minimized noise impacts from adjacent commercial or light industrial operations.

7. Maintenance Responsibility: A shared parking agreement must establish maintenance responsibilities for paving, striping, lighting, landscaping, and trash removal, ensuring that the facility remains in clean and good repair.

8. Legal Agreement Requirement: A recorded shared parking agreement is required, ensuring ongoing access and use for residential tenants. The agreement shall be binding on all property owners and successors.

E ) Parking Management Plan.

1. Purpose and Applicability. All properties subject to ODS shall be required to prepare and administer a Parking Management Plan (PMP). The PMP shall provide definitive parking regulations for tenants and for property owners which are enforced by the owner and/or project’s property manager. The objective of the PMP is to ensure available parking spaces, garages, and/or parking structures are property utilized by residents, property owners, guests, and/ or the public in an efficient manner at all times to reduce or eliminate parking conflicts.

PMP’s must be customized to fit the particular context of the proposed site and development.

2. Review Authority. The PMP, and any subsequent amendments, shall be reviewed and approved by the Community Development Director and the City of Norco Sherrif’s Office.

3. Required Elements. The PMP shall incorporate at a minimum the following basic elements:
a. Site Plan. All parking areas and spaces within the project shall be depicted on a professionally rendered site plan showing the locations and dimensions of all parking spaces on the subject site. Each space shall be clearly numbered on the plan and accounted for on an accompanying table/matrix that identifies how spaces are allocated (e.g., tenant, guest, disabled, delivery, etc.) and/or assigned to respective units or lease spaces. Spaces shall be marked in the field to accurately correspond to the approved site plan to allow for easy monitoring of parking within the project site. b. Prospective Tenant Notification. As part of the initial rental/lease application and/or purchase process, each potential renter or owner of a unit within the project shall be given written notice by the on-site manager or seller of on-site parking conditions and requirements at the complex. All executed rental/lease agreements or purchase contracts will contain the entire PMP as an exhibit to their rental/lease or purchase contract, including a signed acknowledgment form that records the resident(s) agreement with the terms of the PMP.
c. Parking Decal Program. Establish number and branded windshield decals for every registered car in the project to be issued at the time of resident move-in and voided upon rental/lease termination or sale of unit.
d. Visitor (Guest) Parking. Visitor (Guest) parking policy for short term guest parking passes specifying date, time, duration, and other restrictions.

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e. Enforcement Strategy. Formulate policies to encourage compliance with the PMP by residents and guests, including but not limited to the following:
i. Installation of signs and ground surface markings on the site to identify resident reserved parking stalls and locations of guest parking stalls. Project signs shall be designed to complement the design and appearance of the project buildings. ii. Retention of a licensed and qualified towing company. Signs shall contain appropriate written language identifying that the development is private property, that unauthorized vehicles will be towed at vehicle owner’s expense, and emergency contact information.
iii. Violation Policy – prepare guidelines to handle violations of the provisions contained in the PMP and consequences for repeated violations.

4.4 SIZE OF DWELLINGS
Each dwelling unit shall have a floor area not less than 500 square feet, exclusive of open porches, balconies, and private garages.

4.5 USABLE PRIVATE OPEN SPACE
Minimum private usable open space per unit shall be eighty square feet (80sf) with a minimum depth of six feet (6’).

CHAPTER 5 Building Design
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Chapter 5: Building Design

5.1 INTENT & PURPOSE
The standards of this chapter guide the design of buildings with Residential neighborhoods shall incorporate readily identifiable common design elements such as highly well-articulated and appropriately-scaled facades and building massing that is compatible with the massing and scale of neighboring buildings and reflect Norco’s agrarian small-town character. , distinct entrances, and shared recreational areas or other focal points. The scale, See Chapter 6 for material, color, colors, materials, design details, and architectural style standards. of buildings and furnishings shall reflect the overall theme, subject to this chapter and Chapter 6. The following priorities guide the building design standards:

A ) Contextually Sensitive. New buildings shall consider Tthe architectural scale and height of neighboring projects and the overall character of the community shall be considered.

B ) Defined Hierarchy of Public and Private Spaces. Public and private spaces shall be separated by buildings, enclosures, landscaping, screens, vegetation, paving, grade separation, fencing, or gates and doors. These features shall distinguish a progression from the public to the private realm.

C )B ) Four-Sided Architecture. Architectural design elements, details, and materials shall be consistent throughout the project, recognizing that buildings are 3-dimensional objects and must be well-designed on all sides.

D )C ) Distinguishable Architectural Style. Buildings shall be designed according to the shall be consistent with a defined agrarian architectural style standards of and incorporate design details commonly associated with that style (see Chapter 6 for more on style).

5.2 BUILDING MASS & ARTICULATION
A ) Applicability. All building facades facing the Public Realm.

B ) Intent

1. Create a Varied Streetscape. Carefully crafted streetscapes are composed of wellarticulated building facades. Monotonous streetscapes are avoided by breaking down large projects into distinct buildings or masses.

2. Relate to Public Realm and Neighbors. Buildings are compatible with the massing and scale of neighboring buildings and buildings across the street, especially historic character buildings.

C )B ) Facade Fenestration

1. Openings shall be stacked vertically on the facade.

2. Wall openings shall be at least as tall as they are wide.

3. Upper floor windows shall comprise at least 25% of the facade area.

4. Ground floor openings vary by Frontage Type (see Section 3.3.A).

D )C ) Building Façade Length: Building façades fronting Streets and Open Spaces shall not exceed have a maximum length of 80 feetin length. The following additional requirements and exceptions apply:

1. Buildings compositions larger longer than 80 feet shall beare permitted, if the following requirements are met: provided a

2. a. No single street/open space-fronting façade is longer than 80 feet—referred to as a “Major Massing Elements” (see Figure 5.2.A);

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3.1. b. Where multiple Major Massing Elements are combined in a single building or project, all Major Massing Elements shall be conspicuously differentiated as discrete masses by a Gap (such as a court or passage) measuring between masses that is a minimum of 15 feet wide by 20 feet deep in plan and, extending from the ground to top of the façade is introduced between 80 ft. wide (maximum) building masses (see Figure 5.2.A).

4. Figure 5.2.A – Building Façade Length
A: Length of Building Mass = 80 feet
maxMajor Massing Element

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5.2.A row of Townhouses (of 2 ½ stories or less) may be up to 4 units, and 100 feet in façade length.

6.3. Within 80 feet of a single-family residential zone (including R-1 and A-1 Zones), Building Façade Length along a street or open space shall be limited to 65 feet max (compositions larger than 65 feet, including townhouses, are not permitted).

7.4.All building facades shall be further articulated into minor façade increments of 25-40 feetfoot wide increments according to (see Figure 5.2.B), using one of the following articulation techniques (see Figures 5.2.B and 5.2.C):
a. Vertical Articulation: change in the number of stories or a substantial differentiation in roof or parapet/cornice height of at least 3 feet;
b. Organization of fenestration patterns: ground floor shopfronts, lobbies, units or other entries (whether residential or commercial) with groupings of windows aligned and stacked above;
c. Architectural projections: application of architectural elements (i.e. articulated pilasters, balconies, ornamental balconettes, awnings, etc.) onto the building façade; d. Architectural recessions: application of recessed architectural elements (i.e. recessed balcony or loggia, covered passage, recessed shopfront, etc.) into the building façade; e. Substantial change in materials and/or architectural composition; Figure 5.2.B – Minor Façade Increments
Differentiating using changes in fenestration
patterns, architectural projections, and recessions

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D ) Building Variety. ProjectsDevelopments on sites that are larger than 4 acres in area size shall vary individual buildings as follows:

1. pProvide multiple distinguishable building types. Building types include: detached single family, townhouses (attached single family), multiplexes (multifamily with up to 12 units), walkup buildings (larger multifamily buildings with corridors and multiple stairs), podium buildings (with structured parking in the base), wrap buildings (with structured parking wrapped by building), and mixed-use buildings with retail ground floors.

8.2.Additionally, all adjacent buildings on such sites (regardless of type) shall be dDifferentiated all adjacent building (regardless of type) by employing using a minimum of two (2) of the following strategies shown in Figure 5.2.C:
a. Vary the building's Frontage Type (see Section 3.3) entry element, design, and/or detailing. b. Vary the façade color and/or material.
c. Vary the types/configurations of windows or other fFaçade eElements (see Section 5.3). d. Differentiate roof forms.
e. Use a variety of Major Massing Elementfacade articulation strategies (see Section 5.2.C.4) rather than repeating the same strategy across the neighborhood. f. Accentuate corner buildings—using prominent towers, cornice features, roof shapes and roof line variation—and/or provide corner plazas.
g. Vary the lengths (the number of units) of rows of Townhouses. h. Vary the height of the visual base of the building.

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Figure 5.2.C – Example Building Variety Strategies

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5.3 FAÇADE ELEMENTS
Facade Elements serve both a functional and aesthetic purpose by providing additional space (both outdoor and indoor) and contributing to the building’s façade articulateion buildings, serving an aesthetic and functional purpose for both the building and the adjacent Public Realm. They are subject to the standards and accompanying figures of this section.

A ) Bay Windows and Balconies

1. Bay Windows and Balconies are allowed and encouraged on front and side facades lining the Public Realm. They may encroach into the front and side setbacks along the Public Realm.

2. Bay Windows and Balconies are allowed on other facades, provided that they do not encroach into interior setbacks, encroach into rear setbacks (unless an alley is present, in which case they may encroach up to 3 feet into the rear setback), or provide views into an adjacent private on-site open space.

B ) Awnings/Canopies

1. Awnings/Canopies are allowed and encouraged over ground-floor non-residential openings, such as Shopfronts and Lobby Entries. They may encroach into the front and side setbacks along the Public Realm.

2. Awnings/Canopies are allowed on other openings and on upper floors, provided that they do not encroach into interior setbacks or encroach intoorrear setbacks (unless an alley is present, in which case they may encroach up to 3 feet into the rear setback).

3. On buildings with ground floor Retail, Food, and/or Beverage Use(s), the Director may permit an Awning/Canopy to extend over the sidewalk on new interior streets through a development agreement which establishes easements to protect the minimum pedestrian clear width and function of any utilities.

C ) Galleries and Arcades

1. Galleries and Arcades are allowed in front of ground floors with retail, food, and/or beverage uses and in front of Flex Frontages. They may encroach into the front and side setbacks along the Public Realm.

2. Galleries and Arcades are not allowed to encroach into interior setbacks or rear setbacks.

3. On buildings with ground floor Retail, Food, and/or Beverage Use(s), the Director may permit publicly accessible Galleries and Arcades to extend over the sidewalk on new interior streets through a development agreement which establishes easements to protect the minimum pedestrian clear width and function of any utilities.

4. Any Arcade extending over the sidewalk shall be no more than 2 stories tall, including the ground floor.

Gallery extending over the sidewalk,
per Standard 5.3.C.3

CHAPTER 5 Building Design

CHAPTER 5 Building Design

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5.4 ROOF & WINDOW FORMS
A ) All roof designs shall:

1. Be designed in compliance with The California Energy Code (Title 24) requirements are to be considered in roof design, along with meeting the following standards:

2. Maximize Solar Exposure. New homes are required to have solar Design rRoofs shall be designed for maximum solar exposure to accommodate for the potential installation of solar features. devices and other emerging energy systems that are hidden from the view of the street and/or are fully integrated into the overall form of new buildings from the earliest stages of design, even if such devices or systems are not installed at initial project build-out.

3. Roof Mounted Equipment. Roof lines and roof forms shall be designed to screen roof mounted mechanical equipment. All screening shall be constructed consistent with the materials of the building and not simply “box-in” the equipment.

5.5 MATERIALS & COLORS
A ) Building materials and colors shall reflect the architectural style of the development, and a cohesive palette shall be established and carried throughout the project.

1. Avoid Unbroken Wall Planes. Where appropriate to the architectural style, materials and textures shall vary between the base and body of a building to break up large wall planes and add visual base to the building.

2. Wrap Corners. Materials applied to any elevation shall turn the corner of the building, ending at a logical termination point related to the roof line or building massing, or a minimum of two feet.

5.65 GARAGES & CARPORTS
A ) Garages are to be articulated to the same degree as other portions of the building, and shall adhere to the following standards:

1. Garage doors shall be designed consistent with the overall style of the building. Material, pattern, and color to be coordinated with architectural style.

2. Where visible by the public or by other residents, garage entrances shall be recessed and/or accompanied by projecting elements like porches, bay windows, trellises, architectural ornament, and/or landscaping.

3. All two-car garages shall have a minimum free and clear interior dimension of 20 feet x 20 feet, while one-car garages shall have a minimum dimension of 10 feet x 20 feet.

4. Carports, detached garages, and other ancillary structures shall be designed as an integral part of the development, and shall be constructed of complimentary material and colors.

5. Carports should be compatible with the finish colors and materials of the primary building.

Carports should be engineered to be solar ready.

6. See Section 3.5 for additional standards associated with vehicular access and garage doors adjacent to the Public Realm.

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2-Car Garage
20’ x 20’
(interior dimensions)
1-Car Garage
10’ x 20’
(interior dimensions)
Well-articulated carports and garages

CHAPTER 6 Architectural Standards
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Chapter 6: Architectural Standards

6.1 INTENT & PURPOSE
Norco is a premier animal-keeping, equestrian-oriented community that values and promotes a rural atmosphere and an agricultural lifestyle. Norco’s architecture character is influenced by its agrarian heritage and therefore emphasizes a connection with the land and rural lifestyle. Specifically, this agrarian architecture character features simple designs that are inspired by traditional agricultural structures, often incorporating elements of simple, traditional farmhouses, barns, stables, and agricultural buildings, sometimes complemented by covered porches and courtyards that integrate and connect interior spaces with the surrounding landscape. The overall character has rustic charm and emphasizes a mix of natural materials such as wood, stone, brick, and metal, with a focus on functionality, practicality, authenticity, and durability.

Today, Norco’s agrarian architecture character complements its all-American ambiance and quaint, small-town character and charm. It includes a complementary blend of traditional agrarian features, along with decorative accents that are rustic and understated—not exaggerated or theme-park-like.

Qualities that reflect this style include gable roofs, barn-shaped facades, overhanging eaves, open front porches, exposed beams, knee braces, and a blend of natural materials and woodwork-focused design. This chapter describes an agrarian style which speaks to the heritage of Norco as well as aspirations for the future built environment of the city.

6.2 BUILDING SHAPE
A ) Traditional Shape. Main building masses shall be square or rectilinear in plan, or made upcomposed of multiple adjoining squares or rectangles. Circular and polygonal shapes in plan may be used to emphasize particular features, such as a tower. Overlapping plan shapes that, creatinge complex massing geometries are prohibited.

6.3 ROOF DESIGN
A ) Straightforward Sloped Roofs.

1. Principal roof forms shall be gable, gambrel, hip or shed. a. Flat roofs are permitted where screened by a decorative parapet.

2. Roofs shall have straightforward geometries, corresponding to the building’s traditional building shape (per Section 6.2), and avoid unnecessary complexity (see example below).

3. There shall be no more than two street-facing gables—apart from any porches or dormers— per 60 feet of building facade.

Simple building geometries and sloped roofs: Excessively complex building and roof forms not allowed:

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B ) Parapets and Eaves. The top of the facade shall utilize one of the following:

1. Roof eave, subject to the following.:
a. Eaves are recommended toshall extend at least twelve inches (12”) and be supported by brackets or rafters.
b. Exposed rafter tails shall have a minimum thickness of two inches (2”) where a fascia board is used, and four inches (4”) where no fascia is used or where exposed on the underside of a porch or covered walk.

2. Parapet capped by a molding, subject to the following.:
a. Parapets shall completely screen roofs and all roof mounted equipment from the view fromof the adjacent right-of-way.
b. Parapets shall not be more than five feet (5’) above the main roofline and shall respect overall height limits per Section 4.2.
c. Parapets shall wrap all sides of a façade visible from the ground—avoiding the appearance of a 2-dimensional parapet applied only to the facade.
d. Parapets shall match the main building in material, color, and finish. e. Parapets shall be capped by ornamental wood trim or a molding. Foam trim and moldings are prohibited.
f. Parapets shall avoid complex shapes and shall not have more than 4 height changes per 50 feet.

Rafter tails and brackets supporting sloped
roofs with overhangs:

Straightforward Metal Roof, Dormers, Wooden
Columns and Rafters are well utilized on this
building, although front parking lots shall not be
used for sites to which these ODS apply.

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Agrarian-Style Shop featuring a gallery with wooden columns and knee bracing, a decorative parapet with simple molding, and parking located to the side and rear of the building (rather than in front). This parapet has the maximum amount of height changes; a simpler profile than this should be used in most cases.

Parapet on a building with straightforward building form. A central gable is used to break up the façade, and the roof parapet shape is not excessively complex. While this image is used to display a straightforward parapet and roof design, the shopping center development pattern and barn red color shall not be used for sites to which these ODS apply.

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6.4 TRADITIONAL EXPRESSION OF STRUCTURE
A ) Building Structure. To express the load-bearing structural characteristics of traditional buildings, the following standards shall apply:

1. Vertical Structure. The vertical structural elements of a building—comprised ofing piers, columns, or portions of solid wall which flank each bay of the facade—shall be
configured so as to visually carrydistribute the apparent weight of upper floors down to the ground in a coherent manner (see precedentFigure 6.4.A). If any vVertical
structural elements is expressed but that does not
extend to directly to the ground , it shall be “supported” by beams, lintels, arches, or other façade elements
structure beneath it, with a visual system of weight that that appear to visually transference from the upper floor weight down supported element to the ground.

2. Horizontal Structure. Horizontal structural elements— such as beams and lintels—shall be sized to appropriately support the visual weight of the building mass and
elements above them with respect to the distance they
span.

B ) Architectural Elements. To ensure that architectural elements appear to be properly supported, the following standards apply:

1. Projections. Architectural elements projecting from the building’s facade—such as balconies, bay windows, and
deep roof eaves—shall be visually supported with
brackets, corbels, cantilevered beams, or structure that visually transfers their weight to the structural vertical and horizontal elements of the facade.
a. Wood posts shall be used for porches and galleries
and shall be a minimum of 5.5 by 5.5 inches;
b. Knee bracing7 shall be used for balconies, galleries, and overhangs.

2. Heavy Elements. Heavy architectural elements—such as those made of masonry, projecting bays or rooms etc.—
shall appear to be supported by brackets, posts, or beams, rather than appearing to floating or to be affixed onto a “weaker”-appearing material that seems incapable of supporting the architectural element.

3. Non-Supportive Elements. Elements which are intended to be accents to the facade—i.e. such as spandrel panels between windows—shall not project from the facade. Rather, they shall be inset as architectural relief, with the facade material holding it in place visible around it. There shall be no floating elements or details which appear artificially pasted on.

A ) Materials and Color. To ensure that materials and color reinforce the visual structural logic of a facade, the following standards shall apply:
7 A diagonal structural member that connects a beam to a column or post, typically at the connection point where the beam and column meet
Figure 6.4.A: Expressing Structure
Weight is visually transferred to the ground.

Example of a porch with
knee bracing
Beam distributes upper
floor weight to ground

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1. Materials heavier in apparent weight (such as brick) shall be used below materials that are lighter in apparent weight (such as wood siding).

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Colors also suggest visual weight. Colors should complement, and in no way undermine, the visual structural logic of a facade.

6.5 DOORS & WINDOWS
A ) Vertical Proportions. All openings on the facade—whether windows or doors—shall be at least as tall as they are wide. Doors and/or windows may be grouped to create a wider area of fenestration, but the vertical proportion of each individual window/door shall visually prevail.

B ) Doors

1. Building entries shall be accented architecturally by Frontage Types (see Section 3.3.A), through color, framing, and/or roof variations.

2. Fenestration on residential doors shall be divided into individual panes no more than 18 inches in width or height. Individual panes shall be at least as tall as they are wide.

3. Doors and their trim shall be constructed of wood or have the appearance of wood construction.

C ) Windows

1. Residential windows shall have individual panes no more than 18 inches in width or 24 inches in height. Individual panes shall be at least as tall as they are wide.

2. Window frames shall be wood, fiberglass, fiberglass-clad wood, or aluminum-clad wood or wood finish; metal, vinyl, and vinyl-clad windows may be utilized only if they resemble are made to have the appearance and proportions of divided wood windows.

3. Glazing shall consist of transparent glass, lightly tinted glass, lightly reflective solar glass with a reflective factor of 30 percent or less, or stained or etched glass.; hHighly reflective glass, dark tinted glass, and colored glass are prohibited.

4. Awnings on upper floors shall not use canvas or temporary materials (see Section 5.3 for more on awnings).

5. Where shutters are used, they shall be sized to match the corresponding opening. Where shutters are not used across an entire facade, they shall be placed following a coherent bay or floor organization (not randomly).

6. Windows shall be recessed at least two inches (2”) from wood facades and four inches (4”) from masonry or stucco facades.

Vertically-Proportioned Windows
divided into smaller panes:

Wood Door
accented architecturally with a porch
and flanking lights:

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6.6 MATERIALS
A) New Bbuildings shall employ a harmonious materials and colors palette shall reflectthat is consistent with the overall development’s architectural style of the development, and a cohesive palette shall be established and is carried throughout the project.

A ) Permitted Materials

1. Exterior Wall Materials. Uniform materials,that reflecting a consistent style, shall be reflected used on all exterior elevations. Exterior building walls shall be clad in wood siding, masonry, or non-reflective corrugated metal, subject to the following exceptions:
a. Plaster and/or stucco is permitted on non-street-facing walls but shall not exceed 60% of the building’s exterior surfaces.
b. Materials that simulate the appearance of wood, such as concrete or cement fiber, are permitted, when a sample is provided to the Director and is approved in writing by the Director, based upon the findings:
i. That the material faithfully simulates the appearance of the natural material it imitates; ii. That the material has a demonstrated ability to weather gracefully, aging similarly to or better than the natural material it imitates.

2. Exterior Wall Material Configuration
a. Horizontal siding shall be a minimum of 8 inches in width, and shall be one of the following types: horizontal “v” joint, channel joint ship lap with a minimum 3/8 inch channel, or beveled.
b. Vertical board and batt siding shall have a minimum 12 inch spacing between 1x2-inch bats; rough-sawn sheets may be utilized.
c. Wall materials shall wrap outside corners and may only change at inside corners. Masonry cladding shall wrap the corner coherently and in such a way that shows the depth of a typical brick or stone.
c. d. Lighter materials—such as wood siding—shall be placed above more substantial materials—such as masonry.
d. Avoid Unbroken Wall Planes. Where appropriate to the architectural style, materials and textures shall vary between the base and body of a building to break up large wall planes and add visual weight to the base toof the building.

Brick veneer
wrapping the
corner
AVOID: Stone
veneer does not
wrap corner

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3. Accent Materials
a. River rock, flag stone, wrought iron, tile, and brick may be used for architectural accent material but may not exceed 25 percent of the total building façade area. b. Balconies and porches shall have wood railings.

4. Roof Materials. Roofs shall be constructed of standing seam metal (non-reflective), or concrete or asphalttiles that simulate wood shingle, or . Spanish tiles roofing may also be used. a. Standing seam metal roofs shall have concealed fasteners and shall be 24–26 gauge with Kynar 500 finish.
b.a. B) Desired Materials

5. Rough Sawn Lumber. Exterior siding, rafter tails, beams, posts, trim and decking may be constructed of rough sawn lumberheavy timber.

6. Wood Planking. The underside of eaves, porches, and boardwalks may be wood planking.

7. Paving Materials. Exterior paving materials for courtyards, patios, and other outdoor gathering areas may utilize brick, interlocking concrete pavers, quarry tile, fired “Mexican” pavers and stone.

7.8.Fire Resistant Materials. All new construction shall comply with applicable requirements of the most current California Building and Fire Codes including the Wildland Urban Interface (WUI), where applicable.

B ) Prohibited Materials

1. Highly finished wood shall be restricted to ornament and areas subject to human contact such as railings.

2. Reflective materials, such as shiny metal, mirrored glass, and chrome, shall only be used in small accent areas, such as to highlight signage. They shall not cause a glare nuisance to automobile traffic, pedestrians, and neighboring buildings.

3. Porcelain, plastic, and other manufactured materials are prohibited, except in fixtures, end caps on railings, and other similar locations.

4. Exposed metal columns are prohibited.
a. Exception: Metal columns are permitted for Galleries or trellises in front of commercial ground floors, provided they are designed in a manner consistent with the overall building and have a minimum width/diameter of 5 inches.

5. Prefabricated exterior metal stairs are prohibited.

6. Asphalt shall not be permitted for courtyards and patios.

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6.7 COLORS
A ) Permitted Colors

1. Primary building colors shall be earth
tones of hues such as brown, beige,
and gray. Other muted colors are also
permitted as seen in the image to the
right; such colors shall not exceed
25% saturation, as measured by the
HSB (Hue, Saturation, Brightness)
color model.
a. “Barn red” may be used but shall
be limited to accent trim and/or
commons facilities such as
clubhouses and pool houses,
tower elements, or actual barns.

2. Accent colors shall also be in earthen hues, but they may include colors such as forest or sage green, barn red, white, black and other colors which complement natural wood and do not detract from the agrarian appearance of the buildings. Darker and lighter shades of the same color used on the building walls may be used to enhance building ornamentation and trim.

3. Exposed gutters, downspouts, flashing, sheet metal, vent stacks and pipes shall be painted to match adjacent roofs or walls to minimize their visibility. a. Exception: Copper, zinc, stainless steel, or titanium may be unpainted.

4. Stains or paints which provide the appearance of weathered wood are permitted.

B ) Prohibited Colors

1. Except for small areas of ornamentation and trim, bright primary colors, or pinks, oranges and lavenders shall not be used.

2. The use of more than two accent colors is prohibited.

3. Fluorescent colors are prohibited.

Muted tones that complement natural wood:

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6.8 PRECEDENT GALLERY
Historic and contemporary agrarian style
with natural materials, functional, building form, wooden trellis and roof overhang supported by brackets Wooden siding and roofs with parapets or Agrarian, barn-inspired architecture overhangs and rafters
Agrarian Style with natural materials and
vegetable garden

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Multifamily buildings with siding, vertically-proportioned windows, distinct massings, and pitched roofs.

Multifamily homes around a Public Realm
Extension (see Section 3.2.FH)
Two-Story Gallery over the sidewalk with
knee bracing and muted colors

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Contemporary Agrarian style outdoor activity area

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Chapter 7: Landscape, Lighting & Other Site Elements Design

7.1 INTENT & PURPOSE
The following standards in this chapter are intended to inform the design and location of various site design elements for the purpose of placemaking and the overall health, safety, and general welfare of the immediate occupants of each building in particular, and for the neighborhood in general.

The following community-wide standards are consistent with the City of Norco General Plan and are elements used to integral to conveying an overall project’s identity. Building and site layouts shall conform to City standards regarding minimum setbacks, minimum open space requirements, maximum height requirements, and other city standards, as defined by the Municipal Code and Chapter 23 of these objective design standards.

A ) Design Consistency. Provide visual identification as part of the City of Norco through complimentary landscaping, materials, and building forms.

B ) Preserve Natural Site Features. Maintain and incorporate the city’s natural amenities – , including its hillsides, indigenous vegetation, and rock outcroppings, – within proposed projects.

C ) Clearly Define Public and Private Realm. Provide visual cues through planting, site planning, signage, fencing, pavement, and scale that clearly distinguish the public areas from private and semi-private areas.

D ) Pedestrian-Serving. Design for the pedestrian by including elements such as walkways which minimize crossings, lighting, street furniture, and trash receptacles to activate the public and semi-private areas and promote walkability.

7.2 SERVICE AREAS & UTILITIES
Service areas shall be designed to minimize potential negative visual impacts of public and private facilities and support structures through sensitive site design and construction. The following standards apply to all new development, or whenever below-mentioned features are introduced to an existing development.

A ) Visual Buffers. Incorporate visual buffers, including landscaping, equipment and storage area screening, and roof treatments, on properties abutting residentially designated property.

B ) Trash and Recycling Bins. Where individual trash bins and pick-up are proposed, the development shall be designed to City standards and shall ensure access and fire lanes meet minimum requirements and dimensions. Consult with local waste collector to ensure containers are large enough to handle the refuse generated by the site.

C ) Mailbox Design and Installation. Cluster mailbox enclosures shall be designed to be similar or complementary in form, material, and color to the surrounding residential buildings. Each mailbox installation shall conform to current United States Postal Service standards.

D ) Service Entrances and Waste Disposal. Service entrances, waste disposal areas, and other similar service areas shall be located adjacent to the alley and take their access from it. On lots with no alley, these areas shall be located as far away from – and screened from views from – the public right of way as practical standards.

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E ) Mechanical & Electrical Equipment

1. All mechanical and electrical equipment – including, but not limited to, air-conditioning units, antennas, garage door motors – whether roof-mounted, ground mounted or otherwise, shall be screened from public view of street and open spaces as measured from a height of six feet (6’) above the the high point of the adjacent public right-of-way.or located so as not to be visible from streets or open spaces. Such equipment and related screening shall be designed with materials and colors that conform to and are an integral part of the design of the building.

2. Noise- and odor-generating equipment and containers shall be located in areas that will not create a nuisance to adjacent properties and at least 10’ away from any public right away. Such bins should be covered when possible.

F ) Utility Access Equipment. Utility access and equipment such as back-flow preventers, transformer boxes, gas and electric meters, and other utilities shall be placed within or adjacent to alleys and be accessed from the alley, subject to the requirements and approval of the associated utility company. On lots with no alley, meters and similar equipment shall be located in underground vaults or in utility rooms/closets within buildings, were possible. If such locations are infeasible, these services shall be located in inconspicuous locations along the sides of buildings and shall be thoroughly screened from public view.

G ) Telecommunications Devices. Telecommunication devices (such as satellite dishes or other equipment) shall be screened from the view of public view or located so as not to be visible from streets and public and common open spaces. Applicants shall work with satellite providers to locate satellite dishes out of view on building roofs and/or on rear yard or side yard facing façades if adequate signal strength and quality can be achieved. In multifamily and multi-tenant buildings, conduits shall should be provided from such a locations to each unit.

H ) Wet Utilities. Wet utilities shall be located in the street, but shall be allowed tomay be located in the alley to address topographical, efficiency or other engineering reasons. If “wet” and “dry” utilities are co-located in the alley, proper trench separation and utility access shall be ensured. On lots with no alley, all “wet” utilities shall be located in the street or public right-of-way. Utility meters and entrances shall also be provided below grade in the street or sidewalk with and access covers shall be flush with the surrounding grade.

7.3 WALLS, FENCES & STRUCTURES
A ) Applicability. The following standards are applyicable to all on-site walls, fences, and structures.

B ) General to Frontages

1. Fences, walls, and hedges and wall posts within the front setback shall be limited to 3 feet (3’) in height, as shown in Figure 7.3.A.

2. StreetscreensStreet-facing fences enclosing the interior side yard between buildings may be up to 6 feet (6’) in height, may close gaps in the streetwall shall be located a minimum of two feet (2’) behind the street-facing building facade, but may not be any closer to the street than the building facade and may not exceed a length of 20 feet(20’), as shown in Figure 7.3.A.

3. Fences and walls Oon corner lots along the side street, side fences and walls shall be allowed to reach that enclosencloses the private rear yard may be up to 6 feet (6’) in height to enclose the private rear yard from the side street, butand shall be set back a minimum of fifteen feet (15’) at least as far back as the behind the building face of the primary building, as shown in Figure 7.3.A. Fences along the remaining side street frontage may be up to 3 feet (3’) high.

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Figure 7.3.A
C ) A-1 and R-1 Sensitivity Walls

1. When a non-single-family lot abuts an R-1 or A-1 lot anywhere but the front yard of said R-1/A1 lot, a ten foot (10’) tall masonry wall is required between the two properties.

D ) Retaining Walls

1. Retaining walls located within twenty-five feet (25’) fromof the front property line shall not exceed have more thanfour feet (4’) in height feet of difference between the grade on either side. Fences up to 3 feet in height shall be allowed tomay be erected above retaining walls provided that:
a. Any portion of fence or wall more than 3 feet (3’) above the adjacent sidewalk is at least 50 percent open (picket).
b. At no point does the fence intrude into the line of visibility between the landing of the entrance(s) of the primary building(s) and the sidewalk. This shall be measured from point that are 5 feet above said landing(s) and 5 feet above the sidewalk.

2. A maximum of three (3) successive walls are permitted, provided that they are located at least five feet (5’) apart and have a slope between walls not to exceed 2:1 horizontal to vertical steepness and that they do not exceed a combined height of twelve feet (12’).

E ) Fence and Wall Location. Fences and walls (including retaining walls) shall be set back at least 18 inches from the sidewalk.

F ) Entrance Arbors. Entrance arbors, when provided, shall be limited to a maximum of 9 feet in height and 5 feet in width.

G ) Materials.

1. Fences may be made of wood, wrought iron, and split rail. Wrought iron fences shall have iron posts and/or brick or stone piers. Vinyl and chain link fences are prohibited.

2. Walls may be made of stone, concrete, or concrete block. Walls and retaining walls exposed to

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public view shall be made of or clad in brick, stone, or stucco compatible with the design of the Main Building.

3. Other fence material(s) may be substituted, subject to Planning Director approval.

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7.4 ENTRANCE MONUMENTS
Entrance Monuments play a key role in the establishment of placemaking and the creation of community identity. Community monuments They integrate the site with the surroundings and provide an entry and exit experience that creates an aesthetic and functional transition with adjacent areas. The following standards pertain to both monuments.

Applicability. The following standards are applicable to entrances and exists at residential neighborhoods or commercial districts of significant relevance.

A. Identity & Placemaking. Community and neighborhood entry statements Monuments – together with street signs, street trees, landscaping, and lighting – shall be provided that createconvey a distinctive image that strengthens. Tthe identity of new projects shall be strengthened with entry monuments, street signs, and/or special street trees, landscaping, and lighting.

B. Location. Monuments shall be placed in setbacks, landscaped entries, or open spaces at principal entries.

C. Sight Distances. The design and placement of monuments shall maintain required sight line distances.

D. Landscaping. Landscaping shall be provided is required at the base of all monument signs and shall be no less in area than the square footage of the sign area. The bBushes and plants used shouldshall be low and not obstructcover the monument.

E. Theme. Monuments shall reflect tThe architectural themes of the primary structures shall be reflected in neighborhood identification monuments.

F. Materials. Entrancey monuments shall be constructed of stone, brick, stucco, beams, planks, or similar materials.

Entrance Monument Examples Example in Plan View

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7.5 LIGHTING
Lighting is an important consideration for multifamily homes to encourage nighttime activity and ensure safety. However, excess light can have negative environmental impacts. The following standards apply to lighting requirements:

A. Lighting abutting the public realm. On-site lighting shall:

1. Not exceed fifteen (15’) in height

2. Be shielded and directed downward

3. Shall nNot exceed a temperature of 3000 kelvin

4. Adhere to architectural style
B. Entrance Lighting. Building entrances and street numbers shall be well-lit and illuminated to be visible from the street.

C. Walkway Lighting. Walkways and paseos and parking lots and access shall be illuminated with a minimum of one (1) footcandle to ensure safe nighttime conditions.

D. Security Lighting. Security lighting fixtures shall not project above the fascia or roof of the building. Security lighting fixtures shall not be substituted for parking lot or walkway lighting fixtures.

E. Energy Efficiency. Incorporate tTimers and/or sensors shall be incorporated to avoid unnecessary lighting and reduceavoid unnecessary energy use.

F. Architectural Compatibility. Lighting Ffixtures shouldshall complement and be compatible with the building’s design and architectural style.

G. Appropriately Sized. Fixtures shall be in scale with the building facade.

Outdoor lighting examples:

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7.6 LANDSCAPING
A. General to All.

1. Landscape within the perimeter setback area shall be sized at the time of installation as follows:
a. Minimum 36” box for all trees
b. Minimum 5 gallon for all shrubs or ground level vegetation c. Palms trees and oleanders shall not be used within the confines of the project.

2. Paths. Where front yards are landscaped, individual paths to the sidewalk shall be provided for each entrance.

3. Green screens. Landscape shall be used to soften walls and fences and provide green screens, where appropriate, between residential and nonresidentialnon-residential buildings.

4. Climate mitigation. Trees, shrubs, hedges, and deciduous vines are encouraged to be used to minimize solar heat gain during the summer and maximize heat gain during the winter.

B. Species. All landscaping on the site shall consist of species identified by the County of Riverside’s Guide to California Friendly Landscaping, available online, or other similar list as selected by the Community Development Director, and shall be in accordance to Chapter 18.55 -“Water Efficient Landscaping” of the Norco Municipal Code.

C. Materials.

1. Paving materials should shall be decorative and complementary to the main building design.

2. Where hardscape is used, permeability shall be incorporated into the design.

3. Stair treads. Exterior stair risers and treads shall be constructed of durable and permanent materials and in a manner that is consistent with the design of the rest of the building.

7.7 STORMWATER
A ) General to All.

1. Ground water recharging and stormwater runoff limits should be facilitated throughout new building sites (while respecting any relevant Water Quality Management Plan requirements).

See NACTO’s Urban Street Stormwater Guide and the Light Imprint Handbook, by Thomas E.

Low; Possible strategies include:
a. Rain gardens and vegetated bioswales that convey and infiltrate rainwater. b. Pervious pavement, decomposed granite, and gravel thatthat allows stormwater to infiltrate directly into the ground below.

2. Stormwater management shall be provided through a system that is integral to streetscapesas (swales within medians or parkways (continuous planters between curb and sidewalk), center medians and/or parks open space(s) within the development. These areas shall double as visual features and be accessible to the public.

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Stormwater management examples:

A park that doubles as a stormwater detention basin.

A parking lot paved in decomposed granite.

CHAPTER 8 Administration
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Chapter 8: Administration

8.1 INTENT & PURPOSE
This chapter provides methodology for the implementation of the Objective Design Standards. The responsibilities of the City of Norco Community Development Department Staff shall include administering, interpreting, and enforcing all requirements and standards of this document.

Interpretation and Severability
Unless otherwise provided herein, any ambiguity concerning the content or application of the Objective Design Standards shall be resolved by the City of Norco Community Development Director (Director) or their designee in a manner consistent with the goals, policies, purpose, and intent established in this document. If any portion of these standards is declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining parts of the remaining portions thereof. Should there occur any interpretive conflict between this document and the City of Norco Municipal Code, the more restrictive standard shall take precedence.

Other Reference Documents
The standards and development parameters unique to multifamily development are provided within this document and as such this document is the first source of direction regarding proposals, but it is not the only source. This section outlines the other documents pertaining to multifamily housing design, including the City of Norco General Plan, Norco Municipal Code, and other related City documents. The City of Norco Community Development Department will actively seek to clarify and maintain internal consistency between this document and other existing documents, including the following:

City of Norco General Plan
A General Plan is a statement of the community’s land use values and is the underlying basis for its vision and direction. The City of Norco General Plan serves as a long-term policy guide for the physical, economic, and environmental growth.

City of Norco Municipal Code
The City of Norco Municipal Code (Title 18) establishes districts throughout the City with permitted land uses and development standards. These development standards create the framework for the physical form of the community (building setbacks, heights, etc.). Where the Objective Design Standards are silent, the Development Code will apply as appropriate.

CITY COUNCIL RESOLUTION 2025-72

A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF NORCO

APPROVING AN AMENDMENT THE PREVIOUSLY ADOPTED

OBJECTIVE DEVELOPMENT STANDARDS (ODS), TO REFINE THE

CITY-WIDE ODS FOR MIXED-USE AND MULTIFAMILY

DEVELOPMENT PROJECTS TO ENSURE DEVELOPMENT IS
COMPATIBLE WITH THE CITY OF NORCO’S COMMUNITY
CHARACTER.

WHEREAS, the CITY OF NORCO adopted Resolution No. 2022-18 to establish Objective Development Standards (ODS) applicable in the City of Norco, for compliance with state law (SB 35 and the 2021-2029 Housing Element) for those projects that require ministerial approval and to establish development guidelines/standards for the HDO zone; and WHEREAS, the CITY OF NORCO initiated a proposal to amend the previously adopted ODS, to refine the ODS for mixed-use and multifamily development projects to ensure development is compatible with the City of Norco’s Community character ; and WHEREAS, the subject amendment to the ODS was duly submitted to said City’s Planning Commission for decision at a public hearing for which proper notice was given; and WHEREAS, the amendment to the ODS was scheduled for public hearing on June 11, 2025 on or about 7 p.m. in the Council Chambers at 2820 Clark Avenue, Norco, California, but no action was taken and said item was continued off-calendar to allow for a joint workshop between the Planning Commission and City Council; and
WHEREAS, the subject amendment to the ODS was scheduled for a joint workshop on July 9, 2025 and then subsequently submitted to said City’s Planning Commission for decision at a public hearing for which proper notice was given; and WHEREAS, the subject amendment to the ODS was scheduled for public hearing on July 9, 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 amendment to the ODS and recommended approval to the City Council; and
WHEREAS, the subject amendment to the ODS was scheduled for public hearing before the City Council 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 amendment to the ODS; and

WHEREAS, the City of Norco acting as the Lead Agency has determined in accordance with California Environmental Quality Act (CEQA) and the City of Norco Environmental Guidelines that the proposed amendment to the ODS from environmental review.

NOW, THEREFORE, the Planning Commission of the City of Norco does hereby recommend the following FINDINGS AND DETERMINATIONS:

I. FINDINGS:

A. The proposed amendment to the ODS will not be inconsistent with, or contrary to, the General Plan or the Zoning Code since the amendment to the ODS further clarifies its requirements and therefore remains consistent with legislation required by the State and as part of the City of Norco 2021-2029 Housing Element update.

B. The proposed amendment to the ODS will not create conditions materially detrimental to the public health, safety and general welfare.

C. City of Norco acting as the Lead Agency has determined that in accordance with the 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.

II. DETERMINATION:

NOW THEREFORE, the City Council for the City of Norco assembled November 19, 2025 does hereby approve the amendment to the ODS thereby replacing the existing ODS document in its entirety with the updated/amended ODS document (the amendment) as reference in Attachment “A”.

PASSED AND ADOPTED by the City Council at a regular meeting held on November 19, 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 resolution was adopted at a regular meeting of the City Council of the City of Norco, California, duly held on November 19, 2025, by the following roll call 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 November 19, 2025.
_______________________
Dana Roa, CMC, City Clerk
City of Norco, California

City Council

STAFF REPORT
Date: November 19, 2025 Agenda Item:

6.E.

To: Honorable Mayor and City Council Members
From: Alma Robles, Community Development Director
Prepared By: Erika Woods-Diaz, Associate Planner
Department: Planning
SUBJECT:

Vesting Tentative Parcel Map 39067 (Lewis): A request to subdivide an existing 2.223- acre lot into 2 lots located at the southwest corner of River Road and Corydon Street, within the Commercial General (CG) Zone (APN:121-560-002).

RECOMMENDATION:

Adopt City Council Resolution 2025-73, approving Vesting Tentative Parcel Map No. 39067, subject to conditions.

SUMMARY:

The applicant proposes to subdivide an existing 2.223-acre vacant parcel into two (2) commercial lots within the Commercial General (CG) Zone. This subdivision will facilitate phased commercial development.

BACKGROUND:

The project request was presented to the Planning Commission on October 8, 2025, for consideration and recommendation to City Council. At that meeting, Planning Staff informed Commission Members that a minor dimensional error had been identified on Parcel Two — the distance of 292.35 feet had been corrected to 229.62 feet — and that this correction would be reflected in the materials submitted to City Council.

During the discussion, a commissioner expressed concern that the previously approved 617 parking spaces under Site Plan No. 2015-23 be maintained. The property owner, Mr. Lewis, testified that the 617 parking spaces will indeed be provided. After considering all written and oral testimony, the Planning Commission voted 5–0 to recommend approval of the subdivision request to City Council.

Following the Planning Commission’s action, at the October 15, 2025, City Council meeting, the item was pulled from the Consent Calendar for further discussion. Mayor

Newton expressed the need to ensure that the 617 parking spaces remain a requirement and that the intensification of landscaping on the commercial lots be the responsibility of the property owner. Staff subsequently requested that the property owner provide a parking analysis or updated site plan of the shopping center, reflecting the proposed subdivision area, to confirm that the required parking spaces will and can be provided as represented in testimony (see Exhibit D – Norco Village Parking Plan).

To address Council’s concern regarding visual enhancement and compatibility, staff recommend adding a condition of approval requiring enhanced landscaping along areas abutting residential uses and other sensitive edges. Staff recommends that the City Council approve the subdivision request, subject to the following additional condition:
"Prior to the recordation of the final map, the applicant shall prepare and submit an enhanced landscaping plan to the Planning Division for review and approval, and to implement the approved plan to the satisfaction of the Planning Department at the time of development for each commercial lot at the expense of the property owner. The landscaping plan shall include additional trees, shrubs, and any necessary screening treatments along areas abutting residential uses.”
PROPERTY DESCRIPTION: The project site is a rectangular-shaped lot consisting of about 2.223 acres or 96,834 square feet of land, having an overall width of approximately 229.64 feet and a depth of about 422 feet. The subject vacant lot is located to the rear of an existing shopping center, 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 – Aerial). The vacant lot is currently parcel number two of Parcel Map 36999. Said parcel does not have a frontage on River Road or Corydon Street, however access to the lot is through the existing shopping center interior.

The site is relatively flat and vacant with trees that are intended to provide a buffer to residential uses. The table below summarizes the existing land uses, Zoning, and General Plan Designations of the subject parcel as well as the surrounding area.

EXISTING LAND

USE ZONING GENERAL PLAN
Project Site Vacant
Commercial
General
(C-G)
Commercial
Community
North (northwest) Single-Family
Residences
Agricultural Low
Density
(A-1-20)
Residential
Agricultural
South (southeast) Shopping center
Commercial
General
(C-G)
Commercial
Community
East Shopping Center
Commercial
General
(C-G)
Commercial
Community
South (southwest) Single-Family
Residences City of Corona City of Corona

PROJECT DESCRIPTION AND ANALYSIS: The proposed subdivision will create two parcels. Parcel one pad area of 1.315 acres currently pending Conditional Use Permit (CUP) by a separate applicant has been filed for development of a new 10,550 square foot childcare facility, to be considered under a separate application. Parcel two pad area of .907 acres will be developed in the future with a retail use, anticipated to provide neighborhood-serving commercial amenities (ref. Exhibit "C" Update Vesting Tentative Parcel Map).

The proposed subdivided lots comply with the applicable development standards in the C-G Zone.The table below summarizes the minimum standards required.

DEVELOPMENT

STANDARDS REQUIRED PROPOSED MEETS STANDARDS
Minimum Lot Size 13,125 sf
Parcel 1 - 57,282
sf
Parcel 2 - 39,509
sf
Yes
Minimum Lot
Width 75 ft
Parcel 1 - 165.40
ft
Parcel 2 - 223.07
ft
Yes
Minimum Lot
Depth 175 ft
Parcel 1 - 229.64
ft
Parcel 2 - 195.50
ft
Yes
The subdivision creates functional, appropriately sized lots that supports the continued development of the site.

IMPACT ANALYSIS PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA): Staff has determined that this project is exempt from CEQA review under Class 32 – In-fill Development Projects. The project occurs within a previously disturbed site under 5 acres.

NOTICING: Notices were mailed to surrounding property owners within a 600-foot radius with a minimum of 40 property owners notifying them of the subject project. No written comments were received at the time this report was written.

FISCAL IMPACT:

This item should 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):

City Council Resolution 2025-73 for Vesting Tentative Parcel Map 39067 Exhibit - A - Location Map
Exhibit - B - Aerial and Photos
Exhibit - C - Updated VTPM 39067
Exhibit - D - Norco Village Parking Plan
Planning Commission Resolution 2025-22

RESOLUTION 2025-73

A RESOLUTION BY THE CITY COUNCIL OF THE CITY OF NORCO,

CALIFORNIA, APPROVING WITH CONDITIONS VESTING
TENTATIVE PARCEL MAP 39067 TO SUBDIVIDE 2.223 ACRES

INTO TWO PARCELS LOCATED AT THE SOUTHWEST CORNER

OF RIVER ROAD AND CORYDON STREET, WITHIN THE CG
ZONE. APN: 121-560-002.

WHEREAS, Timothy Reeve submitted an application to the City of Norco, California, for a tentative parcel map under the provisions of Title 17 of the Norco Municipal Code, on property generally described as:

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. Assessor’s Parcel Number: 121-560-002.

WHEREAS, said application was duly submitted to said City’s Planning Commission for decision at a public hearing for which proper notice was given; and WHEREAS, notice of public hearing on said petition has been given in the manner and for times required by law; and
WHEREAS, at the time set at 7 p.m. on 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 recommended approval of the application to the City Council; and
WHEREAS, at the time set; at 7:00 p.m. on November 19, 2025, within the Council Chambers at 2820 Clark Avenue, Norco, California, 92860, the application was heard by the City Council for the City of Norco; and
WHEREAS, at said time and place set, said City Council considered both oral and written evidence pertaining to the application; and WHEREAS, the proposed map depicted on Tentative Parcel Map 39067 dated December 9, 2024, and on file with the Planning Division, is consistent with the City’s General Plan, and meets all regulations regarding subdivisions; and

WHEREAS, the City of Norco, acting as the Lead Agency, has determined that the proposed tentative parcel map will not have a significant negative on the environment.

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

I. FINDINGS:

A. The map is consistent with the Norco General Plan. The site has a land use designation of Commercial Community and is zoned C-G (Commercial General).

The proposed lots meet the CG zone requirements related to lot area, lot width, and lot depth.

B. None of the conditions for mandatory denial as set forth in Subsections (a) through (g) of Section 66474, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code exist with respect to said subdivision.

C. The proposed subdivision is consistent with applicable general plans of the City pursuant to Section 66473.5, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code.

D. The City has determined that the project is categorically exempt from environmental assessment per the provisions of the Norco Environmental Guidelines and CEQA Section 15332 Class 32 (Infill Development Projects). The project occurs within city limits on a site of no more than five acres, substantially surrounded by urban uses.

II. DETERMINATION:

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Norco, California, in session assembled November 19, 2025, does recommend to the City Council that Tentative Parcel Map 39067 be approved for a period of 24 months, subject to the following conditions:

1. Approval is based on Exhibit “C” dated December 9, 2024, incorporated herein by reference and on file with the Planning Division. The subdivision shall occur as shown unless otherwise noted in these conditions or modified by the City Council.

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 recommended approval before the tentative tract map 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) not specifically waived in compliance with City procedures shall constitute cause for revocation and/or termination of the approvals granted under authority of any approval.

4. The applicant shall pay all applicable fees associated with this proposal and the subdivision of land. Furthermore, the applicant shall pay all development fees in accordance with the NMC prior to approval of the final map.

5. The applicant shall have a licensed civil engineer / licensed land surveyor to prepare the Final Parcel Map, consistent with the approved tentative map, in compliance with Norco Title 17 and the Subdivision Map Act. All provisions of Chapters 17 and 18 of the NMC shall be met as it relates to the division of land.

6. A tentative parcel map shall be approved prior to the issuance of a grading permit and a final map, in accordance with the provisions of the State Subdivision map Act and the City Subdivision Ordinance, shall be recorded prior to the issuance of any permits for development and within 24 months from the date of tentative map approval.

7. Approval of the tentative parcel map shall expire if the subject map has not been recorded within a two-year period from the date of City Council approval.

8. Any adjustments or modifications after map approval that are not in substantial conformance shall require a formal map amendment approved by the Planning Commission.

9. Extension of the tentative parcel map approval shall only be considered if the applicant filing the map submits a written request for extension to the City Planning Division stating the reason for the request, at least 30 days before the tentative parcel map approval is due to expire, pursuant to and in compliance with Section 17.16.170 of the City Subdivision Ordinance.

10. Prior to recordation of the final subdivision map, the applicant shall pay off any and all subdivision processing fees, map checking, inspection fees, plan check, and any outstanding city fees.

11. All parcels shall only be served by underground utilities. All utility locations shall be incorporated into the public improvements plans and shall be prepared on standard-size sheets by a registered civil engineer for approval by the City Engineer. A plan check deposit fee per sheet shall be posted prior to checking and standard fees paid prior to plan approval.

12. Each parcel shall be designed so that any future development can meet fire code setbacks, defensible space, ingress/egress, and emergency vehicle access. Each parcel is subject to future review of building permits and

development permits; nothing in this approval waives compliance with building, planning, fire, or any other codes at that time.

13. A final map must be prepared on 18” x 26” sheets and approved by the City Engineer prior to recordation. A plan check deposit must be posted prior to plan check.

14. The applicant shall meet all standards and conditions of the Planning, Fire, Engineering, Building and Safety Departments, and all other applicable departments and agencies.

15. The subdivision shall conform to the requirements set forth in Chapter

17.24.080 “Drainage Improvements” to the satisfaction of the City Engineer.

16. The subdivision shall conform to the requirements set forth in Chapter

17.24.090 “Water Facilities” to the satisfaction of the Director of Public Works.

17. The subdivision shall conform to the requirements set forth in Chapter

17.24.100 “Sanitary Sewer Facilities” to the satisfaction of the Director of Public Works.

18. Prior to the recordation of the final map, the applicant shall prepare and submit an enhanced landscaping plan to the Planning Division for review and approval, and to implement the approved plan to the satisfaction of the Planning Department at the time of development for each commercial lot at the expense of the property owner. The landscaping plan shall include additional trees, shrubs, and any necessary screening treatments along areas abutting residential uses. #

APPROVED AND ADOPTED by the City Council of the City of Norco at a regular meeting held November 19, 2025.
________________________
Greg Newton, Mayor
City of Norco, California

ATTEST:
_________________________
Dana Roa, CMC, City Clerk
City of Norco, California
I Dana Roa, CMC, City of Norco, California, do hereby certify that the foregoing Resolution was duly and regularly passed and adopted by the City Council of the City of Norco at a regular adjourned meeting thereof held on November 19, 2025, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_________________________
Dana Roa, CMC, City Clerk
City of Norco, California

Location Map
PROJECT: Tentative Parcel Map 39067
APPLICANT: Lewis Retail
LOCATION: SWC of River Road

Exhibit “A” Location

Exhibit “B” Aerial and Photos

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9(67,1*7(17$7,9(3$5&(/0$31R

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STOP STOP
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NOTE: This information is conceptual in nature and is subject to DATE:MCG JOB #:
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.

REVISIONS DATE
N.W.C. of RIVER RD. & CORYDON ST.

NORCO, CALIFORNIA 25000.01 11.13.2025
MCG ARCHITECTURE 2025 ALL RIGHTS RESERVED C
Exhibit "D" Norco Village Parking Plan

RESOLUTION 2025-22

A RESOLUTION BYTHE PLANNINGCOMMISSIONOF THE CITY OF
NORCO, CALIFORNIA, RECOMMENDINGTHAT THE CITY COUNCIL APPROVE VESTING TENTATIVE PARCEL MAP 39067 TO SUBDIVIDE 2.223 ACRES INTO TWO PARCELS LOCATED AT THE

SOUTHWEST CORNER OF RIVER ROAD AND CORYDON STREET,
WITHIN THE CG ZONE. APN: 121-560-002.

WHEREAS, Timothy Reeve submitted an application to the City of Norco, California, fora vesting tentative parcel map underthe provisions of Title 17 of the Norco Municipal Code, 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. Assessor’s Parcel Number: 121—560-002.

WHEREAS, said application was duly submitted to said City’s Planning Commission for decision ata public hearing for which proper notice was given; and 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 forthe City of Norco on calendarfor the October 8,2025, regular meeting; and WHEREAS, at the time set at 7 pm. 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 forthe City of Norco; and WHEREAS, at said time and place, said Planning Commission heard and considered both oral and written evidence, and
WHEREAS, the proposed map depicted on Vesting Tentative Parcel Map 39067 dated December 9, 2024, and on file with the Planning Division, is consistentwith the City’s General Plan, and meets all regulations regarding subdivisions; and WHEREAS,the City of Norco, acting as the Lead Agency, has determined that the proposed tentative parcel map will not have a significant negative on the environment.

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

I. FINDINGS:

Resolution 2025-22

October 8, 2025
A. The map is consistentwith the Norco General Plan. The site has a land use designation of Commercial Community and is zoned C-G (Commercial General).

The proposed lots meet the CG zone requirements related to lot area, lot width, and lot depth.

B. None of the conditions for mandatory denial as set forth in Subsections (a) through (g) of Section 66474, Article 1, Chapter 4, Division 2, Title 7, of the California Government Code exist with respect to said subdivision.

C. The proposed subdivision is consistentwith applicable general plansofthe City pu rsuantto Section 66473.5, Article 1, Chapter4, Division 2, Title 7, of the California Government Code.

D. The City has determined that the project is categorically exempt from environmental assessment per the provisions of the Norco Environmental Guidelines and CEQA Section 15332 Class 32 (Infill Development Projects). The project occurs within city limits on a site of no more than five acres, substantially surrounded by urban uses.

DETERMINATION:

NOW, THEREFORE, BE IT RESOLVED thatthe Planning Commission of the City of Norco, California, in session assembled October 8, 2025, does recommend to the City Council thatVesting Tentative Parcel Map 39067 be approved for a period of 24 months, subject to the following conditions:

1. Approval is based on Exhibit“C” dated December 9, 2024, incorporated herein by reference and on file with the Planning Division. The subdivision shall occur as sh own unless otherwise noted in these conditions or modified by the City Cou ncil.

The recorded own erof the property shall su bmitto the Plan ning Division,for record purposes, written evidence of agreement with all conditions of this recommended approval before the tentative tract map shall become effective.

The project shall be in compliance with all City of Norco Municipal Codes, Ordinances and Resolutions. Non-compliance with any provisions of the Norco Municipal Code (NMC) not specifically waived in compliance with City procedures shall constitute cause for revocation and/or termination of the approvals granted under authority of any approval.

The applicant shall pay all applicable fees associated with this proposal and the subdivision ofland. Furthermore, the applicantshall pay all developmentfees in accordance with the NMC priorto approval of the final map.

The applicantshall have a licensed civil engineer/ licensed land surveyorto prepare the Final Parcel Map, consistent with the approved tentative map, in

Resolution 2025-22

October 8, 2025
compliance with Norco Title 17 and the Subdivision Map Act. All provisions of Chapters 17 and 18 of the NMC shall be met as it relates to the division of land.

6. A tentative parcel map shall be approved prior to the issuance ofa grading permit and a final map, in accordance with the provisions of the State Subdivision map Act and the City Subdivision Ordinance, shall be recorded prior to the issuance of any permits for developmentand within 24 months from the date of tentative map approval.

7. Approval of the tentative parcel map shall expire ifthe subject map has not been recorded within a two-year period from the date of City Council approval.

8. Any adjustments or modifications after map approval that are not in substantial conformance shall require a formal map amendment approved by the Planning Commission.

9. Extension of the tentative parcel map approval shall only be considered ifthe applicantfiling the map submits a written request for extension to the City Planning Division stating the reason for the request, at least 30 days before the tentative parcel map approval is due to expire, pursuantto and in compliance with Section

17.16.170 of the City Subdivision Ordinance.

10. Prior to recordation of the final subdivision map, the applicantshall pay off any and all subdivision processing fees, map checking, inspection fees, plan check, and any outstanding city fees.

11.A|| parcels shall only be served by underground utilities. All utility locations shall be incorporated into the public improvements plans and shall be prepared on standard-size sheets by a registered civil engineerfor approval by the City Engineer. A plan check deposit fee per sheet shall be posted prior to checking and standard fees paid priorto plan approval.

12. Each parcel shall be designed so that anyfutu re developmentcan meet fire code setbacks, defensible space, ingress/egress, and emergency vehicle access. Each parcel is subject to future review of building permits and development permits; nothing in this approval waives compliance with building, planning, fire, or any other codes at that time.

13.A final map must be prepared on 18" x 26” sheets and approved by the City Engineerpriorto recordation.A plan check depositmust be posted priorto plan check.

14.The applicantshall meet all standards and conditions of the Planning, Fire, Engineering, Building and Safety Departments, and all other applicable departments and agencies.

15.The subdivision shall conform to the requirements set forth in Chapter 17.24.080 “Drainage Improvements” to the satisfaction of the City Engineer.

Resolution 2025-22

October 8, 2025

16.The subdivision shall conform to the requirements set forth in Chapter 17.24.090 “Water Facilities” to the satisfaction of the Director of Public Works.

17.The subdivision shall conform to the requirements set forth in Chapter 17.24.100 “Sanitary Sewer Facilities” to the satisfaction of the Director of Public Works.

Resolution 2025-22

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

Patricia He‘ées, Chair
Planning Commission
City of Norco, California

Resolution 2025-22

October 8, 2025
ATI'EST:

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

AYES: HEDGES, SHYU, FIORE, CHUDZIKI, HUTNIK, LANGLOIS
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
Alma
Planning
Robles,
Commission
Secretary Z3
City of Norco, California