Norco City Council
January 21, 2026

AGENDA
City Council
Wednesday, January 21, 2026
City Council Chamber – Norco City Hall
2820 Clark Avenue, Norco, CA 92860
CALL TO ORDER 6:00 PM
ROLL CALL Robin Grundmeyer, Mayor
Gregory Bowen, Mayor Pro Tem
Kevin Bash, Council Member
Greg Newton, Council Member
Fia Sullivan, Council Member

CLOSED SESSION

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: Silverlakes Sports Park - APNs 152060004; 152060011; 152070001; 152070002; and 152070011
Agency Negotiator: City Manager, Deputy City Manger, Finance Director Negotiating parties: City of Norco and Balboa Management Group Under Negotiation: Price and Terms

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: APNs 123040001; 123-040-008; 123040004 (12 contiguous acres of land at 5th and Hillside)
Agency Negotiator: City Manager, Deputy City Manager
Negotiating parties: City of Norco and Meyer Brenda
Under negotiation: Price and terms of payment

CONFERENCE WITH LEGAL COUNCIL - ANTICIPATED LITIGATION
Initiation of litigation pursuant to paragraph (1) of subdivision (d) of Section 54956.9 (1 potential case)
RECONVENE PUBLIC SESSION 7:00 PM

REPORT OF ACTION(S) TAKEN IN CLOSED SESSION
PLEDGE OF ALLEGIANCE Council Member Kevin Bash
INVOCATION Pastor Lazaro Santiago
Beacon Hill

1. CITY COUNCIL REPORTS ON REGIONAL BOARDS

2. PUBLIC COMMENTS
City Council Agenda - January 21, 2026
This is the time when persons wishing to address the presiding governmental body regarding the Consent Calendar, Legislative Matters or items within the subject matter jurisdiction of the legislative body. Please submit a speaker card to the Meeting Clerk. Please limit comments to three minutes or less. The Ralph M. Brown Act limits the governmental body’s ability to respond to comments on non-agendized matters at the time such comments are made. The governmental body shall not discuss or act relative to any general public comment.

3. CONSENT CALENDAR
All items listed under the Consent Calendar are considered to be routine and may be enacted by one motion. Prior to the motion to consider any action by the presiding governmental body, any public comments on any of the Consent Items will be heard. There will be no separate action unless members of the governmental body or the audience request specific items be removed from the Consent Calendar. Items removed from the Consent Calendar will be separately considered under Item 3 of the Agenda.

3.A. Waive Reading of all Ordinance Adoptions on this Agenda and Read by Title Only
RECOMMENDATION:

Waive reading, by title only, of all Ordinances and Resolutions. Said Ordinances and Resolutions which appear on the agenda shall be determined to have been read by title and further reading waived.

Staff Report - Pdf

3.B. Approval of City Council Regular Meeting Minutes
RECOMMENDATION:

Approve the City Council Regular Meeting Minutes of January 7, 2025.

Staff Report - Pdf

3.C. Recap of Actions Taken by the Planning Commission at its Meeting Held on December 10, 2025
RECOMMENDATION:

Receive and file the recap of actions taken by the Planning Commission at its meeting held on January 14, 2025
Staff Report - Pdf

City Council Agenda - January 21, 2026

3.D. Delinquent Special Taxes – Community Facilities District No. 2001-1 (Norco Ridge Ranch)
RECOMMENDATION:

Adopt City Resolution No. 2026-04 ordering judicial foreclosure of delinquent special taxes in City of Norco Community Facilities District No. 2001-1 (Norco Ridge Ranch).

Staff Report - Pdf

3.E. Approval of Microsoft Enterprise Agreement License Renewal RECOMMENDATION:

1. Approve the purchase of Microsoft Software User Licensing with Insight Public Sector, Inc. utilizing the County of Riverside cooperative purchasing agreement ITARC-00930 in an amount not to exceed $296,946 over a three-year term.

2. Authorize the City Manager to execute appropriate contracts and documentation.

3. Authorize the City Manager to approve contract change orders up to $10,000 per each Fiscal Year to accommodate for additional licenses for potential growth in staff, for a total of $326,946.

Staff Report - Pdf

3.F. Approval of Barracuda Email Protection Subscription Renewal RECOMMENDATION:

Approve the renewal of the City’s Barracuda Email Protection subscription through Insight Public Sector, Inc. utilizing ONNIA Partners Contract #23- 6692-03, in an amount not to exceed $93,370, paid upfront for a three (3) year term.

Staff Report - Pdf

3.G. Housing Successor Agency Annual Report for Fiscal Year 2024-25 RECOMMENDATION:

Receive and file the Housing Successor Agency Annual Report for Fiscal Year 2024-25.

Staff Report - Pdf

City Council Agenda - January 21, 2026

3.H. Approval of the proposal from RKA Consulting Group to provide Professional Engineering Services for Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road
RECOMMENDATION:

Accept the design services proposal and award a contract to RKA Consulting Group in the amount of $90,700 and authorize the City Manager to approve contract change orders up to 10 percent of the total proposal amount.

Staff Report - Pdf

3.I. Quarterly Purchase Orders Listing Between $25,000 to $49,999 RECOMMENDATION:

Receive and file the Quarterly Purchase Orders Listing for the Quarter Ended December 31, 2025.

Staff Report - Pdf

4. ITEM(S) PULLED FROM CONSENT CALENDAR

5. PUBLIC HEARING(S)
Order of Presentation for Public Hearing Items:

1. Staff Report Presentation

2. Council Questions of Staff

3. Open Public Hearing
a. Public Comment

4. Close Public Hearing

5. Council Discussion and Action

5.A. First Reading, Ordinance No.1138 adopting Zone Code Amendment 2025- 02 (City of Norco): A City initiated amendment to Title 18, Section 18.30.46 – Accessory Dwelling Units and Junior Accessory Dwelling Units, updating/clarifying the provisions for compliance with State law.

RECOMMENDATION:

Adopt Ordinance No1138 approving Zone Code Amendment 2025-02 Staff Report - Pdf

6. CITY COUNCIL / STAFF COMMUNICATIONS

7. ADJOURNMENT
In compliance with the Americans with Disabilities Act, any person who requires a modification or

City Council Agenda - January 21, 2026
accommodation in order to participate in this meeting is encouraged to contact the City Clerk’s Office at (951) 270-5623 or [email protected] at least 48 hours prior to the meeting so that reasonable arrangements can be made to ensure accessibility. Staff reports are on file in the City Clerk’s Office.

Any writings or documents provided to a majority of the presiding governmental body regarding any item on this agenda will be available for public inspection at the City Clerk’s Office during normal business hours at Norco City Hall, located at 2870 Clark Avenue in Norco. The meeting is recorded.

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.A.

To: Honorable Mayor and City Council Members
From: Dana Roa, City Clerk
Prepared By: Dana Roa, City Clerk
Department: City Clerk
SUBJECT:

Waive Reading of all Ordinance Adoptions on this Agenda and Read by Title Only RECOMMENDATION:

Waive reading, by title only, of all Ordinances and Resolutions. Said Ordinances and Resolutions which appear on the agenda shall be determined to have been read by title and further reading waived.

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

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.B.

To: Honorable Mayor and City Council Members
From: Dana Roa, City Clerk
Prepared By: Dana Roa, City Clerk
Department: City Clerk
SUBJECT:

Approval of City Council Regular Meeting Minutes
RECOMMENDATION:

Approve the City Council Regular Meeting Minutes of January 7, 2025.

REVIEWED AND APPROVED BY:

Approved by: Lisette Free, City Manager
ATTACHMENT(S):

City Council - Jan 07 2026 - Minutes

MINUTES
City Council
Wednesday, January 7, 2026
City Council Chamber – Norco City Hall
2820 Clark Avenue, Norco, CA 92860
CALL TO ORDER 6:00 PM
ROLL CALL Robin Grundmeyer, Mayor
Gregory Bowen, Mayor Pro Tem
Kevin Bash, Council Member
Greg Newton, Council Member
Fia Sullivan, Council Member
a) Add Closed Session item regarding Real Property Negotiations City Attorney Burns requested that City Council add a Closed Session Real Property Negotiations to the Closed Session agenda. He stated that the item came to the City's attention after the agenda was published. He also stated that the item is urgent and must be heard before the next regularly scheduled City Council meeting of January 21, 2026.

Following discussion, motion was made.

M/S BASH/BOWEN Add Closed Session Item regarding Real Property Negotiations for 12 contiguous acres of property at Hillside and 5th. The Motion was carried by the following roll call vote:

AYES: GRUNDMEYER, BOWEN, BASH, NEWTON, AND SULLIVAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

CLOSED SESSIONS
Mayor Adjourned to Closed Sessions at 6:02 p.m.

City Attorney Burns read the Closed Session Items into the record, including additional Real Property Negotiations.

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: Silverlakes Sports Park - APNs 152060004; 152060011; 152070001; 152070002; and 152070011
Agency negotiator: City Manager
Negotiating parties: City of Norco and Balboa Management Group LLC.

Under negotiation: Price and Terms

City Council Minutes - January 7, 2026

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: APN 121-110-001 and APN 121-110-003
Agency negotiators: City Manager, City Attorney, Finance Director, Community Development Director, Special Counsel Vega
Negotiating parties: City of Norco and Dallape Family (TACRD Investment) Under negotiation: Price and terms of payment
CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION
Initiation of litigation pursuant to paragraph (1) of subdivision (d) of Section 54956.9:
(2 potential
cases)

CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: 12 contiguous acres of property at Hillside and 5th Agency negotiator: City Manager, City Attorney, Finance Director Negotiating parties: City of Norco and Brenda Meyer
Under negotiation: Price and terms of payment
RECONVENED PUBLIC SESSION 7:05 PM

REPORT OF ACTION(S) TAKEN IN CLOSED SESSION
No Reportable Actions on items 1-2 that were heard. Remainders of items were continued to end of meeting.

PLEDGE OF ALLEGIANCE Mayor Pro Tem Greg Bowen
INVOCATION Chaplain Bruce Smith
Cowboys for Christ

1. CITY COUNCIL REPORTS ON REGIONAL BOARDS
The Mayor, Mayor Pro Tem and Council Members provided reports on their recent individual participation in committees, commissions, regional boards, and community organizations.

2. PUBLIC COMMENTS
Bill Naylor spoke regarding the community not attending meetings and not engaging with the City. He also discussed the Norco Phone App and how it

City Council Minutes - January 7, 2026
works well for his needs.

Mike Williams spoke regarding the STUC Commission, he discussed AB382 regarding limiting speed limits from 25 miles to 20 miles per hour in school zones.

He also discussed AB413 regarding parking 20 feet from crosswalk. He stated he would like these items to be reviewed by STUC.

Jim Pollard spoke regarding Rose Parade and sending a letter of acknowledgement that we are Horesetown USA.

3. CONSENT CALENDAR
All items listed under the Consent Calendar are considered to be routine and may be enacted by one motion. Prior to the motion to consider any action by the presiding governmental body, any public comments on any of the Consent Items will be heard. There will be no separate action unless members of the governmental body or the audience request specific items be removed from the Consent Calendar. Items removed from the Consent Calendar will be separately considered under Item 3 of the agenda.
a) Approval of Consent Calendar as Presented
M/S BASH/SULLIVAN Approve Consent Calendar as Presented. The Motion was carried by the following roll call vote:

AYES: GRUNDMEYER, BOWEN, BASH, NEWTON, AND SULLIVAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

3.A. Waive Reading of all Ordinance Adoptions on this Agenda and Read by Title Only
Action: Waived reading, by title only, of all Ordinances and Resolutions. Said Ordinances and Resolutions which appear on the agenda shall be determined to have been read by title and further reading waived.

3.B. Approval of City Council Regular Meeting Minutes
Action: Approved the City Council Regular Meeting Minutes of December 3, 2025.

3.C. Appointments to Regional Boards, Standing Committees and Other City Council-Appointed Committees for Calendar Year 2026

City Council Minutes - January 7, 2026
Approved the City Council appointments to the various standing committees and other governmental agencies for the 2026 calendar year.

3.D. Acceptance of Bids and Award of Contract for the Parkridge Avenue and North Drive Storm Drain Project
Action: Accepted bids, approved project plans and awarded a contract to Aneen Construction, Inc. for the Parkridge Avenue and North Drive Storm Drain Project in the amount of $189,005; and authorized the City Manager to approve contract change orders up to 10 percent of the total bid amount.

3.E. Acceptance of the Norco Master Drainage Plan (MDP) Lateral S-5E Storm Drain Project as Complete
Action: Accepted the Norco Master Drainage Plan (MDP) Lateral S-5E Storm Drain Project as complete and authorized the City Clerk to file the Notice of Completion with the County of Riverside.

3.F. Amendment of FY 2026-30 Capital Improvement Program (CIP) to include additional funding for the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project, acceptance of bids and award of Contract for the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project
Action:

1. Adopted Resolution 2026-03 to appropriate additional funding for Fiscal Year (FY) 2026-30 CIP Recycle Water funding in the amount of $428,500 for the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project from the Recycle Water Fund 159.

2. Accepted bids and awarded a contract to RE Chaffee Construction Inc., for the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project in the amount of $1,192,333.

3. Authorized the City Manager to approve contract change orders up to 10 percent of the total bid amount; and

4. Approved project plans for the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project.

3.G. Reimbursement Agreement for Transportation Uniform Mitigation Fee (TUMF) Program for Hamner Avenue (Detroit Street to Santa Ana River) Action: Approved the Transportation Uniform Mitigation Fee (TUMF) Reimbursement

City Council Minutes - January 7, 2026
Agreement between the City of Norco and Western Riverside Council of Governments (WRCOG) for the proposed sound wall improvements on Hamner Avenue between Detroit Street and the Santa Ana River.

3.H. Proposal from Krieger & Stewart Engineering Consultants to provide engineering support services as part of the construction of the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project.

Action: Accepted the proposal from Krieger & Stewart Engineering Consultants to provide engineering support services as part of the construction of the Snipes Park Booster Station Upgrades and Lake Norconian Flow Control Station Replacement Project in the amount of $84,800; and authorized the City Manager to approve contract change orders up to 10 percent of the total contract amount.

4. ITEM(S) PULLED FROM CONSENT CALENDAR
There were no items pulled from the Consent Calendar.

5. LEGISLATIVE MATTERS
There were no Legislative Matters at this time.

6. DISCUSSION / ACTION ITEM(S)

6.A. Update Part-Time Employee Salary Schedule to Correspond with the State of California Minimum Wage Requirements
Human Resources Manager Serna presented report related to Part Time Employees Salary Schedule.

There were no Public Comments at this time.

Following discussion, motion was made.

M/S NEWTON/BASH Adopt Resolution No. 2026-01, to approve an update to PartTime Employee Salary Schedule to Correspond with State of California Minimum Wage Requirements. The Motion was carried by the following roll call vote:

AYES: GRUNDMEYER, BOWEN, BASH, NEWTON, AND SULLIVAN

City Council Minutes - January 7, 2026
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

6.B. Consideration of an update to the City's resolution establishing restricted parking areas, adding a "No Parking" Restriction on Industrial Avenue Public Works Director Nelson presented report regarding "No Parking" Designation for portions of Industrial Avenue.

Council Member Bash asked for clarification on where the "No Parking" area would be.

Public Works Director Nelson clarified and answered questions.

Council Member Newton stated that he thought that it was industrial and was "Restricted No Parking".

Mayor Pro Tem Bowen asked if anyone complained about the "No Parking" being added and asked if this item went to the Streets, Utilities, and Trails Commission (STUC)?
Mayor Grundmeyer opened Public Comments.

Mike Williams asked that this item get pushed back to STUC to review.

Jim Pollard spoke asked if businesses in the area are "No Parking" and "Loading and Unloading Only"? He also stated that is an issue with overnight parking in that area.

Mayor Grundmeyer closed Public Comments.

Council Member Newton spoke regarding a phone call from the president from HUSKY Products and he reviewed the site. He stated that signs are posted on both sides of street that say "No Parking" and signs are being stolen or removed by individuals. He recommended that the bulb of the cul-de-sac be painted red.

Mayor Pro Tem Bowen had questions regarding citing the violators for "No Parking" and asked if Code Enforcement can site people for these types of violations.

Lieutenant Hall stated that Community Services Officers can cite violators

City Council Minutes - January 7, 2026
along with Code Enforcement. She stated it would be an Admin Citation.

Council Member Newton asked that staff add fire lane with no parking.

Chief Otterman stated he was not sure about the protocol for adding "Fire Lane" and he would talk with the Fire Marshall.

Public Works Director Nelson stated that this would be a fire lane.

Council Member Bash ask if the entire street should be a “No Parking". He stated that staff should paint it all red and post signs.

Following discussion, motion was made.

M/S NEWTON/SULLIVAN Adopt and amend Resolution 2026-02 to add a "No Parking" designation for full length of Industrial Avenue. All curbs to be painted red with "No Parking" in white paint and renew the signs and increase enforcement for the full length of Industrial Avenue. Strike from resolution "designated area" of Industrial Avenue. The Motion was carried by the following roll call vote:

AYES: GRUNDMEYER, BOWEN, BASH, NEWTON, AND SULLIVAN
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

7. CITY COUNCIL / STAFF COMMUNICATIONS
City Clerk Roa stated it was her last City Council meeting before retirement and thanked the Council for being awesome to work with. Council and Staff wished her well.

Council Member Bash discussed the 25th Anniversary of 9/11 event suggesting a statue in front of Fire Station 4. He also discussed the 250th Anniversary of the United States of America and asked that something unique be planned for Norco’s Celebration.

Council Member Bowen thanked the City Clerk, thanked Mayor Grundmeyer and Communication Manager Anderson for their work on the Flowers for the Rose Parade and stated FFA was amazing.

City Council Minutes - January 7, 2026
Fia Sullivan thanked the City Clerk for her service to the City of Norco.

Council Member Newton asked that staff research if there was donation money from the Palimino Project for a monument for 9/11 statue at Fire Station 47.

Council Member Bash stated Quickcrete would possibly make contributions to 9/11 Statue.

Mayor Grundmeyer thanked the City Clerk for her service to Norco.

8. ADJOURNMENT
Mayor Grundmeyer adjourned to Closed Session for remainder of items.

City Attorney Burns read the Closed Session items into the record.

Mayor Grundmeyer reconvened the Public Session at 8:25 p.m.

City Attorney Burns stated there were no reportable actions taken in Closed Sessions.

Mayor Grundmeyer adjourned the meeting at 8:25 p.m.
_________________________________
Dana Roa, CMC
City Clerk

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.C.

To: Honorable Mayor and City Council Members
From: Alma Robles, Community Development Director
Prepared By: Sophia Mathiesen, Deputy City Clerk
Department: Planning
SUBJECT:

Recap of Actions Taken by the Planning Commission at its Meeting Held on December 10, 2025
RECOMMENDATION:

Receive and file the recap of actions taken by the Planning Commission at its meeting held on January 14, 2025
REVIEWED AND APPROVED BY:

Approved by: Lisette Free, City Manager
ATTACHMENT(S):

Planning Commission - Jan 14 2026 - Minutes

MINUTES
Planning Commission
Wednesday, January 14, 2026
City Council Chamber – Norco City Hall
2820 Clark Avenue, Norco, CA 92860
CALL TO ORDER 7:00 PM
ROLL CALL Patricia Hedges, Chair
Jeff Shyu, Vice Chair
Shannon Chudzicki, Member
Catherine Fiore, Member
Dennis Hutnik, Member
PLEDGE OF ALLEGIANCE City Clerk Roa
Interim Community Development Director Tomich read the appeal notice into the record.

APPEAL NOTICE: In the event that you disagree with the action taken by the Planning Commission in regards to your application, or with any condition for approval of the application which is not a specific requirement of the Norco Municipal Code, you are entitled to appeal such determination or conditions to the Norco City Council, provided that such appeal is filed with the Norco City Clerk within ten calendar days after the requirements for appeals, inclusive of payment of an appeal fee.

1. PUBLIC COMMENTS
Julio DeLou spoke regarding a steel building on his property that code has cited for violations. He stated he has done all the work and is now being charged more money because of new rules of 2026. He asked for assistance in reducing the new fees.

2. CONSENT CALENDAR

2.A. Approval of Planning Commission Regular Meeting Minutes M/S SHYU/CHUDZICKI Approve the Planning Commission Meeting Minutes of December 10, 2025. The Motion was carried by the following roll call vote:

AYES: HEDGES, SHYU, CHUDZICKI, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

Planning Commission Minutes - January 14, 2026

3. ITEM(S) PULLED FROM CONSENT CALENDAR
There were no items pulled from the Consent Calendar.

4. DISCUSSION / ACTION ITEM(S)

4.A. Accessory Building Use Permit 2025-12 (Herrera): A request to allow a 988 square-foot large vehicle garage located on 4360 Pedley Avenue within the A1-20 Zone. APN 133-030-017.

Planning Associate Woods-Diaz presented the report regarding Accessory Building Use Permit 2025-12 at 4360 Pedley Avenue.

Member Fiore asked for clarification on location of the building as the plans provided a different location.

Vice Chair Shyu asked for clarification on the setback of 15-foot rule on the proposed garage he stated that the project description on the drawing states 13-foot set back.

Member Hutnik asked about the restroom located in the building.

Planning Associate Woods-Diaz answered questions and addressed concerns.

Chair Hedges stated there is a concern about the 15-foot setback not being met and the back door of the building opening to the animal keeping area.

Chair Hedges opened public Comment.

Applicant addressed concerns of the Commission at this time and answered questions.

Chair Hedges closed Public Comments.

Following discussion, motion was made.

M/S SHYU/FIORE Approve of Accessory Building Use Permit 2025-12 subject to the attached Conditions of Approval in Resolution 2026-03, with the revised condition to maintain 15-foot clearance. The Motion was carried by the following

Planning Commission Minutes - January 14, 2026
roll call vote:

AYES: HEDGES, SHYU, CHUDZICKI, FIORE, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

4.B. Accessory Building Use Permit 2025-04 (Ursu): A request to allow a 1,000 square foot Large Vehicle Parking Building with an attached 392 square foot shop area located at 4077 Temescal (APN: 133-101-004), within the A-1-20 zone.

Chair Hedges recused herself from the dais at this time due to a conflict of interest with item.

Vice Chair Shyu presided over the meeting.

Planning Assistant Martin presented report regarding 2025-04, a request to allow a 1,000 square-foot large vehicle parking building at 4077 Temescal.

Member Fiore had a question regarding the solid wall on the property and asked for clarification. She also discussed a Public Works issue.

Planning Assistant Martin answered Commissioner questions and addressed concerns.

Planning Associate Woods-Diaz answered questions and addressed concerns.

Further discussion was had with Commissioners, Staff and City Attorney.

Chair Hedges opened Public Comment.

Bonnie Slager spoke regarding concerns with this property and the garage projects. She stated that the garage is too large compared to house. She stated that she is concerned that there is a lot of concrete. She stated that it appears that no one lives on the property.

Bill Naylor stated he is concerned about the back corner of the property with concrete and sheds that could be encroaching into animal keeping area.

Applicant Sam Ursu stated he lives on the property full time and travels. He answered questions of the Commission and addressed concerns.

Vice Chair Shyu asked staff what repercussions if the applicant does not follow

Planning Commission Minutes - January 14, 2026
the conditions approved.

Member Fiore answered the Code Enforcement questions the Commission had.

City Clerk Roa read the email public comments into the record at this time.

Chair Hedges closed Public Comment at this time.

City Attorney Theresa Brennan clarified the role of the Planning Commission on this item and clarified what they are to approve or deny.

Following discussion, motion was made.

M/S FIORE/CHUDZICKI Approve Accessory Building Use Permit 2025-04 subject to the attached Conditions of Approval on Resolution 2026-02. The Motion was carried by the following roll call vote:

AYES: CHUDZICKI, FIORE, AND HUTNIK
NOES: SHYU
ABSENT: NONE
ABSTAIN: HEDGES

4.C. Approval of Graphic Element on Wireless Telecommunications Facility at 5555 Hamner Avenue (Condition No. 16 of Resolution No. 2024-22) Planning Associate Wood-Diaz presented report regarding Graphic Element on Wireless Telecommunications Facility at 5555 Hamner Avenue.

Member Fiore asked if graphics could be seen from the freeway.

Vice Chair Shyu had questions regarding the graphics materials and who will be doing maintenance.

Member Hutnik discussed importance of the placement of the graphic.

Communications Manager Newton answered questions and addressed concerns.

Chair Hedges opened Public Comments.

There were no Public Comments at this time.

Planning Commission Minutes - January 14, 2026
Chair Hedges closed Public Comments.

Following further discussion, motion was made.

M/S SHYU/FIORE Approve the proposed graphic element, including its placement and coordinated lighting, for the facade of the multi-carrier wireless telecommunications facility designed as a faux water tank under Conditional Use Permit No. 2023-11, and authorize the Planning Division to clear Condition No. 16 of Resolution No. 2024-22 subject to installation of the approved graphic and lighting prior to Building Division final approval. The Motion was carried by the following roll call vote:

AYES: SHYU, CHUDZICKI, FIORE, AND HUTNIK
NOES: HEDGES
ABSENT: NONE
ABSTAIN: NONE

5. PUBLIC HEARING(S)

5.A. Approval of Graphic Element on Wireless Telecommunications Facility at 5555 Hamner Avenue (Condition No. 16 of Resolution No. 2024-22) Planning Assistant Martin presented the report regarding Graphic Element on Wireless Telecommunications Facility at 5555 Hamner Avenue.

Member Fiore discussed concern that the Pine Tree Element does not fare well in our California weather.

Member Hutnik discussed issues with vandalism.

Planning Assistant Martin answered questions and discussed concerns.

Chair Hedges opened the Public Hearing.

Applicant addressed the concerns of the commission and answered questions.

Chair Hedges closed the Public Hearing.

Following discussion, motion was made.

M/S SHYU/CHUDZICKI Approve Conditional Use Permit (CUP) 2024-02 subject to the attached Conditions of Approval on Resolution 2026-01 with the addition of

Planning Commission Minutes - January 14, 2026
wrought iron screening for safety. The Motion was carried by the following roll call vote:

AYES: HEDGES, SHYU, CHUDZICKI, FIORE, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

5.B. CONTINUED ITEM: Site Plan 2025-02, (Opitz/CJC Design Inc.): A request for approval to construct a 1,250 square foot office shell building at 3881 Center Avenue, specifically on the lot with the Assessor’s Parcel Number (APN) of 133-182-005
M/S SHYU/HUTNIK Continue the item off calendar to give for further project review. The Motion was carried by the following roll call vote:

AYES: HEDGES, SHYU, CHUDZICKI, FIORE, AND HUTNIK
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE

6. COMMISSION / STAFF COMMUNICATIONS
Interim Community Development Director Tomich stated he would be providing a legislative update at the next scheduled meeting and further training at the March scheduled meeting.

7. ADJOURNMENT
Chair Hedges adjourned the meeting at 8:39 p.m.

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.D.

To: Honorable Mayor and City Council Members
From: Lisette Free, City Manager
Prepared By: Joshua Calhoun, Finance Director
Department: Finance
SUBJECT:

Delinquent Special Taxes – Community Facilities District No. 2001-1 (Norco Ridge Ranch)
RECOMMENDATION:

Adopt City Resolution No. 2026-04 ordering judicial foreclosure of delinquent special taxes in City of Norco Community Facilities District No. 2001-1 (Norco Ridge Ranch).

SUMMARY:

The City Council serves as the governing body of the City of Norco Community Facilities District No. 2001-1 (Norco Ridge Ranch) and is required under the CFD bond covenants and the Mello-Roos Community Facilities Act of 1982 to authorize judicial foreclosure proceedings for the properties delinquent in the payment of special taxes.

Certain properties within the CFD have been reported as delinquent, and adoption of this Resolution will authorize the initiation of foreclosure actions in accordance with state law and the official statement, thereby protecting the financial integrity of the CFD and meeting the City's obligations to bondholders.

BACKGROUND:

On April 18, 2001, the City Council formed the City of Norco Community Facilities District No. 2001-1 (Norco Ridge Ranch) (the “CFD”) a California community facilities district. The City Council acts as the governing board of the CFD. Also on April 18, 2001, the City Council acting as the legislative body of the CFD authorized the issuance of bonds and the levy of special taxes to pay principal and interest on the bonds for the CFD. The special taxes are collected in bi-annual installments which become delinquent on December 10 and April 10 of each tax year.

Pursuant to the official statement regarding the bonds issued for the CFD, the City Council acting as the legislative body of the CFD has covenanted to bondholders to commence judicial foreclosure proceedings against properties within the CFD for which

special taxes are delinquent. Pursuant to Section 53356.1 of the Mello-Roos Community Facilities Act of 1982, judicial foreclosure proceedings cannot be initiated until the City Council acting as the legislative body of the CFD has adopted a resolution authorizing the commencement of such actions. This Resolution authorizes the initiation of foreclosure proceedings against those properties located in the CFD which have been reported as delinquent with respect to the payment of special taxes.

In order to fulfill the covenant set forth in the official statement, staff recommends that the City Council acting as the legislative body of the CFD adopt the resolution authorizing the commencement of judicial foreclosure actions with regard to those properties identified in Exhibit A to the Resolution, on behalf of City of Norco Community Facilities District No. 2001-1 (Norco Ridge Ranch).

FISCAL IMPACT:

This agenda item will not result in a fiscal impact.

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic Direction #3 - Economic Development and Financial Stability: Assure financial stability by expending development efforts, diversifying revenue sources and continuing prudent financial management.

REVIEWED AND APPROVED BY:

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

Resolution 2026-04 Authorizing Judicial Foreclosure re CFD 2001-1 (2026)

1 RESOLUTION NO. 2026-04

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF NORCO AS THE LEGISLATIVE BODY OF
COMMUNITY FACILITIES DISTRICT NO. 2001-1 (NORCO

RIDGE RANCH) AND ORDERING THE

COMMENCEMENT OF JUDICIAL FORECLOSURE

ACTIONS PURSUANT TO THE MELLO-ROOS
COMMUNITY FACILITIES ACT OF 1982 TO COLLECT

DELINQUENT SPECIAL TAX INSTALLMENTS AND

DIRECTING THE REMOVAL OF DELINQUENT SPECIAL

TAX INSTALLMENTS FROM THE COUNTY TAX ROLL
WHEREAS, pursuant to the Mello-Ross Community Facilities Act of 1982 (Government Code Section 53311, et seq.) (“Mello-Roos Act”), the City of Norco Community Facilities District No. 2001- 1 (Norco Ridge Ranch) (the “CFD”) has incurred bonded indebtedness to finance certain public infrastructure improvements and duly and regularly levied a special tax against parcels of real property within the CFD by way of the Riverside County Tax Roll for the payment of such bonded indebtedness (“Special Tax”); and
WHEREAS, the CFD has duly recorded notice of the levy of the Special Tax, thereby imposing a lien securing each installment thereof, and interest and penalties thereon, against those parcels set forth in said notice; and
WHEREAS, those installment(s) of the Special Tax set forth in Exhibit “A” attached hereto have not been paid when due and remain delinquent; and
WHEREAS, the City Council of the City of Norco acting as the legislative body of the CFD (“City Council”) is authorized by the Mello-Roos Act to order, not later than four (4) years after the due date of the last installment of principal due on the bonds secured by the levy of the Special Tax, that any delinquent installments thereof be collected by action(s) brought in the Superior Court to foreclose the liens securing those installments; and
WHEREAS, pursuant to the Mello-Roos Act, the CFD has covenanted with the owners of the bonded indebtedness secured by the Special Tax to institute and prosecute judicial foreclosure actions to collect delinquent installments of the Special Tax (“Bond Covenant”); and WHEREAS, the City Council has determined that the public interest and necessity, including, but not limited to, the Bond Covenant, requires the prosecution of judicial foreclosure actions to collect delinquent installment(s) of the Special Tax set forth in Exhibit “A”; and WHEREAS, when a foreclosure action is ordered to be commenced pursuant to the MelloRoos Act, the county tax collector (“Tax Collector”) shall be credited upon the current tax roll with the amount charged on account of the delinquent Special Tax to be sued on, including applicable penalties, interest, and costs, and to be relieved of further duty in regard thereto; and WHEREAS, the Mello-Roos Act requires a Notice of Intent to Remove Delinquent Special Tax Installments from the Tax Roll (“NOI”) to be recorded prior to the removal of the delinquent Special Tax installments from the county tax roll; and

2 WHEREAS, the CFD previously retained Willdan Financial (“Financial Consultant”) to administer the CFD; and
WHEREAS, the CFD previously retained Stradling, Yocca, Carlson & Rauth LLP (“Special Counsel”), to prosecute judicial foreclosure actions on behalf of the CFD.

NOW THEREFORE, the City Council of the City of Norco, acting in its capacity as the legislative body of City of Norco Community Facilities District No. 2001-1 (Norco Ridge Ranch), does hereby resolve, determine, and order as follows:

SECTION 1. The foregoing recitals are true and correct and are incorporated herein by this reference.

SECTION 2. The delinquent Special Tax installment(s) listed in Exhibit “A” attached hereto and incorporated herein by this reference shall be collected by action(s) brought pursuant to the MelloRoos Act in the applicable Superior Court of the State of California to foreclose the liens securing those delinquent Special Tax installments (“Foreclosure Action(s)”).

SECTION 3. Special Counsel is authorized to initiate and litigate the Foreclosure Action(s) on behalf of the CFD.

SECTION 4. All costs and attorneys’ fees incurred in the collection of the delinquent Special Taxes shall be sought in the Foreclosure Action(s) pursuant to the Mello-Roos Act. Special Counsel is authorized to require payment of costs and attorneys’ fees as a condition of any pre-judgment or post-judgment redemption.

SECTION 5. Special Counsel, in conjunction with the Director of Finance and the Financial Consultant, is authorized and directed to take the following actions pursuant to Section 53356.2 of the Mello-Roos Act;
a. Record an NOI that corresponds to the delinquent parcel(s) listed in Exhibit “A” and lists the Special Counsel and or the Director of Finance as the official to be contacted regarding the delinquent installment amounts;
b. To present to the Tax Collector written proof of the recordation of the NOI together with a request for the Tax Collector to remove the delinquent Special Tax installment(s) from the tax rolls for each parcel listed in Exhibit “A”;
c. To credit the Tax Collector upon the current tax roll with the amount charged on account for the parcel(s) listed in Exhibit “A”, including applicable penalties, interest, and costs, and relieve the Tax Collector of further duty in regard thereto.

SECTION 6. To the extent that any of the actions set forth in Section 5 above have already been completed, such prior actions are hereby ratified.

SECTION 7. In the event that future installments of the Special Tax levied against parcel(s) listed in Exhibit “A” became delinquent during the pendency of the Foreclosure Action(s) and/or prior to the particular delinquent parcel’s sale pursuant to judgment, Special Counsel is directed to cause such future delinquent Special Tax installments to be removed from the county tax roll and, along with any applicable interest, penalties, costs, fees and other charges, through the corresponding pending

3 Foreclosure Action(s) or modification of the judgment pursuant to Section 53356.1(c) of the MelloRoos Act.

SECTION 8. The City Council of the City of Norco is hereby authorized and directed to take any actions and execute and deliver any and all documents as necessary to implement the terms of this Resolution, including entering into agreements for services with Special Counsel and other consultants to pursue the collection of the delinquent Special Tax installments.

SECTION 9. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting this Resolution.

PASSED AND ADOPTED by the City Council of the City of Norco, this 21st day of January, 2026:

Robin Grundmeyer, Mayor
City of Norco
ATTESTED:

Janet Martinez, Interim City Clerk
City of Norco

4 I certify that the foregoing Resolution was passed and adopted by the City Council of the City of Norco, at a regular meeting held on January 21, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

Janet Martinez, Interim City Clerk
City of Norco, California

5 EXHIBIT A
Parcel Owner’s Name District Tax Year Installments
123-612-005 FROST HEATHER CFD-2001-1 (North Ridge Ranch) 2023/2024 2nd 123-612-005 FROST HEATHER CFD-2001-1 (North Ridge Ranch) 2024/2025 1st and 2nd

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.E.

To: Honorable Mayor and City Council Members
From: Lisette Free, City Manager
Prepared By: Matt Boudreaux, IT Manager
Department: IT
SUBJECT:

Approval of Microsoft Enterprise Agreement License Renewal RECOMMENDATION:

1. Approve the purchase of Microsoft Software User Licensing with Insight Public Sector, Inc. utilizing the County of Riverside cooperative purchasing agreement ITARC-00930 in an amount not to exceed $296,946 over a three-year term.

2. Authorize the City Manager to execute appropriate contracts and documentation.

3. Authorize the City Manager to approve contract change orders up to $10,000 per each Fiscal Year to accommodate for additional licenses for potential growth in staff, for a total of $326,946.

SUMMARY:

The City of Norco uses Microsoft products on a daily basis to support core municipal operations across all departments. The City’s Microsoft Enterprise Agreement is approaching expiration and must be renewed to maintain uninterrupted access to these services. Since the prior agreement was approved, the number of City employees, consultants, and contract staff requiring access to Microsoft services has increased, resulting in higher licensing quantities.

This item renews the Microsoft Enterprise Agreement licensing by piggybacking on the County of Riverside cooperative purchasing agreement ITARC-00930 and transitions the City’s authorized Microsoft reseller from CDW-G to Insight Public Sector, Inc.

BACKGROUND:

The City of Norco has standardized on Microsoft software as its primary productivity and collaboration platform for many years. Microsoft products are used Citywide for email communications, document creation, file storage, data sharing, calendaring, and internal coordination across all departments.

In February 2023, the City entered into a Microsoft Enterprise Agreement to support its transition to Microsoft 365 Government Community Cloud services and to establish a multi-year licensing structure. This agreement provides access to Office 365 (Word, Excel, PowerPoint), Exchange Online, Teams, SharePoint, OneDrive, and associated security and compliance tools that are essential to daily City operations.

In addition to full time City employees, Microsoft services are also used by consultants and contract staff who require controlled access to City systems to perform work on behalf of the City. Over time, the number of users and the scope of Microsoft services in use have increased as operational needs have expanded.

Microsoft Enterprise Agreements are term based and must be renewed at the end of each term to avoid service interruption. Renewal of the license portion of the agreement is necessary to ensure continued availability of core systems, maintain licensing compliance, and support the City’s ongoing operational and contractual needs.

FISCAL IMPACT:

The Microsoft Enterprise Agreement license renewal will be for a three-year term totaling $326,946 and will be paid annually at $108,982. Funding for this item is included in the adopted FY 2025-26 Budget (GL Account No. 135.901.30435.10).

Sufficient funds have been budgeted within the Information Technology Division operating budget for the applicable fiscal year. Future annual licensing costs will be budgeted in the appropriate fiscal year.

RELATIONSHIP TO STRATEGIC PLAN:

This agenda item is consistent with Strategic Plan Direction No. 5, "Ensure timely preservation, replacement, improvement and acquisition of infrastructure and capital assets," and IT Master Plan Initiative No. 52, "Microsoft Office 365 - Future Upgrades." REVIEWED AND APPROVED BY:

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

Attachment A - Insight Public Sector, Inc. - Microsoft Enterprise Agreement Renewal Quote

11/16/2025 Page 1 of 1
City of Norco PRELIMINARY
Quotation: 1125-City of Norco1-MSEA-YTH Subscription Start Date: 2/1/2026 Date: November 11, 2025 Subscription End Date: 1/31/2029 Enrollment: NEW
Contract: ITARC-00930
Year One: 12 Months 12
Part Number Item Name Level Purchase Period Pool Product Type Quantity Term Price Extended Price Enterprise Products
T2N-00001 O365 G5 GCC Sub Per User D Non-Specific Applications Monthly Subscriptions-VolumeLicense 190 $408.30 $ 77,577.00 Additional Products
MQM-00001 Entra ID P1 Gov Sub Per User D Non-Specific Servers Monthly Subscriptions-VolumeLicense 190 $54.82 $ 10,415.80 EP2-24658 M365 Copilot GCC Sub Add-on D Non-Specific Applications Monthly Subscriptions-VolumeLicense 30 $366.30 $ 10,989.00 12 Month Total: $ 98,981.80
Year Two: 12 Months 12
Enterprise Products
T2N-00001 O365 G5 GCC Sub Per User D Non-Specific Applications Monthly Subscriptions-VolumeLicense 190 $408.30 $ 77,577.00 Additional Products
MQM-00001 Entra ID P1 Gov Sub Per User D Non-Specific Servers Monthly Subscriptions-VolumeLicense 190 $54.82 $ 10,415.80 EP2-24658 M365 Copilot GCC Sub Add-on D Non-Specific Applications Monthly Subscriptions-VolumeLicense 30 $366.30 $ 10,989.00 12 Month Total: $ 98,981.80
Year Three: 12 Months 12
Enterprise Products
T2N-00001 O365 G5 GCC Sub Per User D Non-Specific Applications Monthly Subscriptions-VolumeLicense 190 $408.30 $ 77,577.00 Additional Products
MQM-00001 Entra ID P1 Gov Sub Per User D Non-Specific Servers Monthly Subscriptions-VolumeLicense 190 $54.82 $ 10,415.80 EP2-24658 M365 Copilot GCC Sub Add-on D Non-Specific Applications Monthly Subscriptions-VolumeLicense 30 $366.30 $ 10,989.00 12 Month Total: $ 98,981.80
36 Month Total: $ 296,945.40
Confidential. EA Monthly Subscriptions Thank you for the opportunity to quote.

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.F.

To: Honorable Mayor and City Council Members
From: Lisette Free, City Manager
Prepared By: Matt Boudreaux, IT Manager
Department: IT
SUBJECT:

Approval of Barracuda Email Protection Subscription Renewal RECOMMENDATION:

Approve the renewal of the City’s Barracuda Email Protection subscription through Insight Public Sector, Inc. utilizing ONNIA Partners Contract #23-6692-03, in an amount not to exceed $93,370, paid upfront for a three (3) year term.

SUMMARY:

The City of Norco relies on Barracuda Email Protection to safeguard its Microsoft 365 environment from phishing, malware, social engineering attacks, and data loss. The current Barracuda subscription term is expiring, and action is required to ensure continuity of these critical cybersecurity services.

This item provides for the renewal of the City’s Barracuda Email Protection subscription through Insight Public Sector, Inc. utilizing OMNIA Partners Contract #23-6692-03.

Approval of this renewal will allow the City to maintain its existing email security, data protection, and compliance capabilities while avoiding service disruption. The proposed three-year term provides cost certainty and leverages competitively bid cooperative purchasing pricing.

BACKGROUND:

The City first implemented Barracuda Email Security services in 2012 and has continued to rely on the platform as a core component of its cybersecurity posture. In conjunction with the City’s transition to Microsoft Office 365, Barracuda Email Protection Premium Plus was selected to provide advanced threat protection, email filtering, cloudto-cloud backup, user awareness training, and incident response capabilities.

Barracuda Email Protection has proven effective in reducing malicious email threats and supporting the IT Department’s ability to protect City data and systems. Continued use of this service remains critical as email remains the primary attack vector for cybersecurity incidents affecting public agencies.

In order to provide the City with the best service at the lowest price, staff utilized cooperative purchasing and worked with Insight Public Sector, Inc. to obtain pricing based on the pre-negotiated OMNIA Partners Contract #23-6692-03. A quote (Attachment A) has been provided for Council’s review. A purchase order will be created for the renewal.

FISCAL IMPACT:

This agenda item will result in an upfront cost of $93,370 for the three-year renewal of the Barracuda Email Protection subscription. While the full amount will be paid upfront, the cost will be spread across the applicable fiscal years. Funding for this item is included in the adopted FY 2026-27 Information Technology Division operating budget under Account No. 135.901.34100.80. Future licensing costs will be budgeted for in the appropriate fiscal year.

RELATIONSHIP TO STRATEGIC PLAN:

This agenda item is consistent with Strategic Direction No. 5, "Ensure timely preservation, replacement, improvement, and acquisition of infrastructure and capital assets," and IT Master Plan Initiative No. 65, "Disaster Recovery Planning." REVIEWED AND APPROVED BY:

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

Attachment A - Insight Public Sector, Inc. - Barracuda Quotation #0228968268

HTTP://WWW.INSIGHT.COM
INSIGHT PUBLIC SECTOR, INC. Page 1 of 2
2701 E INSIGHT WAY
CHANDLER AZ 85286-1930
Tel: 800-467-4448
Account name: 11116484

CITY OF NORCO

ACCOUNTS PAYABLE
2870 CLARK AVE
NORCO CA 92860-1903

SHIP-TO

CITY OF NORCO

ACCOUNTS PAYABLE
2870 CLARK AVE
NORCO CA 92860-1903
We deliver according to the following terms:

Payment Terms : Net 30 days
Ship Via : Electronic Delivery
Terms of Delivery : FOB ORIGIN
Currency : USD
Quotation
Quotation Number : 0228968268
Document Date : 12-NOV-2025
PO Number :

PO Release :

Sales Rep : Cathy Chapman
Email : [email protected]
Phone :

Material Material Description Quantity Unit Price Extended Price EP-PREMPLUS-USR-1MBarracuda E-Mail Protection Premium Plus - subscription license (1 month) - 1 user
5,760 16.21 93,369.60
Coverage Dates: 27-FEB-2026 - 26-FEB-2029

OMNIA PARTNERS (COBB COUNTY) IT PRODUCTS AND
SERVICES(# 23-6692-03)
List Price: 21.99
Discount: 26.285%
Product Subtotal 93,369.60
TAX 0.00
Total 93,369.60
Lease & Financing options available from Insight Global Finance for your equipment & software acquisitions. Contact your Insight account executive for a quote.

Thank you for choosing Insight. Please contact us with any questions or for additional information about Insight's complete IT solution offering.

Sincerely,
Cathy Chapman
[email protected]
To purchase under this contract, your agency must be registered with OMNIA Partners Public Sector.

Insight Global Finance has a wide variety of flexible financing options and technology refresh solutions. Contact your Insight representative for an innovative approach to maximizing your technology and developing a strategy to manage your financial options.

HTTP://WWW.INSIGHT.COM Document Date 12-NOV-2025
Quotation Number 228968268

This purchase is subject to Insight’s online Terms of Sale unless you are purchasing under an Insight Public Sector, Inc. contract vehicle, in which case, that agreement will govern.

SOFTWARE AND CLOUD SERVICES PURCHASES: If your purchase contains any software or cloud computing offerings (“Software and Cloud Offerings”), each offering will be subject to the applicable supplier's end user license and use terms ("Supplier Terms") made available by the supplier or which can be found at the “terms-and-policies” link below. By ordering, paying for, receiving or using Software and Cloud Offerings, you agree to be bound by and accept the Supplier Terms unless you and the applicable supplier have a separate agreement which governs.

Insight’s online Terms of Sale can be found at the “terms-and-policies” link below. https://www.insight.com/terms-and-policies

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.G.

To: Honorable Mayor and City Council Members
From: Joshua Calhoun, Finance Director
Prepared By: Joshua Calhoun, Finance Director
Department: Finance
SUBJECT:

Housing Successor Agency Annual Report for Fiscal Year 2024-25 RECOMMENDATION:

Receive and file the Housing Successor Agency Annual Report for Fiscal Year 2024-25.

SUMMARY:

The City is the Housing Successor Agency to the former Norco Community Redevelopment Agency (“Housing Successor”). Health and Safety Code (“HSC”) Section 34176.1 (enacted by Senate Bill 341 and related legislation) requires the Housing Successor to prepare an annual report documenting compliance with expenditure proportionality and other requirements pertaining to its Low- and ModerateIncome Housing Asset Fund (“Housing Asset Fund”). The report is due to the California Department of Housing and Community Development (“HCD”) by April 1st annually.

The report also must be presented to City Council and posted on the City’s website.

City staff and consultants have prepared a Housing Successor Agency Annual Report for the Fiscal Year (“FY”) ending June 30, 2025. This report is being presented to City Council to receive and file and will be submitted to HCD.

BACKGROUND:

In accordance with Health and Safety Code (“HSC”) Section 34176.1 (enacted by Senate Bill 341 and related legislation) requires the Housing Successor to prepare an annual report documenting compliance with expenditure proportionality and other requirements pertaining to its Low- and Moderate-Income Housing Asset Fund (“Housing Asset Fund”). The report is due to the California Department of Housing and Community Development (“HCD”) by April 1st annually.

City staff and consultants have prepared a Housing Successor Agency Annual Report for the Fiscal Year (“FY”) ending June 30, 2025. This report is being presented to City Council to receive and file and will be submitted to HCD.

The following sections summarize the Housing Successor’s finances and compliance with various requirements.

Low- and Moderate-Income Housing Asset Fund
The Housing Asset Fund includes all the assets that were transferred from the Oroville Redevelopment Agency (“Agency”) to the Housing Successor upon dissolution of the former Agency. The assets included:
 Real properties,
 Low- and Moderate-Income Housing Fund encumbrances
 Loan receivables, and
 Rental income and homeowners association (HOA) dues.

As of June 30, 2025, the Housing Asset Fund had a cash balance of $4,877,916 and a total portfolio value of $11,933,164. Most of the asset value is from loans receivable that are due to the Housing Successor and land held for resale.

The Housing Successor deposited $712,829 in revenues throughout FY 2024-25, which includes interest income, leases, loan payments, and miscellaneous revenues. For FY 2024-25, the expenditures were primarily administrative costs equating to $247,047 in total funds used.

Income & Age Proportionality
If housing successors expend money on projects, State law requires at least 30% to be spent on extremely low-income rental housing in a five-year period, among other restrictions. Additionally, State law also sets a 20% maximum on assisting 60-80% AMI units. State law also sets a limit of 50% on the portion of publicly assisted deedrestricted rental housing that may be restricted to seniors. During FY 2024-25, the Housing Successor had expenditures in the amount of $212,009 for homeless prevention. As a result, this complies with the five-year income proportionality targets requirements.

Excess Surplus
Senate Bill 341 reinstated a requirement to prevent housing successors from accumulating an excess surplus, which is generally defined as unencumbered cash that exceeds the greater of $1 million or the aggregate amount deposited into the Housing Asset Fund in the preceding four years.

For FY 2024-25, the Housing Asset Fund had a beginning cash balance of $4,877,916.

The sum of deposits in the prior four years is $2,804,110. The amounts reported an excess surplus during FY 2024-25 in the amount of $2,073,806. The funds must be expended or encumbered within three fiscal years (June 30, 2028).

Homeownership Unit Inventory
State law requires the annual report to contain an inventory of any homeownership units assisted by the Housing Successor that require restrictions, covenants, or an adopted program that protects Housing Asset Fund monies. The Housing Successor oversees 54 homeownership units with affordability restrictions.

FISCAL IMPACT:

These are informational items with no fiscal impact.

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic Direction #3 - Economic Development and Financial Stability: Assure financial stability by expanding development efforts, diversifying revenue sources and continuing prudent financial management.

REVIEWED AND APPROVED BY:

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

Norco Housing Successor Annual Report FY 2024-25

SENATE BILL 341

HOUSING SUCCESSOR ANNUAL REPORT
Norco Housing Successor
Report for Fiscal Year 2024-25

TABLE OF CONTENTS
INTRODUCTION ............................................................................................................................... 1 HOUSING SUCCESSOR REQUIREMENTS ........................................................................................ 1 ASSETS TRANSFERRED TO HOUSING SUCCESSOR ...................................................................... 2 HOUSING ASSET FUND ACTIVITY ................................................................................................... 3 EXPENDITURE LIMIT COMPLIANCE ................................................................................................. 4 SENIOR RENTAL HOUSING LIMIT COMPLIANCE ............................................................................. 5 PROJECTS FUNDED BY ROPS ......................................................................................................... 7 EXCESS SURPLUS ........................................................................................................................... 7 TRANSFERS TO OTHER HOUSING SUCCESSORS .......................................................................... 8 HOUSING SUCCESSOR PORTFOLIO ............................................................................................... 9 LOANS RECEIVABLE ........................................................................................................................ 9 PROPERTY DESCRIPTIONS AND DISPOSITION STATUS .............................................................. 10 HOMEOWNERSHIP UNIT INVENTORY ........................................................................................... 11 APPENDIX 1 - HOUSING SUCCESSOR ANNUAL REPORT REQUIREMENTS.................................. 12 APPENDIX 2 – HOUSING ASSET TRANSFER FORM ...................................................................... 13 APPENDIX 3 – HOUSING ASSET FUND EXPENDITURE REQUIREMENTS ..................................... 14

Norco Housing Successor Annual Report 2024-25 1

INTRODUCTION
The City of Norco Housing Successor (“Housing Successor”) was established on February 1, 2011, by the adoption of Resolution No. 2012-01 and has become the Housing Successor Agency to the former Norco Redevelopment Agency (“Agency”). The Housing Successor is responsible for maintaining housing assets transferred from the Agency. Its main goal is to provide affordable housing for the City of Norco (“City”) residents.

This Housing Successor Agency Annual Report (“Annual Report”) contains information on Fiscal Year (“FY”) 2024-25 finances and activities as required by Health and Safety Code (“HSC”) Section 34176.1(f).

The Housing Successor is subject to income proportionality requirements in a five-year compliance period (FYs 2024-25 through 2028-29). The Annual Report details progress meeting requirements through FY 2024-25.

The Annual Report is due to the California Department of Housing and Community Development (“HCD”) by April 1st annually. The City’s audited financial statements will be posted on the City’s website when available.

HOUSING SUCCESSOR REQUIREMENTS
Senate Bill (“SB”) 3411 and subsequent legislation enacted several requirements for housing successor agencies. Housing successors must comply with three major requirements pursuant to HSC Section 34176.1:

1. Expenditures and housing production are subject to income and age targets.

2. Housing successors may not accumulate an “excess surplus,” or a high balance based on certain thresholds.

3. Properties must be developed with affordable housing within five to ten years of being approved for transfer from the former redevelopment agency to the housing successor. 1 2013-14 legislative session

Norco Housing Successor Annual Report 2024-25 2
The requirements are designed to ensure that housing successors are actively utilizing former Agency housing assets to produce affordable housing. Appendix 1 provides a detailed summary of the reporting requirements that are addressed in this Annual Report.

ASSETS TRANSFERRED TO HOUSING SUCCESSOR
Upon the statewide dissolution of redevelopment in 2012, all rights, powers, committed assets, liabilities, duties, and obligations associated with the housing activities of the Agency were transferred to the Housing Successor. The Housing Successor prepared a Housing Asset Transfer Form (“HAT”) that provided an inventory of all housing assets transferred from the Agency to the Housing Successor. This included:

1. Real properties;

2. Low- and Moderate-Income Housing Fund (“LMIHF”) encumbrances;

3. Loan receivables; and

4. Rental income and homeowners association (“HOA”) dues.

All items on the HAT were approved by the California Department of Finance (“DOF”) on September 5, 2012. Housing Successor assets that were not transferred from the Agency, or generated by or purchased with assets from the Agency, are not subject to HSC Section 34176.1. A copy of the HAT is provided as Appendix 2.

Norco Housing Successor Annual Report 2024-25 3

HOUSING ASSET FUND ACTIVITY
Former Agency assets, and the revenues generated by those assets, are maintained in a Low- and Moderate-Income Housing Asset Fund (“Housing Asset Fund”).2 Housing Asset Funds may be spent on:
 Administrative costs up to $263,100 per year adjusted for inflation, or 5% of the statutory value of real property owned by the housing successor and the value of loans and grants receivable from the HAT (“Portfolio”), whichever is greater. HCD annually publishes the administrative expenditure cap adjustment limit based on any change in the Consumer Price Index. The FY 2024-25 limit has not been published by HCD, therefore the City will be applying the FY 23-34 limit which is $263,100.
 Homeless prevention and rapid rehousing services up to $500,000 per year, if the Agency did not have any outstanding housing inclusionary or replacement housing production requirements. The Agency had a surplus of affordable housing production units upon dissolution.3 Therefore, the Housing Successor may spend Housing Asset Funds in this category if it chooses and funds are available.
 Affordable housing development per HSC Section 34176.1(a), a housing successor must spend remaining housing funds to expand housing options for households earning 80% or less of the area median income ("AMI").

Five-Year Income Proportionality: If any Housing Asset Funds are spent on affordable housing development, it triggers a requirement to spend at least 30 percent of such expenses assisting extremely low-income households (up to 30% AMI) and no more than 20 percent on low-income households (between 60-80% AMI) per five-year compliance period. The current five-year compliance period is from July 1, 2024 through June 30, 2029.

Housing successors must report expenditures by category each year, but compliance with income proportionality limits is measured every five years. For example, a housing successor could spend all its funds in a single year on households earning between 60-80% AMI, as 2 The Housing Asset Fund replaced the former Agency’s Low- and Moderate-Income Housing Fund. 3 The Agency assisted in the production of six units outside the Project Area in FY 2001-02, resulting in a surplus of three inclusionary housing units as of February 1, 2012.

Norco Housing Successor Annual Report 2024-25 4
long as it was 20 percent or less of the total expenditures during the five-year compliance period.

Ten-Year Age Proportionality: If more than 50% of the total aggregate number of rental units produced by the City, Housing Successor, or Agency during the past 10 years are restricted to seniors, the Housing Successor may not spend more Housing Asset Funds on senior rental housing.

Appendix 3 describes Housing Asset Fund expenditure requirements in more detail, including the types of costs eligible in each category.

EXPENDITURE LIMIT COMPLIANCE
The Housing Successor complied with all Housing Asset Fund spending restrictions in FY 2024-25, including five-year compliance period income targeting requirements:4  Administrative costs of $35,038 did not exceed the $263,100 maximum amount for FY 2024-25.  Homeless prevention and services costs of $212,009 did not exceed the $500,000 maximum amount for FY 2024-25.
 No affordable housing development-related expenditures were made for FY 2024-25.  The Housing Successor will ensure it meets all expenditure requirements throughout the next five-year compliance period.

In the current compliance period, the Housing Successor spent funds in FY 2024-25 for an affordable housing project that meets the compliance expenditure. For illustration purposes, Table 1 identifies all expenditures by category in the past five years.
4 The Housing Asset Fund figures in this Annual Report are based on unaudited numbers that were available at the time this report was prepared. They might vary slightly from audited numbers once the City’s annual audit is complete.

Norco Housing Successor Annual Report 2024-25 5
Failure to comply with the extremely low-income requirement in any five-year compliance period would result in the requirement that 50 percent of the remaining funds be spent on extremely low-income rental units until in compliance. Exceeding the expenditure limit for low-income households earning between 60-80% AMI in any five-year reporting period would result in the Housing Successor not being able to expend any funds on these income categories until in compliance.

SENIOR RENTAL HOUSING LIMIT COMPLIANCE
Housing Asset Funds may be used to assist senior rental housing units if no more than 50% of the deedrestricted rental housing units assisted by the Housing Successor, City, or Agency during the previous 10-year compliance period were restricted to seniors. The Housing Successor, City, and Former Agency did not assist any deed-restricted rental housing units restricted to seniors over the last ten years.

Housing Asset Funds may be used to assist senior rental units in the future if the Housing Successor complies with this senior production limit.

The Housing Successor deposited $712,829 into the Housing Asset Fund during FY 2024-25.

Norco Housing Successor Annual Report 2024-25 6
Revenue sources include:
 Interest income ($231,938);
 Loan payments ($480,063);
 Contribution – senior SWAT ($828).

The Housing Asset Fund ending balance as of June 30, 2025, was $16,887,079 and is summarized in Table 2. Please note the figures below are based on unaudited financials, the audited financials will be available at a later time.

Norco Housing Successor Annual Report 2024-25 7

PROJECTS FUNDED BY ROPS
There are no housing enforceable obligations on the successor agency’s Recognized Obligation Payment Schedule (“ROPS”), therefore there were no deposits into the Housing Asset Fund related to the ROPS in FY 2024-25 and none are anticipated in the future.

EXCESS SURPLUS
The Housing Asset Fund may not accumulate an “excess surplus”, which is an unencumbered amount that exceeds the greater of $1 million or the sum of deposits in the prior four fiscal years. This requirement ensures that housing successors are actively spending available Housing Asset Funds on affordable housing.

Norco Housing Successor Annual Report 2024-25 8
For FY 2024-25, the Housing Successor is reporting an excess surplus, as shown in Table 3. The Housing Successor’s prior four-year deposits amount of $2,804,145 is greater than the $1 million threshold and has resulted in an excess surplus amount of $2,073,806 based on their FY 2024-25 Unencumbered Cash Balance.

The Housing Asset Fund has eliminated prior years’ excess surplus. Should the Housing Successor have any excess surplus in the future, the funds must be expended or encumbered within three fiscal years. If a housing successor fails to comply, it must transfer any excess surplus to HCD within 90 days of the end of the third fiscal year.

TRANSFERS TO OTHER HOUSING SUCCESSORS
There were no transfers to another housing successor entity for a joint project pursuant to HSC Section 34176.1(c)(2).

Norco Housing Successor Annual Report 2024-25 9

HOUSING SUCCESSOR PORTFOLIO
As of FY 2024-25, the Portfolio value is $11,933,164 which is a decrease from last year’s amount of $12,371,593. The current Portfolio value includes one real property with a statutory value of $5,782,118 and two loans receivable with an outstanding balance of $6,151,046.

LOANS RECEIVABLE
The Agency transferred loan agreements to the Housing Successor on the HAT. The loans were issued as part of various loan programs. They consist of first time homebuyer, deferred loans and infill housing loans. All of the loans were issued to eligible homeowners based on the program requirements. As listed in Table 5 of June 30, 2025, the receivables due from the remaining 54 loans amount is $2,074,225.

Norco Housing Successor Annual Report 2024-25 10

PROPERTY DESCRIPTIONS AND DISPOSITION STATUS
HSC Section 34176.1(e) requires all real properties acquired by the Agency prior to February 1, 2012, and transferred to the Housing Successor to be developed pursuant to the requirements detailed in HSC Section 33334.16. All property that falls within these parameters must be developed for affordable housing purposes or sold within five years from the date DOF approved the HAT, or September 5, 2017.

If the Housing Successor is unable to develop or dispose of these properties within the five-year period, the law allows for a five-year extension via the adoption of a resolution. However, this is not necessary since this is past the five-year extension.

All Housing Successor properties are either being operated as affordable housing, in planning to be sold or transferred or have been sold. Descriptions of the properties and their disposition status are below.

The Agency did not make any LMIHAF transfers to the Housing Successor(s) under Section 34176.1(c)(2) during the Fiscal Year. The Housing Successor does not have a project since it does not receive or hold property tax revenue pursuant to the ROPS.

The following provides a status update on the real property or properties housing asset(s) that were acquired prior to February 1, 2012, and compliance with the five-year period:

Address Date Approved by DOF
as Housing Asset
Deadline to Initiate
Development Activity Status of Activity
Acacia Property
Valley View Avenue
River Road Property
12/27/12 12/27/22 Real property is currently held
as land held for resale
Table 6

Norco Housing Successor Annual Report 2024-25 11
ACACIA
An undeveloped parcel being held for resale. It is a rectangular-shaped parcel consisting of about 0.210 acres/9,147 square feet, located on the west side of Acacia Avenue, north of Alhambra Street.

VALLEY VIEW AVENUE
An undeveloped parcel being held for resale. It’s an irregularly shaped parcel consisting of about 0.210 acres/9,147 square feet, located on the southeast corner of Valley View and Second Street.

SECOND AND RIVER ROAD
An undeveloped parcel being held for resale. It’s an irregularly shaped property site consisting of two legal parcels that total about 7.31 acres/318,423 square feet combined, located near the southeast corner of River Road and Second Street.
4095, 4061 SIERRA AVENUE
On June 6, 2022, the City expended $2,457,880 for the acquisition of 4095 and 4061 Sierra Avenue in the City for an affordable housing project. The City is currently working on developing a request for proposal to solicit an affordable veterans housing developer for the property.

HOMEOWNERSHIP UNIT INVENTORY
This report must include an inventory of homeownership units assisted by the Agency or the Housing Successor that are subject to covenants or restrictions or to an adopted program that protects the Agency’s investment of money from the LMIHF. There are 54 units subject to affordable housing covenants or restrictions to report as of June 30, 2025.

Norco Housing Successor Annual Report 2024-25 12
APPENDIX 1 - HOUSING SUCCESSOR ANNUAL REPORT

REQUIREMENTS
Housing Successor Reporting Requirements
Health and Safety Code Section 34176.1(f)
Housing Asset Fund
Revenues & Expenditures
Other Assets and Active
Projects Obligations & Proportionality
Total amount deposited in the
Housing Asset Fund for the fiscal
year
Amount of deposits funded by a
Recognized Obligation Payment
Schedule (“ROPS”)
Description of any project(s)
funded through the ROPS
Description of any outstanding
production obligations of the
former Agency that were
inherited by the Housing
Successor
Statement of balance at the
close of the fiscal year
Update on property
disposition efforts (housing
successors may only hold
property for up to five years,
unless it is already developed
with affordable housing)
Compliance with proportionality
requirements (income group
targets), which must be upheld
on a five year cycle
Description of Expenditures for
the fiscal year, broken out as
follows:
 Homeless prevention and
rapid rehousing
 Administrative and
monitoring
 Housing development
expenses by income level
assisted
Other “portfolio” balances,
including:
 Statutory value of any
real property either
transferred from the
former Agency or
purchased by the
Housing Asset Fund
 Value of loans and
grants receivable
Percentage of deed-restricted
rental housing restricted to
seniors and assisted by the
Agency, the Housing Successor,
or the City within the past ten
years compared to the total
number of units assisted by any
of those three agencies
Description of any transfers to
another housing successor for a
joint project
Inventory of homeownership
units assisted by the former
Agency or the housing
successor that are subject to
covenants or restrictions or to
an adopted program that
protects the former Agency’s
investment of monies from the
Low- and Moderate-Income
Housing Fund
Amount of any excess surplus,
and, if any, the plan for
eliminating it

Norco Housing Successor Annual Report 2024-25 13
APPENDIX 2 – HOUSING ASSET TRANSFER FORM
The Housing Asset Transfer Form is attached as a separate document.

Norco Housing Successor Annual Report 2024-25 14
APPENDIX 3 – HOUSING ASSET FUND EXPENDITURE

REQUIREMENTS
Housing Asset Fund Expenditure Requirements
Health and Safety Code Section 34176.1
Expense
Category Limits Allowable Uses
Administration
and
Compliance
Monitoring
$263,100
maximum for
FY 2024-25
(most
available limit
as published
by HCD)
Administrative activities such as:
 Professional services (consultant fees, auditor fees, etc.)  Staff salaries, benefits, and overhead for time spent on Housing Successor administration
 Compliance monitoring to ensure compliance with affordable housing and loan agreements
 Property maintenance at Housing Successor-owned
properties
Capped at $263,100 adjusted annually for inflation or 5% of the statutory value of real property owned by the housing successor and the value of loans and grants receivable from the HAT (“Portfolio”), whichever is greater.

Homeless
Prevention
and
Rapid
Rehousing
Solutions
$500,000
maximum per
fiscal year
Services for individuals and families who are homeless or would be homeless but for this assistance, including:
 Contributions toward the construction of local or regional homeless shelters
 Housing relocation and stabilization services including housing search, mediation, or outreach to property owners  Short-term or medium-term rental assistance
 Security or utility deposits
 Utility payments
 Moving cost assistance
 Credit repair
 Case management
 Other appropriate activities for homelessness prevention and rapid rehousing of persons who have become homeless.

Affordable
Housing
Development
No spending
limit, but must
comply with
income and
age targets
“Development” includes:
 New construction
 Acquisition and rehabilitation
 Substantial rehabilitation
 Acquisition of long-term affordability covenants on multifamily units
 Preservation of at-risk units whose affordable rent restrictions would otherwise expire over the next five years

Norco Housing Successor Annual Report 2024-25 15
Housing Asset Fund Expenditure Requirements
Health and Safety Code Section 34176.1
Expense
Category Limits Allowable Uses
Income
Targets
Every five years (currently FYE 2025-2029), Housing Asset Funds must meet income targets:
 At least 30% on extremely low-income rental households (up to 30% AMI or “Area Median Income”)
 No more than 20% on low-income households (60-80% AMI) Moderate and above moderate income households may not be assisted (above 80% AMI).

Failure to comply with the extremely low-income requirement in any five-year compliance period would result in having to ensure that 50 percent of remaining funds be spent on extremely lowincome rental units until in compliance.

Exceeding the expenditure limit for low households earning between 60-80% AMI in any five-year reporting period would result in not being able to expend any funds on these income categories until in compliance.

Age Targets For the prior ten years (resets every year), a maximum of 50% of deed-restricted rental housing units assisted by the Housing Successor or its host jurisdiction may be restricted to seniors.

If a housing successor fails to comply, Housing Asset Funds may not be spent on deed-restricted rental housing restricted to seniors until in compliance.

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.H.

To: Honorable Mayor and City Council Members
From: Sam Nelson, Public Works Director
Prepared By: Victor So, Senior Civil Engineer
Department: Public Works
SUBJECT:

Approval of the proposal from RKA Consulting Group to provide Professional Engineering Services for Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road
RECOMMENDATION:

Accept the design services proposal and award a contract to RKA Consulting Group in the amount of $90,700 and authorize the City Manager to approve contract change orders up to 10 percent of the total proposal amount.

SUMMARY:

The City plans to use its SB1 funds for pavement rehabilitation on Santa Anita Road between Corydon Avenue and Kips Korner Road. The improvements include pavement rehabilitation, new ADA-compliant curb ramps, and updated signage and striping. Staff recommend awarding a contract to RKA Consulting Group to provide project design services for the Santa Anita Road pavement rehabilitation project.

BACKGROUND:

The City of Norco is proposing pavement restoration improvements along Santa Anita Road between Corydon Avenue and Kips Korner Road which will be funded by the City’s annual share of SB1 funding. Santa Anita Road is an existing urban street 34 feet wide with rolled curb on both sides and a equestrian trail on one side of the roadway.

The improvements will include the rehabilitation of existing pavement, the construction of new ADA-compliant curb ramps, and the installation of signage and striping along with Santa Anita Road between Corydon Avenue and Kips Korner Road.

Staff is recommending the City Council accept the design services proposal and award a contract to RKA Consulting Group in the amount of $90,700 and authorize the City Manager to approve contract change orders up to 10 percent of the total proposal amount.

FISCAL IMPACT:

The Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road (Project No. 4904.5) is an approved Capital Improvement Project in the SB1 Roads and Maintenance Fund for Fiscal Year 2025-26. Funds in the amount of $150,000 for design (Account No. 136.930.43160.30).

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic Direction #5 - Infrastructure and Asset Management: Ensure timely preservation, replacement, improvement and acquisition of infrastructure and capital assets.

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):

Proposal - Santa Anita Road Rehabilitation Project
Contract - Santa Anita Road Rehabilitation Project - RKA

CITY OF NORCO – SANTA ANITA ROAD REHABILITATION PROJECT PAGE 1
January 6, 2026
Sam Nelson
City of Norco
2870 Clark Avenue
Norco, CA 92860
RE: ENGINEERING DESIGN SERVICES FOR SANTA ANITA ROAD REHABILITATION PROJECT,

CORYDON AVENUE TO KIPS KORNER ROAD
Dear Mr. Nelson,
RKA Consulting Group is pleased to submit to you our proposal to provide professional engineering design services for the aforementioned project. This proposal will provide specific details for the Scope of Work and a not-to-exceed Fee Proposal.

PROJECT UNDERSTANDING
The City of Norco is proposing pavement restoration improvements along Santa Anita Road between Corydon Avenue and Kips Korner Road which will be funded by the City’s annual share of SB1 funding.

Santa Anita Road is an existing urban street 34 feet wide with rolled curb on both sides and a equestrian trail on one side of the roadway. The corridor currently is missing sidewalk and curb ramps along the entire stretch of the project.

The improvements will include removal and replacement of the existing pavement section. The existing rolled curb & gutter will be protected in place, with localized repairs where needed. In partnership with Kelsoe and Associates, RKA will provide a topographic survey for the project. The topographic survey will include critical features and existing utilities within the City right of way for the limits of the project.

Below is a summary of the proposed improvements:

1. Mill & Overlay of existing asphalt concrete

2. Localized deep digouts where pavement is failing

3. Spot repairs of existing rolled curb and gutter

4. Protect existing driveways

5. Proposed PCC curb ramps to meet ADA standards.

6. Proposed signage and striping will follow latest CA MUTCD standards.

SCOPE OF WORK
Task 1. Utility Research and Coordination $4,040
 RKA will contact the utility agencies to obtain existing record maps and notify them of a 5- year moratorium that will be enforced after the completion of the project. RKA will also coordinate with any utilities that anticipate upgrades or additions to their facilities prior to the end of construction for this project.

Task 2. Field Investigation & Pavement Cores $19,328
 Field visits during design to identify design issues and confirm the design plans properly 398 Lemon Creek Drive, Suite E ● Walnut, CA 91789
Phone: (909) 594-9702 ● Fax: (909) 594-2658 ● www.rkagroup.com

CITY OF NORCO – SANTA ANITA ROAD REHABILITATION PROJECT PAGE 2
reflect field conditions.
 Complete 6 total pavement borings and associated lab tests. An engineering analysis and report will be prepared and will include pavement repair recommendations.

Task 3. Topographic Survey $9,430
 Provide a topographic survey of Santa Anita Road from Corydon Avenue to Kips Korner Road. The survey will provide field topography with a cross-section survey at 50’ intervals and will capture physical features within the public right-of-way.

Task 4. Develop Plans, Specifications and Cost Estimate $53,840  Title sheet, general notes and typical section(s).
 Street Improvement plans, 1”=20’.
 Detail Sheets, 1”=10’.
 Construction specifications and cost estimate.

Task 5. Construction Support $2,450
 Respond to bidders’ RFIs and issue any required addendums during bidding within three working days of issuance.
 Review material submittals.

Task 6. Prepare As-Builts $1,580
 Utilizing the Contractor’s redlines prepare as-built plans for the City’s record.  Transfer CAD files to the City.

Exclusions
 Construction Traffic Control Plan (TCP)
 Erosion and Sediment Control Plan
 Temporary or permanent easements
 Construction management
RKA will provide the above professional engineering services for a not-to-exceed fee of $90,668.

We appreciate the opportunity to provide this proposal and look forward to working with you on this project. If you should have any questions, please do not hesitate to contact me at (909) 594-9702 or by e-mail at [email protected].

Sincerely,
Cesar Ortiz
Engineering Manager

1 CITY OF NORCO

ENGINEERING AND DESIGN SERVICES CONTRACT
Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road

1. Parties and Date.

This Agreement is made and entered into this 21st day of January, 2026 by and between the City of Norco, a municipal corporation of the State of California, located at 2870 Clark Avenue, Norco, California 92860, County of Riverside, State of California, (hereinafter referred to as “City”) and RKA Consulting Group, a corporation with its principal place of business at 398 Lemon Creek Drive, Suite E, Walnut, CA 91789 (hereinafter referred to as “Consultant”). City and Consultant are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.

2. Recitals.

2.1 Consultant.

Consultant desires to perform and assume responsibility for the design services on the terms and conditions set forth in this Agreement. Consultant represents that it is experienced in providing engineering and design services to public clients, that it and its employees or subconsultants have all necessary licenses and permits to perform the Services in the State of California, and that is familiar with the plans of the City.

2.2 Project.

Consultant desires to engage the City to render such design services “Services” for the Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road (“Project”) as set forth in this Agreement.

3. Terms.

3.1 Scope of Services and Term.

3.1.1 General Scope of Services.

Consultant promises and agrees to furnish to the City all labor, materials, tools, equipment, services, and incidental and customary work necessary to provide the Services outlined by the Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road. The Project is more particularly described in Exhibit A attached hereto and incorporated herein by reference.

All engineering and design services shall be subject to, and performed in accordance with this Agreement, the exhibits attached hereto and incorporated herein by reference, and all applicable local, state and federal laws, rules and regulations. The Consultant shall not conduct any work unless provided written direction by the City and cannot be exceeded without written approval of the City.

3.1.2 Term.

The terms of this Agreement shall begin at the Notice to proceed and shall extend 20 weeks.

Consultant shall complete the Project within the term of this Agreement, and shall meet any other established schedules and deadlines.

2 3.2 Responsibilities of Consultant.

3.2.1 Control and Payment of Subordinates; Independent Consultant.

The Services shall be performed by Consultant or under its supervision. Consultant will determine the means, methods and details of performing the Services subject to the requirements of this Agreement. City retains Consultant on an independent Consultant basis and not as an employee.

Consultant retains the right to perform similar or different services for others during the term of this Agreement. Any additional personnel performing the Services under this Agreement on behalf of Consultant shall also not be employees of City and shall at all times be under Consultant’s exclusive direction and control. Consultant shall pay all wages, salaries, and other amounts due such personnel in connection with their performance of Services under this Agreement and as required by law. Consultant shall be responsible for all reports and obligations respecting such additional personnel, including, but not limited to: social security taxes, income tax withholding, unemployment insurance, disability insurance, and workers’ compensation insurance.

3.2.2 Schedule of Services.

Consultant shall perform the Services expeditiously, within the term of this Agreement, and in accordance with the Project Timeframe set forth herein. Consultant represents that it has the professional and technical personnel required to perform the Services in conformance with such conditions. In order to facilitate Consultant’s conformance with the Schedule, City shall respond to Consultant’s Requests in a timely manner. Upon request of City, Consultant shall provide a more detailed schedule of anticipated performance to meet the Project timeframe.

3.2.3 Conformance to Applicable Requirements.

All work prepared by Consultant shall be subject to the approval of City.

3.2.4 City’s Representative.

The City hereby designates the Director of Public Works, or his designee, to act as its representative for the performance of this Agreement (“City’s Representative”). City’s Representative shall have the power to act on behalf of the City for all purposes under this Agreement. Consultant shall not accept direction or orders from any person other than the City’s Representative or his or her designee.

3.2.5 Consultant’s Representative.

Consultant hereby designates David Gilbertson–President, or his designee, to act as its representative for the performance of this Agreement (“Consultant’s Representative”).

Consultant’s Representative shall have full authority to represent and act on behalf of the Consultant for all purposes under this Agreement. The Consultant’s Representative shall supervise and direct the Services, using his best skill and attention, and shall be responsible for all means, methods, techniques, sequences and procedures and for the satisfactory coordination of all portions of the Services under this Agreement.

3.2.6 Coordination of Services.

Consultant agrees to work closely with City staff in the performance of Services and shall be available to City’s staff, consultants and other staff at all reasonable times.

3.2.7 Standard of Care; Performance of Employees.

Consultant shall perform all Services under this Agreement in a skillful and competent manner, consistent with the standards generally recognized as being employed by professionals in the same discipline in the State of California. Consultant represents and maintains that it is skilled in the professional calling necessary to perform the Services. Consultant represents that all

3 employees and subconsultants shall have sufficient skill and experience to perform the Services assigned to them. Finally, Consultant represents that it, its employees and subconsultants have all licenses, permits, qualifications and approvals of whatever nature that are legally required to perform the Services, including a City Business License, and that such licenses and approvals shall be maintained throughout the term of this Agreement. As provided for in the indemnification provisions of this Agreement, Consultant shall perform, at its own cost and expense and without reimbursement from the City, any services necessary to correct errors or omissions which are caused by the Consultant’s failure to comply with the standard of care provided for herein. Any employee of the Consultant or its sub-Consultants who is determined by the City to be uncooperative, incompetent, a threat to the adequate or timely completion of the Project, a threat to the safety of persons or property, or any employee who fails or refuses to perform the Services in a manner acceptable to the City, shall be promptly removed from the Project by the Consultant and shall not be re-employed to perform any of the Services or to work on the Project.

3.2.8 Laws and Regulations.

Consultant shall keep itself fully informed of and in compliance with all local, state and federal laws, rules and regulations in any manner affecting the performance of the Project or the Services, including all Cal/OSHA requirements, and shall give all notices required by law. Consultant shall be liable for all violations of such laws and regulations in connection with Services. If the Consultant performs any work knowing it to be contrary to such laws, rules and regulations and without giving written notice to the City, Consultant shall be solely responsible for all costs arising therefrom. Consultant shall defend, indemnify and hold City, its officials, directors, officers, employees and agents free and harmless, pursuant to the indemnification provisions of this Agreement, from any claim or liability arising out of any failure or alleged failure to comply with such laws, rules or regulations.

3.2.9 Insurance.

3.2.9.1 Time for Compliance.

Consultant shall not commence work under this Agreement until it has provided evidence satisfactory to the City that it has secured all insurance required under this section. In addition, Consultant shall not allow any subconsultant to commence work on any subcontract until it has provided evidence satisfactory to the City that the subconsultant has secured all insurance required under this section.

3.2.9.2 Minimum Requirements.

Throughout the life of this Contract, Consultant shall pay for and maintain in full force and effect all policies of insurance required hereunder with an insurance company(ies) either (i) admitted by the California Insurance Commissioner to do business in the State of California and rated not less than "A- VII" in Best's Insurance Rating Guide, or (ii) as may be authorized in writing by City Manager or his/her designee at any time and in his/her sole discretion. The following policies of insurance are required:
(i) COMMERCIAL GENERAL LIABILITY insurance which shall be at least as broad as the most current version of Insurance Services Office (ISO) Commercial General Liability Coverage Form CG 00 01 and include insurance for “bodily injury,” “property damage” and “personal and advertising injury” with coverage for premises and operations (including the use of owned and non-owned equipment), products and completed operations, and contractual liability (including, without limitation, indemnity obligations under the Contract) with limits of liability of not less than the following:
$2,000,000 per occurrence for bodily injury and property damage $1,000,000 per occurrence for personal and advertising injury

4 $2,000,000 aggregate for products and completed operations $4,000,000 general aggregate
(ii) COMMERCIAL AUTOMOBILE LIABILITY insurance which shall be at least as broad as the most current version of Insurance Service Office (ISO) Business Auto Coverage Form CA 00 01, and include coverage for all owned, hired, and non owned automobiles or other licensed vehicles (Code 1 Any Auto) with limits of liability of not less than $1,000,000 per accident for bodily injury and property damage.
(iii) WORKERS' COMPENSATION insurance as required under the California Labor Code. (iv) PROFESSIONAL LIABILITY (Errors and Omissions) insurance with limits of liability of not less than $2,000,000 per claim/occurrence and $2,000,000 policy aggregate.

Consultant shall be responsible for payment of any deductibles contained in any insurance policies required hereunder and Consultant shall also be responsible for payment of any selfinsured retentions. Any deductibles or self-insured retentions must be declared to, and approved by, the City Manager or his/her designee in his/her sole discretion. At the option of the City Manager or his/her designee, either (i) the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects City, its officers, officials, employees and agents; or (ii) Consultant shall provide a financial guarantee, satisfactory to the City Manager or his/her designee in his/her sole discretion, guaranteeing payment of losses and related investigations, claim administration and defense expenses. At no time shall City be responsible for the payment of any deductibles or self-insured retentions.

All policies of insurance required hereunder shall be endorsed to provide that the coverage shall not be cancelled, non-renewed, reduced in coverage or in limits except after 30 calendar day written notice has been given to City. Upon issuance by the insurer, broker, or agent of a notice of cancellation, non-renewal, or reduction in coverage or in limits, Consultant shall furnish City with a new certificate and applicable endorsements for such policy(ies). In the event any policy is due to expire during the work to be performed for City, Consultant shall provide a new certificate, and applicable endorsements, evidencing renewal of such policy not less than 15 calendar days prior to the expiration date of the expiring policy.

The General Liability and Automobile Liability insurance policies shall be written on an occurrence form. The General Liability (including ongoing operations and completed operations), Automobile Liability insurance policy shall name City, its officers, officials, employees and agents as an additional insured. All such policies of insurance shall be endorsed so Consultant’s insurance shall be primary and no contribution shall be required of City, its officers, officials, employees and agents. Any Workers’ Compensation insurance policy shall contain a waiver of subrogation as to City, its officers, officials, employees and agents. The coverage(s) shall contain no special limitations on the scope of protection afforded to City, its officers, officials, employees and agents.

If Consultant maintains higher limits of liability than the minimums shown above, City requires and shall be entitled to coverage for the higher limits of liability maintained by Consultant.

Claims-Made Policies - If any coverage required is written on a claims-made coverage form:
(i) The retroactive date must be shown, and must be before the effective date of the Contract or the commencement of work by Consultant.
(ii) Insurance must be maintained and evidence of insurance must be provided for at least 5 years after completion of the work or termination of the Contract, whichever first occurs. (iii) If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a retroactive date prior to the effective date of the Contract, or work

5 commencement date, Consultant must purchase extended reporting period coverage for a minimum of 5 years after completion of the work or termination of the Contract, whichever first occurs.
(iv) A copy of the claims reporting requirements must be submitted to City for review. (v) These requirements shall survive expiration or termination of the Contract.

Consultant shall furnish City with all certificate(s) and applicable endorsements effecting coverage required hereunder. All certificates and applicable endorsements are to be received and approved by the City’s Risk Manager or his/her designee in his/her sole discretion prior to City’s execution of the Contract and before work commences. Upon request of City, Consultant shall immediately furnish City with a complete copy of any insurance policy required under this Contract, including all endorsements, with said copy certified by the underwriter to be a true and correct copy of the original policy. This requirement shall survive expiration or termination of this Contract.

If at any time during the life of the Contract or any extension, Consultant or any of its subconsultants fail to maintain any required insurance in full force and effect, all work under this Contract shall be discontinued immediately, and all payments due or that become due to Consultant shall be withheld until notice is received by City that the required insurance has been restored to full force and effect and that the premiums therefore have been paid for a period satisfactory to City. Any failure to maintain the required insurance shall be sufficient cause for City to terminate this Contract. No action taken by City hereunder shall in any way relieve Consultant of its responsibilities under this Contract.

The fact that insurance is obtained by Consultant shall not be deemed to release or diminish the liability of Consultant, including, without limitation, liability under the indemnity provisions of this Contract. The duty to indemnify City shall apply to all claims and liability regardless of whether any insurance policies are applicable. The policy limits do not act as a limitation upon the amount of indemnification to be provided by Consultant. Approval or purchase of any insurance contracts or policies shall in no way relieve from liability nor limit the liability of Consultant, its principals, officers, agents, employees, persons under the supervision of Consultant, vendors, suppliers, invitees, sub-consultants, subcontractors, or anyone employed directly or indirectly by any of them.

In the event of a partial or total destruction by the perils insured against of any or all of the work and/or materials herein provided for at any time prior to the final completion of the Contract and the final acceptance by the City of the work or materials to be performed or supplied thereunder, the Consultant shall promptly reconstruct, repair, replace, or restore all work or materials so destroyed or injured at his/her sole cost and expense. Nothing herein provided for shall in any way excuse the Consultant or his/her insurance company from the obligation of furnishing all the required materials and completing the work in full compliance with the terms of the Contract.

If Consultant should subcontract all or any portion of the services to be performed under this Contract, Consultant shall require each subconsultant to provide insurance protection in favor of City, its officers, officials, employees and agents in accordance with the terms of each of the preceding paragraphs, except that the subconsultants' certificates and endorsements shall be on file with Consultant and City prior to the commencement of any work by the subconsultant.

3.2.10 Safety.

When conducting field work as part of the design project the Consultant shall execute and maintain its work so as to avoid injury or damage to any person or property. In carrying out its Services, the Consultant shall at all times be in compliance with all applicable local, state and

6 federal laws, rules and regulations, and shall exercise all necessary precautions for the safety of employees appropriate to the nature of the work and the conditions under which the work is to be performed. Safety precautions as applicable shall include, but shall not be limited to: (A) adequate life protection and lifesaving equipment and procedures; (B) instructions in accident prevention for all employees and subconsultants, such as safe walkways, scaffolds, fall protection ladders, bridges, gang planks, confined space procedures, trenching and shoring, equipment and other safety devices, equipment and wearing apparel as are necessary or lawfully required to prevent accidents or injuries; and (C) adequate facilities for the proper inspection and maintenance of all safety measures.

3.3 Fees and Payments.

3.3.1 Compensation.

Consultant shall receive compensation, including authorized reimbursements, for all Services rendered under this Agreement at the rates set forth in Exhibit B attached hereto and incorporated herein by reference. Extra work may be authorized, as described below, and if authorized, will be compensated at the rates and manner set forth in this Agreement.

3.3.2 Payment of Compensation.

Consultant shall submit to City a monthly itemized statement which indicates work completed by Consultant. The statement shall describe the amount of Services and supplies provided since the initial commencement date, or since the start of the subsequent billing periods, as appropriate, through the date of the statement. City shall, within 45 days of receiving such statement, review the statement and pay all approved charges thereon.

3.3.3 Reimbursement for Expenses.

Consultant shall not be reimbursed for any expenses or work completed unless said work was requested and authorized in writing by City.

3.3.4 Extra Work.

At any time during the term of this Agreement, City may request that Consultant perform Extra Work. As used herein, “Extra Work” means any work which is determined by City to be necessary for the proper completion of the Project, but which the parties did not reasonably anticipate would be necessary at the execution of this Agreement. Consultant shall not perform, nor be compensated for, Extra Work without written authorization from City’s Representative.

3.3.5 Prevailing Wages.

Consultant is aware of the requirements of California Labor Code Section 1720, et seq., and 1770, et seq., as well as California Code of Regulations, Title 8, Section 1600, et seq., ("Prevailing Wage Laws"), which require the payment of prevailing wage rates and the performance of other requirements on "public works" and "maintenance" projects. If the Services are being performed as part of an applicable "public works" or "maintenance" project, as defined by the Prevailing Wage Laws, and if the total compensation is $1,000 or more, Consultant agrees to fully comply with such Prevailing Wage Laws. City shall provide Consultant with a copy of the prevailing rates of per diem wages in effect at the commencement of this Agreement. Consultant shall make copies of the prevailing rates of per diem wages for each craft, classification or type of worker needed to execute the Services available to interested parties upon request, and shall post copies at the Consultant's principal place of business and at the project site. Consultant shall defend, indemnify and hold the City, its elected officials, officers, employees and agents free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws.

7 3.4 Accounting Records.

3.4.1 Maintenance and Inspection.

Consultant shall maintain complete and accurate records with respect to all costs and expenses incurred under this Agreement. All such records shall be clearly identifiable. Consultant shall allow a representative of City during normal business hours to examine, audit, and make transcripts or copies of such records and any other documents created pursuant to this Agreement. Consultant shall allow inspection of all work, data, documents, proceedings, and activities related to the Agreement for a period of three (3) years from the date of final payment under this Agreement.

3.5 General Provisions.

3.5.1 Termination of Agreement.

3.5.1.1 Grounds for Termination.

City may, by written notice to Consultant, terminate the whole or any part of this Agreement at any time and without cause by giving written notice to Consultant of such termination, and specifying the effective date thereof, at least seven (7) days before the effective date of such termination. Upon termination, Consultant shall be compensated only for those services which have been adequately rendered to City, and Consultant shall be entitled to no further compensation. Consultant may not terminate this Agreement except for cause.

3.5.1.2 Effect of Termination.

If this Agreement is terminated as provided herein, City may require Consultant to provide all finished or unfinished Documents and Data and other information of any kind prepared by Consultant in connection with the performance of Services under this Agreement. Consultant shall be required to provide such document and other information within fifteen calendar (15) days of the request.

3.5.1.3 Additional Services.

In the event this Agreement is terminated in whole or in part as provided herein, City may procure, upon such terms and in such manner as it may determine appropriate, services similar to those terminated.

3.5.2 Delivery of Notices.

All notices permitted or required under this Agreement shall be given to the respective parties at the follow address, or at such other address as the respective parties may provide in writing for this purpose:

Contractor:

RKA Consulting Group
398 Lemon Creek Drive, Suite E, Walnut, CA 91789
Attention: David Gilbertson–President
City:

City of Norco
2870 Clark Avenue Norco, CA 92860
Attention: Director of Public Works

8 Such notice shall be deemed made when personally delivered or when mailed, forty-eight (48) hours after deposit in the US Mail, first class postage prepaid and addressed to the party at its applicable address. Actual notice shall be deemed adequate notice on the date actual notice occurred, regardless of the method of service.

3.5.3 Cooperation; Further Acts.

The Parties shall fully cooperate with one another, and shall take any additional acts or sign any additional documents as may be necessary, appropriate or convenient to attain the purposes of this Agreement.

3.5.4 Attorney’s Fees.

If either party commences an action against the other party, either legal, administrative or otherwise, arising out of or in connection with this Agreement, the parties shall bear their own attorney's fees.

3.5.5 Indemnification.
(a) Indemnification for Professional Liability. When the law establishes a professional standard of care for Consultant's services, to the fullest extent permitted by law, Consultant shall indemnify, protect, defend, and hold harmless CITY and any and all of its officials, employees, and agents from and against any and all losses, liabilities, damages, costs, and expenses, including attorney's fees and costs to the extent the same arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of Consultant, its officers, agents, employees, or subconsultants (or any entity or individual that Consultant shall bear the legal liability thereof) in the performance of professional services under this AGREEMENT.
(b) Indemnification for Other than Professional Liability. Other than in the performance of professional services and to the fullest extent permitted by law, Consultant shall indemnify, defend, and hold harmless CITY and any and all of its employees, officials, and agents from and against any liability (including liability for claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses, or costs of any kind, whether actual, alleged, or threatened, including attorney's fees and costs, court costs, interest, defense costs, and expert witness fees), where the same arise out of," pertain to, relate to, are a consequence of, or are in any way attributable to, in whole or in part, the performance of this AGREEMENT by Consultant or by any individual or entity for which Consultant is legally liable, including, but not limited to, officers, agent, employees, or subconsultants of Consultant.

3.5.6 Entire Agreement.

This Agreement contains the entire Agreement of the parties with respect to the subject matter hereof, and supersedes all prior negotiations, understandings or agreements. This Agreement may only be modified by a writing signed by both parties.

3.5.7 Governing Law.

This Agreement shall be governed by the laws of the State of California. Venue shall be in Riverside County.

3.5.8 Time of Essence.

Time is of the essence for each and every provision of this Agreement.

3.5.9 City’s Right to Employ Other Consultants.

City reserves right to employ other Consultants in connection with this Project.

9 3.5.10 Successors and Assigns.

This Agreement shall be binding on the successors and assigns of the parties.

3.5.11 Assignment or Transfer.

Consultant shall not assign, hypothecate or transfer, either directly or by operation of law, this Agreement or any interest herein without the prior written consent of the City. Any attempt to do so shall be null and void, and any assignees, hypothecates or transferees shall acquire no right or interest by reason of such attempted assignment, hypothecation or transfer.

3.5.12 Consultant; References; Captions.

Since the Parties or their agents have participated fully in the preparation of this Agreement, the language of this Agreement shall be construed simply, according to its fair meaning, and not strictly for or against any Party. Any term referencing time, days or period for performance shall be deemed calendar days and not work days. All references to Consultant include all personnel, employees, agents, and subconsultants of Consultant, except as otherwise specified in this Agreement. All references to City include its elected officials, officers, employees, agents, and volunteers except as otherwise specified in this Agreement. The captions of the various articles and paragraphs are for convenience and ease of reference only, and do not define, limit, augment, or describe the scope, content or intent of this Agreement.

3.5.13 Amendment; Modification.

No supplement, modification or amendment of this Agreement shall be binding unless executed in writing and signed by both Parties.

3.5.14 Waiver.

No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual rights by custom, estoppel or otherwise.

3.5.15 No Third-Party Beneficiaries.

There are no intended third-party beneficiaries of any right or obligation assumed by the Parties.

3.5.16 Invalidity; Severability.

If any portion of this Agreement is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.

3.5.17 Prohibited Interests.

Consultant maintains and warrants that it has not employed nor retained any company or person, other than a bona fide employee working solely for Consultant, to solicit or secure this Agreement.

Further, Consultant warrants that it has not paid nor has it agreed to pay any company or person, other than a bona fide employee working solely for Consultant, any fee, commission, percentage, brokerage fee, gift or other consideration contingent upon or resulting from the award or making of this Agreement. Consultant further agrees to file, or shall cause its employees or subconsultants to file, a Statement of Economic Interest with the City’s Filing Officer as required under state law in the performance of the Services. For breach or violation of this warranty, City shall have the right to rescind this Agreement without liability. For the term of this Agreement, no member, officer or employee of City, during the term of his or her service with City, shall have any direct interest in this Agreement, or obtain any present or anticipated material benefit arising therefrom.

10 3.5.18 Equal Opportunity Employment.

Consultant represents that it is an equal opportunity employer and it shall not discriminate against any subconsultant, employee or applicant for employment because of race, religion, color, national origin, handicap, ancestry, sex or age. Such non-discrimination shall include, but not be limited to, all activities related to initial employment, upgrading, demotion, transfer, recruitment or recruitment advertising, layoff or termination. Consultant shall also comply with all relevant provisions of City’s Minority Business Enterprise program, Affirmative Action Plan or other related programs or guidelines currently in effect or hereinafter enacted.

3.5.19 Labor Certification.

By its signature hereunder, Consultant certifies that it is aware of the provisions of Section 3700 of the California Labor Code which require every employer to be insured against liability for Workers’ Compensation or to undertake self-insurance in accordance with the provisions of that Code, and agrees to comply with such provisions before commencing the performance of the Services.

3.5.20 Authority to Enter Agreement.

Consultant has all requisite power and authority to conduct its business and to execute, deliver, and perform the Agreement. Each Party warrants that the individuals who have signed this Agreement have the legal power, right, and authority to make this Agreement and bind each respective Party.

3.5.21 Counterparts.

This Agreement may be signed in counterparts, each of which shall constitute an original.

3.6 Subcontracting.

3.6.1 Prior Approval Required.

Consultant shall not subcontract any portion of the work required by this Agreement, except as expressly stated herein, without prior written approval of City. Subcontracts, if any, shall contain a provision making them subject to all provisions stipulated in this Agreement.

Name of Consultant: RKA Consulting Group
*By:

Signature
David Gilbertson–President
NOTE: SIGNATURES OF CORPORATE OFFICIALS MUST NOTARIZED.

Attach Certificate of Notary Acknowledgement

11 OWNER: CITY OF NORCO, a municipal corporation
*By:

Robin Grundmeyer, Mayor
ATTEST:

City Clerk
APPROVED AS TO FORM:

Colin Burns, City Attorney

12 EXHIBIT A

SCOPE OF WORK
Santa Anita Road Rehabilitation Project from Corydon Avenue to Kips Korner Road (See Attachments)

CITY OF NORCO – SANTA ANITA ROAD REHABILITATION PROJECT PAGE 1
January 6, 2026
Sam Nelson
City of Norco
2870 Clark Avenue
Norco, CA 92860
RE: ENGINEERING DESIGN SERVICES FOR SANTA ANITA ROAD REHABILITATION PROJECT,

CORYDON AVENUE TO KIPS KORNER ROAD
Dear Mr. Nelson,
RKA Consulting Group is pleased to submit to you our proposal to provide professional engineering design services for the aforementioned project. This proposal will provide specific details for the Scope of Work and a not-to-exceed Fee Proposal.

PROJECT UNDERSTANDING
The City of Norco is proposing pavement restoration improvements along Santa Anita Road between Corydon Avenue and Kips Korner Road which will be funded by the City’s annual share of SB1 funding.

Santa Anita Road is an existing urban street 34 feet wide with rolled curb on both sides and a equestrian trail on one side of the roadway. The corridor currently is missing sidewalk and curb ramps along the entire stretch of the project.

The improvements will include removal and replacement of the existing pavement section. The existing rolled curb & gutter will be protected in place, with localized repairs where needed. In partnership with Kelsoe and Associates, RKA will provide a topographic survey for the project. The topographic survey will include critical features and existing utilities within the City right of way for the limits of the project.

Below is a summary of the proposed improvements:

1. Mill & Overlay of existing asphalt concrete

2. Localized deep digouts where pavement is failing

3. Spot repairs of existing rolled curb and gutter

4. Protect existing driveways

5. Proposed PCC curb ramps to meet ADA standards.

6. Proposed signage and striping will follow latest CA MUTCD standards.

SCOPE OF WORK
Task 1. Utility Research and Coordination $4,040
 RKA will contact the utility agencies to obtain existing record maps and notify them of a 5- year moratorium that will be enforced after the completion of the project. RKA will also coordinate with any utilities that anticipate upgrades or additions to their facilities prior to the end of construction for this project.

Task 2. Field Investigation & Pavement Cores $19,328
 Field visits during design to identify design issues and confirm the design plans properly 398 Lemon Creek Drive, Suite E ● Walnut, CA 91789
Phone: (909) 594-9702 ● Fax: (909) 594-2658 ● www.rkagroup.com

CITY OF NORCO – SANTA ANITA ROAD REHABILITATION PROJECT PAGE 2
reflect field conditions.
 Complete 6 total pavement borings and associated lab tests. An engineering analysis and report will be prepared and will include pavement repair recommendations.

Task 3. Topographic Survey $9,430
 Provide a topographic survey of Santa Anita Road from Corydon Avenue to Kips Korner Road. The survey will provide field topography with a cross-section survey at 50’ intervals and will capture physical features within the public right-of-way.

Task 4. Develop Plans, Specifications and Cost Estimate $53,840  Title sheet, general notes and typical section(s).
 Street Improvement plans, 1”=20’.
 Detail Sheets, 1”=10’.
 Construction specifications and cost estimate.

Task 5. Construction Support $2,450
 Respond to bidders’ RFIs and issue any required addendums during bidding within three working days of issuance.
 Review material submittals.

Task 6. Prepare As-Builts $1,580
 Utilizing the Contractor’s redlines prepare as-built plans for the City’s record.  Transfer CAD files to the City.

Exclusions
 Construction Traffic Control Plan (TCP)
 Erosion and Sediment Control Plan
 Temporary or permanent easements
 Construction management
RKA will provide the above professional engineering services for a not-to-exceed fee of $90,668.

We appreciate the opportunity to provide this proposal and look forward to working with you on this project. If you should have any questions, please do not hesitate to contact me at (909) 594-9702 or by e-mail at [email protected].

Sincerely,
Cesar Ortiz
Engineering Manager

13 GENERAL LIABILITY ENDORSEMENT

CITY OF NORCO
2870 Clark Avenue
Norco, CA 92860
(951) 270-5627
A. POLICY INFORMATION Endorsement #

1. Insurance Company
Policy Number

2. Policy Term (From) (To)
Endorsement Effective Date

3. Named Insured

4. Address of Named Insured

5. Limit of Liability Any One Occurrence/Aggregate
$

6. Deductible or Self-Insured Retention (Nil unless otherwise specified):

7. Coverage is equivalent to:

Comprehensive General Liability Form GL0002 (Ed. 1/73)
Commercial General Liability “Occurrence” Form CG0001

8. Bodily Injury and Property Damage Coverage is:
”occurrence”
Note: The City of Norco standard insurance requirements specify “occurrence” coverage. “Claimsmade” coverage is not acceptable. If commercial general liability form or equivalent is used, the general aggregate must apply separately to this location/project or the general aggregate must be twice the occurrence limit.

14 B. POLICY AMENDMENTS
This endorsement is issued in consideration of the policy premium. Notwithstanding any inconsistent statement in the policy to which this endorsement is attached or any other endorsement attached thereto, it is agreed as follows:

1. INSURED. As respects any work performed on the above-described Project, the City of Norco, its elected or appointed officers, officials, employees, consulting engineers, and volunteers are included as insured with regard to damages and defense of claims arising from: (a) activities performed by or on behalf of the Named Insured, (b) products and completed operations of the Named Insured, or (c) premises owned, leased, or used by the Named Insured.

2. CONTRIBUTION NOT REQUIRED. As respects: (a) work performed by the Named Insured on the above described Project for or on behalf of the City of Norco; or (b) products sold by the Named Insured to the City of Norco for use on the Project; or (c) premises leased by the Named Insured from the City of Norco, the insurance afforded by this policy shall be primary insurance as respects the City of Norco, its elected or appointed officers, officials, employees, consulting engineers, or volunteers; or stand in an unbroken chain of coverage excess of the Named Insured’s schedule underlying primary coverage. In either event, any other insurance maintained by the City of Norco, its elected or appointed officers, officials, employees, consulting engineers, or volunteers shall be in excess of this insurance and shall not contribute with it.

3. SCOPE OF COVERAGE. This policy, if primary, affords coverage at least as broad as:
(1) Insurance Services Office Form Number GL 0002 (Ed. 1/73), Comprehensive General Liability Insurance and Insurance Services Office form number GL 0404 Broad Form Comprehensive General Liability endorsement; or (2) Insurance Services Office Commercial General Liability Coverage, “Occurrence” Form CG 0001; or
(3) If excess, affords coverage which is at least as broad as the primary insurance forms referenced in the preceding Sections (1) and (2).

4. SEVERABILITY OF INTEREST. The insurance afforded by this policy applies separately to each insured who is seeking coverage or against whom a claim is made, or a suit is brought, except with respects to the Company’s limit of liability.

5. PROVISIONS REGARDING THE INSURED’S DUTIES AFTER ACCIDENT OR LOSS.

Any failure to comply with reporting provisions of the policy shall not affect coverage provided to the City of Norco, its elected or appointed officer, officials, employees, consulting engineers or volunteers.

6. CANCELLATION NOTICE. The insurance afforded by this policy shall not be suspended, voided, canceled, reduced in coverage or in limits except after 30 days prior written notice by certified mail return receipt requested has been given to the City of Norco. Such notice shall be addressed as shown in the heading of this endorsement.

15 C. INCIDENT AND CLAIM REPORTING PROCEDURE
Incidents and claims are to be reported to the insurer at:

ATTN:
(Title) (Department)
(Company)
(Street Address)
(City) (State) (Zip Code)
(Telephone Number)
D. SIGNATURE OF INSURER OR AUTHORIZED REPRESENTATIVE OF THE INSURER I, ______________________________________, warrant that I have authority to bind the (Print/Type Name)
below-listed insurance company and by my signature hereon do so bind this company.

SIGNATURE OF AUTHORIZED REPRESENTATIVE
(Original Signature required on endorsement furnished to the City of Norco) ORGANIZATION:

TITLE:

ADDRESS:

TELEPHONE:

16 AUTOMOBILE LIABILITY ENDORSEMENT

CITY OF NORCO
2870 Clark Avenue
Norco, CA 92860
(951) 270-5627
A. POLICY INFORMATION Endorsement #

1. Insurance Company
Policy Number

2. Policy Term (From) (To)
Endorsement Effective Date

3. Named Insured

4. Address of Named Insured

5. Limit of Liability Any One Occurrence/Aggregate
$

6. Deductible or Self-Insured Retention (Nil unless otherwise specified):
$
B. POLICY AMENDMENTS
This endorsement is issued in consideration of the policy premium. Notwithstanding any inconsistent statement in the policy to which this endorsement is attached or any other endorsement attached thereto, it is agreed as follows:

1. INSURED. The City of Norco, its elected or appointed officers, officials, consulting engineers, employees and volunteers are included as insured with regard to damages and defense of claims arising from: the ownership, operation, maintenance, use, loading or unloading of any auto owned, leased, hired or borrowed by the Named Insured, regardless of whether liability is attributable to the Named Insured or a combination of the Named Insured and the City of Norco, its elected or appointed officers, officials, employees, consulting engineers or volunteers.

2. CONTRIBUTION NOT REQUIRED. As respects work performed by the Named Insured for or on behalf of the City of Norco, the insurance afforded by this policy shall: (a) be primary insurance as respects the City of Norco, its elected or appointed officers, officials, employees, consulting engineers or volunteers; or (b)

17 stand in an unbroken chain of coverage excess of the Named Insured’s primary coverage. In either event, any other insurance maintained by the City of Norco, its elected or appointed officers, officials, employees or volunteers shall be in excess of this insurance and shall not contribute with it.

3. SCOPE OF COVERAGE. This policy, if primary, affords coverage to the Named Insured at least as broad as:
(1) Insurance Services Office form number CA 00001 (Ed. 1/78), Code 1 (“any auto”) and endorsement CA 0025.
(2) If excess, affords coverage which is at least as broad as the primary insurance forms referenced in the preceding Section (1).

4. SEVERABILITY OF INTEREST. The insurance afforded by this policy applies separately to each insured who is seeking coverage, or against whom a claim is made or a suit is brought, except with respect to the Company’s limit of liability.

5. PROVISIONS REGARDING THE INSURED’S DUTIES AFTER ACCIDENT OR LOSS. Any failure to comply with reporting provisions of the policy shall not affect coverage provided to the City of Norco, its elected or appointed officer, officials, employees, consulting engineers or volunteers.

6. CANCELLATION NOTICE. The insurance afforded by this policy shall not be suspended, voided, canceled, reduced in coverage or in limits except after 30 days prior written notice by certified mail return receipt requested has been given to the City of Norco. Such notice shall be addressed as shown in the heading of this endorsement.

C. INCIDENT AND CLAIM REPORTING PROCEDURE
Incidents and claims are to be reported to the insurer at:

ATTN:
(Title) (Department)
(Company)
(Street Address)
(City) (State) (Zip Code)
(Telephone Number)

18 D. SIGNATURE OF INSURER OR AUTHORIZED REPRESENTATIVE OF THE INSURER I, ______________________________________, warrant that I have authority to bind the (Print/Type Name)
below-listed insurance company and by my signature hereon do so bind this company.

SIGNATURE OF AUTHORIZED REPRESENTATIVE
(Original Signature required on endorsement furnished to the City of Norco) ORGANIZATION:

TITLE:

ADDRESS:

TELEPHONE:

19 WORKER’S COMPENSATION/EMPLOYER’S LIABILITY ENDORSEMENT

CITY OF NORCO
2870 Clark Avenue
Norco, CA 92860
(951) 270-5627
A. POLICY INFORMATION Endorsement #

1. Insurance Company
Policy Number

2. Effective Date of this Endorsement

3. Named Insured

4. Employer’s Liability Limit (Coverage B)
B. POLICY AMENDMENTS
In consideration of the policy premium and notwithstanding any inconsistent statement in the policy to which this endorsement is attached or any other endorsement attached thereto, it is agreed as follows:
(1) Cancellation Notice. The insurance afforded by this policy shall not be suspended, voided, canceled, reduced in coverage or in limits except after 30 days prior written notice by certified mail return receipt requested has been given to the City of Norco.

Such notice shall be addressed as shown in the heading of this endorsement. (2) Waiver of Subrogation. The Insurance Company agrees to waive all rights of subrogation against the City of Norco, its elected or appointed officers, officials, agents and employees for losses paid under the terms of this policy which arise from work performed by the Named Insured for the City of Norco.

C. SIGNATURE OF INSURER OR AUTHORIZED REPRESENTATIVE OF THE INSURER I, _________________________________,
ORGANIZATION:
(Print/Type Name) TITLE:
warrant that I have authority to bind the
below-listed insurance company and by my
signature hereon do so bind this company. ADDRESS:

SIGNATURE OF AUTHORIZED REPRESENTATIVE TELEPHONE:
(Original Signature required on endorsement furnished to the City of Norco)

20 W-9 FORM

21

22

23

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

3.I.

To: Honorable Mayor and City Council Members
From: Joshua Calhoun, Finance Director
Prepared By: Joshua Calhoun, Finance Director
Department: Finance
SUBJECT:

Quarterly Purchase Orders Listing Between $25,000 to $49,999 RECOMMENDATION:

Receive and file the Quarterly Purchase Orders Listing for the Quarter Ended December 31, 2025.

SUMMARY:

Quarterly review of purchase orders that fall under the City Manager's approval threshold of $25,000 - $49,999.

BACKGROUND:

On August 21, 2024, City Council discussed the approval authority granted to the City Manager under the City's purchasing ordinance and approved that an itemized list of Purchase Orders that fall under the City Manager's approval threshold of $25,000 - $49,999 be brought to City Council for review quarterly.

For Quarter Ended December 31, 2025, there were five purchase orders between the amount of $25,000 and $49,999 - see attachment.

FISCAL IMPACT:

Purchase Order #2026-0092 for Legislative Services in the amount of $48,000 will be included in the Mid-Year Budget for additional budget appropriation. The remaining purchase orders have no fiscal impact as these purchase orders are included in the FY 2025-26 Operating and Capital Improvement Program Budgets.

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic Direction #3 - Economic Development and Financial Stability: Assure financial stability by expanding development efforts, diversifying revenue sources and continuing prudent financial management.

REVIEWED AND APPROVED BY:

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

Qtr. 2 Purchase Order Listing $25k-$49,999

PO Number Date Amount Department Description
Purchase Order 2026-00000092 G/L Date 10/02/2025 CM/Admin Other Professional Svcs-Legislative Services 48,000.00Purchase Order 2026-00000081 G/L Date 10/1/2025 34,522.16 Facility Maint Replacement of Fire Sprinklers at Fire Station 47 for 5-Year CertificationPurchase Order 2026-00000091 G/L Date 10/20/2025 48,750.00 Fire Contractual Services-EMS Purchase Order 2026-00000109 G/L Date 11/13/2025 32,000.00 Sheriff Homeless Encampment Cleanup (2 locations) Purchase Order 2026-00000104 G/L Date 10/29/2025 26,948.42 Public Works Purchase Order 2026-00000106 G/L Date 11/12/2025 29,635.10 IT TK Construction - Emergency Leak Repair Zoom UCaaS Phone System Migration - Hardware Purchase Order Report
G/L Date Range 10/01/25 - 12/31/25
Sort by Department - Purchase Order Number
Detail Listing

City Council

STAFF REPORT
Date: January 21, 2026 Agenda Item:

5.A.

To: Honorable Mayor and City Council Members
From: Mark Tomich, Interim Community Development
Director
Prepared By: Mark Tomich, Interim Community Development Director
Department: Planning
SUBJECT:

First Reading, Ordinance No.1138 adopting Zone Code Amendment 2025-02 (City of Norco): A City initiated amendment to Title 18, Section 18.30.46 – Accessory Dwelling Units and Junior Accessory Dwelling Units, updating/clarifying the provisions for compliance with State law.

RECOMMENDATION:

Adopt Ordinance No1138 approving Zone Code Amendment 2025-02 SUMMARY:

This item is a City initiated amendment to Title 18, Section 18.30.46 – Accessory Dwelling Units and Junior Accessory Dwelling Units, updating/clarifying the provisions for compliance with State law.

BACKGROUND:

Government Code Sections 66310-66342 (“State ADU Law”) require local agencies to permit accessory dwelling units (“ADUs”) on lots with proposed or existing primary residences. State ADU Law authorizes local agencies to adopt ordinances regulating ADUs provided that such local regulations must be consistent with the limitations in State ADU Law. Any locally adopted regulations must be submitted to the Department of Housing and Community Development (“HCD”) for review, and HCD is required to make findings as to whether the local ordinance is consistent with State ADU Law.

Section 18.30.46 of the Norco Municipal Code contains the City’s ADU regulations (“City ADU Ordinance”). The City ADU Ordinance has been amended several times over the years to address changes in State ADU Law. The last amendment was by Ordinance No. 1117, adopted on June 19, 2024. The City submitted Ordinance No. 1117 to HCD as required by State ADU Law, and on July 23, 2025, HCD sent the City a

letter making several findings of inconsistency with State ADU Law (Attachment A).

The City responded to these findings by letter dated August 20, 2025 (Attachment B).

In its response, the City disputed some of the findings while also committing to make certain amendments to the City ADU Ordinance to clarify provisions.

On October 10, 2025, Governor Newsom signed SB 543 and AB 1154 into law, which amends State ADU Law effective January 1, 2026.

This Zone Code Amendment (Attachment C, Norco ADU Ordinance redlined) makes the amendments the City committed to make in its letter to HCD, the amendments necessitated by the adoption of SB 543 and AB 1154, and other edits for clarity and consistency with State ADU Law and to eliminate repetition.

Summary of the Amendments: HCD’s comments on the City ADU Ordinance primarily centered on clarifying exceptions to the City’s standards, specifically with respect to ADUs permitted under Section 66323 of the State ADU Law (“State Exempt ADUs”) and the requirement in Section 66321 of the State ADU Law that the City waive compliance with certain development standards if compliance would preclude an “at least an 800 square foot accessory dwelling unit with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.” In its response to HCD, the City committed to amending the City ADU Ordinance to clarify these exceptions.

State Exempt ADUs are those ADUs that meet the requirements of Section 66323(a)(1)-(4) of the State ADU Law. If an ADU qualifies as State Exempt ADU then the City can only require compliance with the development standards in Section 66323; compliance with the development standards in the City ADU Ordinance is not required.

For single-family properties, Section 66323 requires the City to allow up to three (3) ADUs on the lot: one JADU, one detached ADU (new construction only, not too exceed 800 square feet), and one attached ADU (within the existing space of the home or an accessory structure on the lot, or within the proposed space of the home if home is new construction). Notably, Section 66323 does not apply to ADUs that are additions to an existing single-family residence.

In addition, HCD demanded that certain provisions of the City ADU Ordinance be removed, however, the City disagreed with those demands as they were inconsistent with State ADU Law and HCD’s ADU Handbook. Findings have been included in the proposed resolution (that will be included in the proposed ordinance for adoption by the City Council) to support the City’s refusal to make those changes as required by State ADU Law.

The biggest change to the City ADU Ordinance as a result of new legislation is the addition of application processing timelines and procedures. SB 543 added a requirement that local agencies determine an application for an ADU complete or incomplete within 15 days of receipt of the application or any resubmittal, and requires that the application be deemed complete if a timely determination of completeness is not made. SB 543 also provides an applicant with a right to appeal a determination of incompleteness and a denial of a permit for an ADU. The Proposed Ordinance includes provisions consistent with these new procedural requirements. In addition, as required by SB 543, the maximum square footages for ADUs are updated to specify that they are the maximum “interior livable space” and, as required by AB 1154, owner occupancy

will no longer be required for a JADU if it has its own sanitation facilities apart from the primary residence.

Other clarifying edits to the City ADU Ordinance include:
 Add definitions for “attached” and “detached” ADUs and revising existing language to consistently utilize these defined terms.
 Add definitions included in the State ADU Law that were missing from the City ADU Ordinance.
 The maximum size of a detached ADU is decreased from 1,200 square feet to 850 square feet (studio or one (1) bedroom) or 1,000 square feet (two+ (2+) bedrooms), as permitted by Section 66321(b)(2) of the State ADU Law.  Increase the number of detached ADUs permitted on a lot with existing multifamily residences from two (2) to eight (8), consistent with a previous amendment to the State ADU Law.
 Add a new subsection regarding the legalization of unpermitted ADUs constructed before January 1, 2020 consistent with previous amendments to the State ADU Law.

Planning Commission: The Planning Commission reviewed Zone Code Amendment 2025-02 at their meeting on October 8, 2025. The Commission recommended approval of Zone Code Amendment 2025-02 per the amendments noted above, with direction that: we reach out to our legal team to see if there was anyway the City could push back on the State's ADU fire sprinklers law, especially in instances where a property owner builds all three exempt ADUs that could potentially double the square-footage of livable space on a property, due to the recent statewide fire hazard situation and in light of the new fire hazards maps.

The language reflected in the proposed ordinance is lifted verbatim from the State ADU Law, Government Code Section 66314(d). Per the State's ADU law, "fire sprinklers cannot be required for an ADU if they are not required for the primary residence. The construction of an accessory dwelling unit cannot not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling". In other words (per the opinion of our legal team), if the existing primary residence has sprinklers then the ADU must have sprinklers. If it does not, then the ADU is not required to have sprinklers.

Furthermore, HCD seems to take the position that if an attached ADU is built to a primary dwelling without sprinklers then neither the ADU or the primary dwelling need to have sprinklers, even if under the Building Code a fire sprinkler retrofit would normally be required for an addition of that size to the structure.

Based on the information on fire sprinklers noted above, there are no recommendations for deviations from State ADU law with the proposed ordinance.

California Environmental Quality Act (CEQA): The adoption of the proposed ordinance is statutorily exempt from review under the California Environmental Quality Act (CEQA)

pursuant to Public Resources Code Section 21080.17, which exempts from CEQA review the adoption of an ordinance to implement State ADU Law.

Charter Issue: This is a charter issue that requires a 4/5 vote for approval. The pros of adopting this Ordinance is that it will bring the City's ADU Ordinance into compliance with state law. The cons to adopting this ordinance is that it will further reduce the City's control/discretion over new structures on private property not only in the City of Norco, but statewide, for which compliance is mandatory.

FISCAL IMPACT:

This agenda items will not result in a fiscal impact.

RELATIONSHIP TO STRATEGIC PLAN:

This item is consistent with Strategic Plan Direction No. 3 - Economic Development and Financial Stability: Assure financial stability by expanding development efforts, diversifying revenue sources and continuing prudent financial management.

REVIEWED AND APPROVED BY:

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

CC Odinance No.1138, for Zone Code Amendment 2025-02
Exhibit A for Ordinance No.___for Zone Code Amendment 2025-02 Attachment A, HCD Letter, Norco-ADU-Findings, dated 07-23-25 Attachment B, City Response Letter to HCD dated 8.20.25 Attachment C, Redlined-Track Changes, Norco ADU Ordinance

ORDINANCE NO. 1138

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NORCO,
CALIFORNIA, APPROVING ZONE CODE AMENDMENT 2025-02: A
CITY INITIATED AMENDMENT TO TITLE 18, SECTION 18.30.46 –

ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY

DWELLING UNITS, UPDATING/CLARIFYING THE PROVISIONS

RELATED TO ACCESSORY DWELLING UNITS (ADUS) AND JUNIOR

ACCESSORY DWELLING UNITS (JADUS) TO COMPLY WITH STATE
LAW.

WHEREAS, the CITY OF NORCO initiated Zone Code Amendment 2025-02, a proposal to amend Section 18.30.46 of the Norco Municipal Code Title 18 (Accessory Dwelling Units and Junior Accessory Dwelling Units); and WHEREAS, Section 18.30.46 of the Norco Municipal Code contains regulations on the development of accessory dwelling units within the City, and is regularly amended to remain consistent with evolving State laws impacting local regulation of accessory dwelling units; and
WHEREAS, State law requires the City to submit any amendments to its accessory dwelling unit ordinance to the Department of Housing and Community Development (HCD) within sixty (60) days of adoption, and HCD will render findings of conformity or non-conformity with State law to the City, and the City has thirty (30) days to respond to the letter; and
WHEREAS, the City last amended Section 18.30.46 through the adoption of Ordinance No. 1117, adopted June 19, 2024, and submitted the ordinance to HCD for its review. HCD provided the City with a letter making certain findings of inconsistency and additional recommendations for clarity on July 23, 2025. The City responded to HCD’s letter on August 20, 2025 agreeing to make certain amendments to Section 18.30.46 while refusing to make three amendments requested by HCD; and WHEREAS, the purpose of Zone Code Amendment 2025-05 is to make the amendments the City committed to make in its August 20, 2025 letter to HCD, adopt findings supporting its refusal to make certain changed requested by HCD, further update Section 18.30.46 as necessitated by the adoption of SB 543 and AB 1154 which go into effect on January 1, 2026, and make other clarifying edits.

WHEREAS, the Zone Code Amendment was duly submitted to said City’s Planning Commission for decision at a public hearing for which proper notice was given on December 10, 2025 on or about 7 p.m. in the Council Chambers at 2820 Clark Avenue, Norco, California 92860; and
WHEREAS, the Planning Commission adopted Resolution 2025-33, recommending approval of Zone Code Amendment 2025-02 to the City Council; and

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WHEREAS, the Zone Code Amendment was duly submitted to said City’s City Council for decision at a public hearing for which proper notice was given; and WHEREAS, the Zone Code Amendment was scheduled for public hearing on January 21, 2026 on or about 7 p.m. in the Council Chambers at 2820 Clark Avenue, Norco, California 92860; and
WHEREAS, at the time set, the City Council held a public hearing and received both oral and written testimony pertaining to the Zone Code Amendment; and WHEREAS, Zone Code Amendment 2025-02 is exempt from review under the California Environmental Quality Act (CEQA).

NOW, THEREFORE, the City Council of the City of Norco ordains as follows:

SECTION 1. FINDINGS.

The City Council makes the following findings, as required by Government Code Section 66326(b)(2)(B), in support of its determination to not incorporate the following changes to Section 18.30.46 of the Norco Municipal Code as demanded by HCD in its letter dated July 23, 2025:

A. HCD Demand: “The City must remove the requirement that converted units not exceed 50 percent of the existing primary dwelling.” Finding: Section 18.30.46.E.1.a (renumbered by this Ordinance to Section

18.30.46.E.1) restricts the size of a conversion of existing space in a primary dwelling to no more than 50% of the existing space. This provision is expressly authorized by Government Code Section 66314(d)(4) (“If there is an existing primary dwelling, the total floor area of an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling.”). HCD’s ADU Handbook (updated January 2025) acknowledges this size limitation on pages 39-40.

Therefore, the finding that the City must remove this provision entirely is not supported by the State ADU Law or HCD’s guidance and the City will not remove this provision. However, the City has clarified the exemptions from compliance in the new paragraph E.19 of Section 18.30.46, as shown in Exhibit A hereto.

B. HCD Demand: “The City must remove the language requiring minimum distance between structures.”
Finding: Section 18.30.46.E.2.c (renumbered by this Ordinance to Section

18.30.46.E.2.d) requires 10 feet of distance between a detached ADU and all other buildings on the lot. This provision is allowed by Government Code Section 66314(b)(1)’s authorization for local agencies to impose objective standards on

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ADUs that include, but are not limited to parking, height, and other examples listed.

The authority to impose building separation objective standards is acknowledged on page 38 of HCD’s ADU Handbook. Therefore, the finding that the City must remove this provision entirely is not supported by the State ADU Law or HCD’s guidance and the City will not remove this provision. However, the City has clarified the exemptions from compliance in the new paragraph E.19 of Section 18.30.46, as shown in Exhibit A hereto.

C. HCD Demand: “Section 66314 and indeed State ADU Law does not provide for additional standards such as the City’s primary animal keeping area. Therefore, the City must remove this section from its Ordinance.”
Finding: The City requires that an animal keeping area be preserved on lots where large animal keeping is a permitted use. The size of the required animal keeping area is informed by the size of the lot, with most lots subject to this requirement exceeding 20,000 square feet in size (just under .5 acres). The size of the animal keeping area also informs the number of animals that may be kept on the property.

The City’s animal keeping area requirement is a lot coverage and open space requirement, which Government Code Section 66321(b)(3) acknowledges the City may impose on ADUs, provided that the open space requirement does not preclude an at least 800 square foot ADU from being constructed in compliance with other applicable local development standards. Government Code Section 66314(b)(1) provides that a local agency may impose objective standards on ADUs “that include, but are not limited to” the examples listed therein. HCD’s assertion that the City may not impose an animal keeping area requirement because it is not expressly listed in Section 66314 is inconsistent with Section 66321(b)(3), which lists several types of development standards a local agency may impose that are not also listed in Section 66314(b)(1), including lot coverage, floor area ratio, and open space. Therefore, the finding that the City must remove the animal keeping area requirement from its ADU regulations is not supported by the State ADU Law and the City will not remove this provision. However, the City has clarified the exemptions from compliance in the new paragraph E.19 of Section 18.30.46, as shown in Exhibit A hereto.

SECTION 2. CEQA.

The adoption of this Ordinance is exempt from review under the California Environmental Quality Act pursuant to Public Resources Code Section 21080.17.

SECTION 3. AMENDMENT OF SECTION 18.30.46.

Section 18.30.46 of the Norco Municipal Code is hereby amended in its entirety to read as shown in Exhibit “A” attached hereto.

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SECTION 4. SEVERABILITY
If any chapter, subsection, subdivision, sentence, clause, phrase, or portion of this ordinance, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance, and each Chapter, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more Sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.”
SECTION 5. EFFECTIVE DATE.

This ordinance shall take effect thirty (30) days after its final passage by the City Council.

SECTION 6. POSTING
The City Clerk is authorized and directed to cause this Ordinance to be published within fifteen (15) days after its passage in a newspaper of general circulation and circulated within the City in accordance with Government Code Chapter 36933(a) or, to cause this Ordinance to be published in the manner required by law using the alternative summary and posting procedure authorized under Government Code Chapter 39633(c).

PASSED AND ADOPTED by the City Council of the City of Norco, California at a regular meeting held February 4, 2026.
__________________________
Robin Grundmeyer, Mayor
City of Norco, California
ATTEST:
________________________
Janet Martinez, Interim City Clerk
City of Norco, California

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I, City Clerk of the City of Norco, California, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Norco, California, duly held on January 21, 2026 and thereafter at a regular meeting of said City Council duly held February 4, 2026, it was duly passed and adopted by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS THEREOF, I have hereunto set my hand and affixed the official seal of the City of Norco, California, on February 4, 2026. ________________________
Janet Martine, Interim City Clerk
City of Norco, California

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Exhibit A

18.30.46 Accessory Dwelling Units and Junior Accessory Dwelling Units.

A. Intent and Purpose. This section is intended to provide for the creation of accessory dwelling units and junior accessory dwelling units as accessory uses to primary dwellings that meet the intent of State laws regarding accessory dwelling units while maintaining the rural and low-density character of Norco’s residential neighborhoods to minimize adverse impacts to surrounding residents and the community. This section is intended to retain the maximum ability of the City to regulate accessory dwelling units and to comply with the requirements of State law.

B. Definitions. For the purposes of this section the following definitions shall apply:

1. “Accessory dwelling unit (ADU)” means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes an “efficiency unit” and a manufactured home as defined in Section 18007 of the State Health and Safety Code. a. “Attached accessory dwelling unit” means an ADU that is i) attached to, or located within, a proposed or existing primary dwelling, or ii) attached to, or located within, an existing accessory structure.
b. “Detached accessory dwelling unit” means an ADU that is detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.

Notwithstanding the foregoing, an accessory dwelling unit that is detached from a primary dwelling shall not be considered a “detached” ADU if it is attached to, or located within, an existing accessory structure.

2. “Accessory structure” means a structure that is accessory and incidental to a dwelling located on the same lot.

3. “Efficiency unit” means a unit for occupancy by no more than two persons which has a minimum floor area of 150 square feet, and which may also have partial kitchen or bathroom facilities.

4. “High-quality transit corridor” shall have the same definition as provided in Section 21155 of the Public Resources Code.

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5. “Impact fee” means a “fee” as defined in subdivision (b) of Government Code Section 66000, except that it also includes fees specified in Government Code Section 66477. “Impact fee” does not include any connection fee or capacity charge.

6. “Interior livable space” shall have the same meaning as “floor area, gross,” as defined in the California Building Code, as such definition may be amended from time to time.

7. “Junior accessory dwelling unit (JADU)” means a unit that is no more than 500 square feet of interior livable space in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure.

8. “Living area” means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

9. “Major transit stop” shall have the same definition as provided in Section 21155 of the Public Resources Code.

10. “Nonconforming zoning condition” means a physical improvement on a property that does not conform with current zoning standards.

11. “Objective standards” means standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal.

12. “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit.

13. “Proposed dwelling” means a dwelling that is the subject of a permit application and that meets the requirements for permitting.

14. “Public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. Public transit does not include private rideshares and scooter (i.e., e-scooters) pick-ups and drop-offs.

15. “Tandem parking” means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

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C. Occupancy. Except as otherwise provided by law, accessory dwelling units and junior accessory dwelling units may be rented separate from the primary residence for a minimum period of 30 days.

Furthermore, accessory dwelling units and junior accessory dwelling units may not be sold or otherwise conveyed separate from the primary residence, except as provided by Government Code Section 66341.

D. Application Review Procedures for Accessory Dwelling Unit and Junior Accessory Dwelling Unit.

1. Accessory dwelling units and junior accessory dwelling units are permitted in all zones where single-family and multifamily residential uses are allowed subject to the issuance of a building permit. Any application for an accessory dwelling unit that meets the unit size standards and development standards of this section shall be approved ministerially by applying the standards herein and without a public hearing.

2. An application for an accessory dwelling unit or junior accessory dwelling unit permit shall be made by the owner of the parcel on which the primary unit sits and shall be filed on a City-approved application form (a building permit application) and subject to the established fee set by City Council resolution, as it may be amended from time to time.

3. Applications for an accessory dwelling unit or junior accessory dwelling unit shall conform to the requirements for, and shall obtain, a building permit consistent with the California Building Code.

4. The city shall notify an applicant for a building permit for an accessory dwelling unit or junior accessory dwelling unit whether their application is complete or incomplete within fifteen (15) business days after the city received the application. If determined to be incomplete, the city shall provide the applicant with a list of incomplete items and a description of how the application can be made complete concurrently with the determination of incompleteness. The city shall have fifteen (15) business days to review any resubmittal and determine whether the identified deficiencies have been cured. The city shall not require an applicant to provide any item that was not included in the initial determination of incompleteness. If the city does not make a timely determination of completeness or incompleteness for an application or resubmitted application, the application or resubmitted application shall be deemed complete.

5. An application to create or serve an accessory dwelling unit or a junior accessory dwelling unit shall either be approved or denied within 60 days from the date the City receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the application to create or serve an accessory dwelling unit is submitted in conjunction with an application to create a new single-family or multifamily dwelling unit on the lot, the City may delay approving or denying

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the application for the accessory dwelling unit until the City approves or denies the application to create or serve the new single-family or multifamily dwelling, but the application to create or serve the accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the agreed-upon delay. If the City has not approved or denied the completed application within 60 days, the application shall be deemed approved.

6. Denial of an ADU application shall be accompanied with a full set of comments listing the specific items that are defective or deficient. These comments shall also describe how the application can be remedied by the applicant. An application to create an ADU shall not be denied because corrections are needed to address nonconforming zoning conditions, building code violations, or unpermitted structures elsewhere on a lot that do not present a threat to public health and safety and are not affected by the construction of the ADU.

7. An applicant may appeal a determination that their application for a building permit for an ADU or JADU is incomplete, and/or may appeal the denial of a building permit for an ADU or JADU, to the planning commission. The applicant shall file a written notice of appeal stating the grounds therefore with the City Clerk within ten (10) days from the date of the determination that is the subject of the appeal accompanied with the appeal fee set by resolution of the City Council. A final written determination on the appeal shall be issued no later than sixty (60) business days after receipt of the applicant’s written appeal unless the applicant agrees in writing to an extension of time.

8. A demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed with the ADU application and issued at the same time. The permit applicant shall not be required to provide a written notice or posted placard for the demolition of a detached garage that is to be replaced with an accessory dwelling unit, unless the property is located within an architecturally and historically significant historic district.

E. Accessory Dwelling Units—Development Standards. Accessory dwelling units shall be permitted in those zones where single-family and multifamily residential uses are permitted subject to compliance with the requirements of this paragraph E except as provided in subparagraph E.19.

1. Maximum ADU Size. An attached or detached accessory dwelling unit shall not exceed 850 square feet of interior livable space for an ADU with up to one bedroom, or 1,000 square feet of interior livable space for an ADU with two or more bedrooms.

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a. If there is an existing primary dwelling on the property an attached accessory dwelling unit shall not exceed 50 percent of the interior livable space of the existing primary dwelling, or the square footages stated in the previous sentence, whichever is less, subject to the limitation in paragraph E.19.a below.
b. A detached ADU may include exterior living areas such as entry patios and covered porches. Any exterior living area such as an individual patio or a covered porch shall be limited to 50 square feet each.

2. Setback and Lot Coverage Requirements.
a. No setback is required for existing living area that is converted to an accessory dwelling unit or a portion of an accessory dwelling unit.
b. No setback is required for an existing accessory structure, or a structure constructed in the same location and to the same dimensions as an existing accessory structure, that is converted to an accessory dwelling unit or a portion of an accessory dwelling unit. c. A setback of four feet from the side and rear lot lines is required for an accessory dwelling unit or a portion of an accessory dwelling unit that is not subject to paragraphs a or b. d. The required minimum distance between an accessory dwelling unit and all other buildings on the property shall be 10 feet.
e. All existing and proposed buildings on the property, including the proposed accessory dwelling unit, shall not exceed the lot coverage requirement of the underlying zone. f. An ADU shall not be allowed in any portion of the front yard setback area.

3. Primary Dwelling. The lot upon which the accessory dwelling unit shall be allowed must contain a single-family or multifamily residence as an existing or proposed primary unit on the lot.

4. Separate Address. Detached accessory dwelling units shall be assigned an address separate from that of the primary dwelling unit.

5. Number of Accessory Dwelling Units per Lot.
a. For lots with a proposed or existing single-family residence: one accessory dwelling unit and one junior accessory dwelling unit shall be permitted on each lot.

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i. An additional accessory dwelling unit shall be permitted on a lot if the accessory dwelling unit meets the requirements of either paragraph (a)(1) or (a)(2) of Government Code Section 66323, as referenced in subparagraph E.19 below, provided that no more than one attached accessory dwelling unit and no more than one detached accessory dwelling unit shall be permitted on any lot with a proposed or existing single-family residence. ii. An existing single-family primary dwelling unit that meets the applicable development standards for an accessory dwelling unit may be designated as one of the permitted ADUs on a lot in conjunction with the construction of a new primary dwelling unit. b. For lots with existing multifamily residential dwellings: accessory dwelling units totaling no more than 25 percent of the number of existing multifamily dwelling units, but at least one unit, shall be permitted constructed within the portions of the existing multifamily structures not used as livable space (e.g., the space not intended for human habitation, including living, sleeping, eating, cooking, or sanitation) ). In addition, up to 8 detached accessory dwelling units shall be permitted, provided that the total number of detached accessory dwelling units shall not exceed the number of existing units on the lot. c. For lots with proposed multifamily residential dwellings: not more than 2 detached accessory dwelling units shall be permitted.

6. Underlying Zoning. Except as otherwise provided in this section, accessory dwelling units shall comply with all development requirements for new single-family dwelling units as specified for the land use district in which they are located, except for minimum lot size.

7. Building Codes. All new accessory dwelling units must comply with California Building Code standards as adopted in Title 15. Fire sprinklers shall not be required for an ADU if they are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. Accessory dwelling units shall not be constructed on utility and flowage easements. Accessory dwelling units shall comply with local building code requirements that apply to detached dwellings, except that the construction of an accessory dwelling unit shall not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the building official makes a written finding based on substantial evidence in the record that the construction of the accessory dwelling unit could have a specific, adverse impact on public health and safety. Nothing in this subsection shall be interpreted

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to prevent a local agency or the City from changing the occupancy code of a space that was inhabitable space or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this section.

8. Parking. Parking for accessory dwelling units shall be as listed below:
a. Parking spaces for an accessory dwelling unit shall be nine feet by 20 feet and are not required to be covered or within a garage. A detached accessory dwelling unit shall not be attached to a garage or carport.
b. The number of required spaces for the accessory dwelling unit shall be equal to one space per accessory dwelling unit.
c. Parking can be provided in tandem in the existing driveway of the primary dwelling provided it does not encroach onto a public trail or sidewalk and otherwise complies with City parking requirements. Parking is allowed in the required front or side yard setbacks if it is within the existing driveway of the primary dwelling unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.
d. Parking requirements will not be imposed in any of the following instances:
i. The accessory dwelling unit is located within one-half mile walking distance of public transit.
ii. The accessory dwelling unit is located within an architecturally and historically significant historic district.
iii. The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure.
iv. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
v. When there is a designated, fixed pick-up or drop-off location for a car share vehicle located within one block of the accessory dwelling unit. vi. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the

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same lot; provided, that the accessory dwelling unit or the parcel satisfies any other criteria listed in subsection (E)(8)(d) of this section. e. When a garage, carport, or covered parking structure or an existing accessory dwelling is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, those off-street parking spaces do not have to be replaced.

9. Siting. A detached accessory dwelling unit may not be located within the area between front property line and the line parallel to, and touching, the back of the primary residence. This shall not apply to an existing accessory structure, or a structure constructed in the same location and to the same dimensions as an existing accessory structure, that is converted to an accessory dwelling unit or a portion of an accessory dwelling unit.

10. Exterior Entrance. For attached ADUs, the exterior entrance shall not be on the front of the primary dwelling, or on any street side of the primary dwelling if the primary dwelling also has exterior access on the street side. No exterior stairway to an attached ADU shall be located on the front of the primary dwelling, where feasible. No passageway shall be required in conjunction with the construction of an ADU.

11. Wall and/or Fence Requirement. A wall or fence meeting at least the minimum building code standards shall be constructed and maintained along that portion of a side or rear yard boundary where an accessory dwelling unit is closer than five feet to the boundary, subject to the issuance of a building permit as needed.

12. Windows. Windows are permitted along walls adjacent to the side or rear property lines in compliance with building code standards.

13. Height. The maximum height of an accessory dwelling unit shall be as follows:
a. A detached ADU on a lot with an existing or proposed single family or multifamily dwelling unit shall not exceed 16 feet in height measured from finished floor to the tallest roof peak, except as provided in subsections b or c below.
b. A detached ADU on a lot with an existing or proposed single-family or multifamily dwelling shall not exceed 18 feet in height measured from finished floor to the tallest roof peak, if the lot is within one-half of one mile walking distance of a major transit stop or a highPage 105 of 132 4933-9876-8765 v1
quality transit corridor. The ADU may be up to two feet taller (for a maximum of 20 feet) to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling.
c. A detached ADU on a lot with an existing or proposed multifamily, multistory dwelling shall not exceed 18 feet in height measured from finished floor to the tallest roof peak. d. An attached ADU that is attached to a primary dwelling shall not exceed 25 feet in height or the height limitation that applies to the primary dwelling, whichever is lower, measured from finished floor to the tallest roof peak. Notwithstanding the foregoing, in no case shall an ADU exceed two stories.
e. An attached ADU that is not attached to a primary dwelling shall be subject to the height standards for a detached ADU in paragraphs a, b, and c above.

14. Objective Design Criteria. All accessory dwelling units must comply with the following objective design requirements unless the proposed accessory dwelling unit is a conversion of an existing structure and no change to the exterior of the existing structure is proposed other than windows and doors.
a. The exterior materials (i.e., stucco on the main house will require a stucco exterior on the accessory dwelling unit), colors, roof pitch and architecture style shall match the primary unit. b. Any attached accessory dwelling unit shall be attached to the living area of the primary dwelling unit or existing accessory structure by a common wall or floor/ceiling.

15. Water and sewer. An accessory dwelling unit shall not be considered a new residential unit for purposes of calculating connection fees or capacity fees for water and sewer services. Attached accessory dwelling units are not required to be metered separately from the primary dwelling for any City utility or other public utility unless being built concurrently with a new primary dwelling.

Detached accessory dwelling units are required to be metered separately from the primary dwelling for water services. No new private wastewater disposal systems shall be permitted for accessory dwelling units. For accessory dwelling units proposed on lots with existing septic systems, the existing septic system shall be expanded to accommodate the accessory dwelling unit unless sewer service is available within 200 feet of the property line. Where sewer service is available within 200 feet of the property line, one sewer connection to serve both units shall be installed prior to the issuance of an occupancy permit for the accessory dwelling unit.

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16. Variances. Notwithstanding Chapter 18.44, there shall be no variance or exemption granted from the requirements contained in this section.

17. Impact fees. The accessory dwelling unit shall be assessed all applicable building permit and impact fees.
a. Accessory dwelling units up to 750 square feet are exempt from impact fees. b. Accessory dwelling units 750 square feet or greater are subject to impact fees that are proportional to the relationship of the accessory dwelling unit to the primary dwelling.

18. Open Space Animal-Keeping Area. To preserve the health, welfare and safety of large and small animals and agricultural lifestyle, the location of the accessory dwelling unit must preserve the recorded lot coverage and open space standards for a primary animal keeping area (PAKA) if the ADU is proposed on a lot with a recorded PAKA. For lots that do not have a recorded PAKA, the proposed location of the accessory dwelling unit must comply with the lot coverage and open space animal keeping area requirements of the zoning of the lot. To preserve the health, welfare and safety of the animals in case of an emergency, a minimum 12-foot-wide (or as required in the underlying zone, whichever is more) clear and unobstructed access shall be maintained to the required animal area or existing PAKA.

19. Exemptions.
a. Any standard in this paragraph E regarding the minimum or maximum size for an accessory dwelling unit, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space (including animal keeping areas), front setbacks, and minimum lot size, for either attached or detached dwellings, shall be waived if its application to a lot would preclude an accessory dwelling unit with at least 800 square feet of interior livable space and with four-foot side and rear setbacks from being constructed in compliance with all other development standards. b. The standards in this paragraph E shall not be imposed on any accessory dwelling unit meeting the requirements of Government Code Section 66323(a)(1) through (4) to the extent the standards conflict with said statute. Notwithstanding the foregoing, for lots subject to the open space animal-keeping area requirements in paragraph E.18, the City will require compliance with that paragraph for accessory dwelling unit meeting the requirements of Government Code Section 66323(a)(1) through (4) so long as compliance with the

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requirements of that paragraph would not preclude construction of the proposed accessory dwelling unit elsewhere on the lot.

F. Junior Accessory Dwelling Units—Development Requirements. Junior accessory dwelling units shall be permitted in those zones where single-family residential uses are permitted subject to compliance with the requirements of this paragraph F.

1. Interior to Single-family Dwelling. Junior accessory units must be constructed within the walls of an existing or proposed single-family residence. Enclosed uses within a residence, such as attached garages, are considered part of the existing or proposed single-family residence.

2. Maximum Size. A junior accessory dwelling unit shall not exceed 500 square feet in size.

3. Owner Occupancy. The owner of a parcel proposed for a junior accessory dwelling unit shall occupy as a primary residence either the primary dwelling unit or the junior accessory dwelling unit.

Owner occupancy is not required if the owner is a governmental agency, land trust, or “housing organization” as that term is defined in Government Code Section 65589.5(k)(2), as that section may be amended from time to time, or if the junior accessory dwelling unit has separate sanitation facilities from the primary residence.

4. Sale Prohibited. A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel.

5. Short-Term Rentals. The junior accessory dwelling unit shall not be rented for periods of 30 days or less.

6. Access. A separate entrance from the main entrance to the proposed or existing single-family residence is required. If the junior accessory dwelling unit shares a bathroom with the primary dwelling, an interior entry to the primary dwelling’s main living area shall also be required.

7. Kitchen Requirements. The junior accessory dwelling unit shall include an efficiency kitchen, including a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

8. Parking. No additional parking is required beyond that already required for the primary dwelling.

9. Fire Protection—Utility Service. For the purposes of any fire or life protection ordinance or regulation or for the purposes of providing service for water, sewer, or power, a junior accessory

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dwelling unit shall not be considered a separate or new dwelling unit, unless the junior accessory dwelling unit was constructed in conjunction with a new single-family dwelling. No separate connection between the junior accessory dwelling unit and the utility shall be required for a junior accessory dwelling unit, unless the junior accessory dwelling unit is being constructed in connection with a new single-family dwelling. Fire sprinklers shall not be required for a junior accessory dwelling unit if sprinklers are not required for the primary residence.

10. Fees. A junior accessory dwelling unit shall not be considered a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the unit was constructed with a new single-family dwelling. Junior accessory dwelling units shall be exempt from the payment of impact fees.

G. Codes, Covenants, and Restrictions (CC&Rs). CC&Rs that either effectively prohibit or unreasonably restrict the construction or use of an accessory dwelling unit or junior accessory dwelling unit on a lot zoned for single-family residential use are void and unenforceable.

H. Compliance with General Plan. An accessory dwelling unit and/or junior accessory dwelling unit which conforms to the standards of this section shall not be considered to exceed the allowable density for the lot upon which it is located and shall be deemed to be a residential use which is consistent with the existing General Plan and land use designation for the lot.

I. Legalization of ADUs. The city shall not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
(i) the ADU or JADU violates applicable building standards, or (ii) the ADU or JADU does not comply with state ADU law or this Section. Notwithstanding the foregoing, the city may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the city makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3. This paragraph I does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code section 17920.3.

1. A homeowner applying for a permit for a previously unpermitted accessory dwelling unit or junior accessory dwelling unit constructed before January 1, 2020, shall not be required to pay impact fees or connection or capacity charges except when utility infrastructure is required to comply with Section 17920.3 of the Health and Safety Code and when the fee is authorized by subdivision (e) of Section 66324.

2. Upon receiving an application to permit a previously unpermitted accessory dwelling unit or junior accessory dwelling unit constructed before January 1, 2020, an inspector from the city may

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inspect the unit for compliance with health and safety standards and provide recommendations to comply with health and safety standards necessary to obtain a permit. If the inspector finds noncompliance with health and safety standards, the city shall not penalize the applicant for having the unpermitted accessory dwelling unit or junior accessory dwelling unit and shall approve necessary permits to correct noncompliance with health and safety standards.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 23, 2025
Alma Robles, Director of Community Development
Community Development Department
City of Norco
2870 Clark Avenue
Norco, CA 92860
Dear Alma Robles:

RE: Review of Norco’s Accessory Dwelling Unit (ADU) Ordinance under State ADU Law (Gov. Code, §§ 66310 - 66342)
Thank you for submitting the City of Norco (City) ADU Ordinance No. 1117 (Ordinance), adopted June 19, 2024, to the California Department of Housing and Community Development (HCD). As this Ordinance provides only the changes to the language and not the entirety of the City’s ADU Governance, HCD has also reviewed the City’s Ordinance in order to provide an accurate review. HCD submits these written findings pursuant to Government Code section 66326, subdivision (a). HCD finds that the Ordinance fails to comply with State ADU Laws in the manner noted below. Pursuant to Government Code section 66326, subdivision (b)(1), the City has up to 30 days to respond to these findings. Accordingly, the City must provide a written response to these findings no later than August 22, 2025.

HCD finds that the Ordinance does not comply with State ADU Law as follows:

1. Statutory Numbering - The Ordinance contains several references to code sections that were deleted by SB 477, effective March 25, 2024. These include Government Code sections 65852.2, 65852.22 and 65852.26. The contents of these sections were relocated to Government Code, Title 7, Division 1, Chapter 13 (sections 66310-66342, see Enclosure). The City must amend the Ordinance to reflect the correct Government Code sections.

2. Section 18.30.46 E.1.a. and E.1.b. – Conversions and Size Limitations – The Ordinance states, “If the accessory unit is created from converting existing space in the primary dwelling, there is no size limitation, but the accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling.” However, local development standards shall not preclude a unit created subject to Government Code section 66323. Therefore, the City must remove the requirement that converted units not exceed 50 percent of the existing primary dwelling.

Attachment A

Alma Robles, Director of Community Development

3. Section 18.30.46 E.2.c. – Distance Between Structures – The Ordinance states, “The required minimum distance between a detached accessory dwelling unit and all other buildings shall be 10 feet.” However, local development standards such as building separation requirements shall not preclude a unit created subject to Government Code section 66323.

Additionally, Government Code section 66321, subdivision (b)(3) prohibits “Any requirement for a zoning clearance or separate zoning review or any other minimum or maximum size for an accessory dwelling unit, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, front setbacks, and minimum lot size, for either attached or detached dwellings that does not permit at least an 800 square foot accessory dwelling unit with four-foot side and rear yard setbacks to be constructed in compliance with all other local development standards.” The City must remove the language requiring minimum distance between structures.

4. Section 18.30.46 E.2.d. – Underlying Lot Coverage – The Ordinance states, “All existing and proposed buildings including an accessory unit shall not exceed the lot coverage requirement of the underlying zone.” However, local development standards may not preclude a unit created subject to Government Code section 66323, subdivision (a). The City must amend the Ordinance to remove the inconsistent restriction.

5. Section 18.30.46 E.5.a. and E.5.b. – Unit Mixture – The Ordinance states, “For lots with proposed or existing single-family residence: one accessory dwelling unit provided the lot contains no other accessory dwelling unit.” It further provides for lots with existing multifamily primary dwellings “no more than 25 percent of the number of existing units, but at least one unit shall be permitted as accessory dwelling units constructed within the nonlivable space; or no more than two detached accessory dwelling units….” HCD notes that this was previously provided as a finding of inconsistency in HCD’s Ordinance Review Letter dated October 3, 2023, and the Ordinance remains inconsistent with State ADU Law. Accordingly, the City must amend the Ordinance to reflect the maximum number of ADUs and JADUs for lots with a proposed or existing single-family dwelling – one ADU and one JADU within the proposed or existing space of the single-family dwelling and one detached new construction ADU, for a total of three accessory units subject to ministerial approval

6. Section 18.30.46 E.7. – Sprinklers – The Ordinance states, “The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling, provided the additional square footage of an attached ADU does not exceed the threshold to require fire sprinklers.” However, Government Code section 66314, subdivision (d)(12) states, “Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.” State ADU Law does not authorize

Alma Robles, Director of Community Development

the imposition of additional conditions on the installation of fire sprinklers. If fire sprinklers are not required in the primary residence, fire sprinklers shall not be required in an attached or unattached ADU. The City must remove the bold text from the Ordinance and amend the Ordinance to reflect State ADU Law.

7. Section 18.30.46 E.9. – Corner Lots – The Ordinance states, “On a corner lot the unit may not be located in the side yard adjacent to the street within the area between the street side property line and a line parallel to the most distant part of the primary dwelling.” The Ordinance continues that a converted accessory unit or an accessory unit created under Government Code section 66323, subdivision (a)(2) is not subject to these siting limitations. However, Government Code section 66414, subdivision (d)(7) states, “No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.” Notwithstanding the ministerially approved ADUs and JADUs pursuant to Government Code section 66323, State ADU Law does not authorize additional setback or siting requirements for corner lots; only four-foot side and rear setbacks may be required for an ADU. The City must amend the Ordinance to remove the inconsistent language and reflect State ADU Law.

8. Section 18.30.46 E.19. – Animal Area – The Ordinance states, “To preserve the health, welfare and safety of large and small animals and agricultural lifestyle, the location of the accessory dwelling unit must preserve the recorded primary animal keeping area (PAKA). For lots that do not have a recorded PAKA, the proposed location of the accessory dwelling unit must preserve an open animal area equal to 576 square feet multiplied by the allowed number of animal units (au) on the property (e.g., 576 x 5 au = 2,880 square feet open animal area). To preserve the health, welfare and safety of the animals in case of an emergency, a minimum 12-foot-wide (or as required in the underlying zone, whichever is more) clear and unobstructed access shall be maintained to the required animal area or existing PAKA.” However, Government Code section 66315 states, “Section 66314 establishes the maximum standards that a local agency shall use to evaluate a proposed accessory dwelling unit on a lot that includes a proposed or existing single-family dwelling. No additional standards, other than those provided in Section 66314, shall be used or imposed, including an owner-occupant requirement…” Section 66314 and indeed State ADU Law does not provide for additional standards such as the City’s primary animal keeping area. Therefore, the City must remove this section from its Ordinance.

9. Section 18.30.46 E.20. – Exception Unit Height – The Ordinance creates an exception for siting and location requirements for “at least a new 800-squarePage 113 of 132 Alma Robles, Director of Community Development

foot, 16-foot-tall accessory dwelling unit with at least four-foot side and rear setbacks.” This is an outdated reference to Government Code section 66321, subdivision (b)(3). Government Code section 66321, subdivision (b)(4) requires height allowances of 16 feet, for a detached ADU on a lot with an existing or proposed single or multifamily dwelling unit; 18 feet for a detached ADU on a lot with an existing or proposed single or multifamily dwelling that is within ½ mile of a local transit stop or high quality transit corridor; 18 feet for a detached ADU on a lot with an existing or proposed multifamily multistory dwelling; and 25 feet for an ADU that is attached to a primary dwelling. The City must remove the incorrect reference to height limitations and amend the Ordinance to provide for the exceptions described in Government Code section 66321, subdivision (b)(4).

The City has two options in response to this letter.1 The City can either amend the Ordinance to comply with State ADU Law2 or adopt the Ordinance without changes and include findings in its resolution adopting the Ordinance that explain the reasons the City believes that the Ordinance complies with State ADU Law despite HCD’s findings.3 If the City fails to take either course of action and bring the Ordinance into compliance with State ADU Law, HCD must notify the City and may notify the California Office of the Attorney General that the City is in violation of State ADU Law.4 HCD appreciates the City’s efforts in the preparation and adoption of the Ordinance and welcomes the opportunity to assist the City in fully complying with State ADU Law.

Please feel free to contact Mike Van Gorder at [email protected] if you have any questions.

Sincerely,
Jamie Candelaria
Section Chief, ADU Policy
Housing Policy Development Division
1 Gov. Code, § 66326, subd. (c)(1).
2 Gov. Code, § 66326, subd. (b)(2)(A).
3 Gov. Code, § 66326, subd. (b)(2)(B).
4 Gov. Code, § 66326, subd. (c)(1).

August 20, 2025
Department of Housing & Community Development
Housing Policy Development Division
651 Bannon Street, Suite 400
Sacramento, CA 95811
Attn: Mike Van Gorder, Housing Policy Analyst
[email protected]
RE: City of Norco Accessory Dwelling Unit Ordinance Review Dear Mr. Van Gorder:

This letter serves as the City of Norco’s (City) formal response to the letter dated July 23, 2025 from the Department of Housing and Community Development (HCD) finding that the City’s Accessory Dwelling Unit (ADU) Ordinance does not comply with State ADU Law. This letter responds to each of the nine findings of noncompliance below. As described in more detail in each of our responses, the City will amend its ADU Ordinance to comply with State ADU Law even though in some instances those amendments will not completely align with the findings stated in HCD’s July 23, 2025 letter.

1. Statutory Numbering – The City will ensure that all cross-references to the State ADU Law included in the City’s ADU Ordinance are updated to reflect current statutory numbering.

2. Conversions and Size Limitations – Section 18.30.46.E.1.a restricts the size of a conversion of existing space in a primary dwelling to 50% of the existing space. This provision is expressly authorized by Government Code Section 66314(d)(4) as noted on pages 39-40 of HCD’s updated ADU Handbook. Therefore, the finding that the City must remove this provision entirely is not supported by the State ADU Law or HCD’s guidance and the City will not remove this provision. The City will amend its ADU Ordinance to clarify that Section

18.30.46.E.1.a does not apply to ADUs that are subject to Government Code Section 66323 (Section 66323 ADU). In addition, the heading for this finding in the July 23, 2025 letter refers to Section 18.30.46.E.1.b pertaining to size limitations for detached ADUs, but there is no finding made regarding this provision. As such, the City will not be making any changes to this Section.

3. Distance Between Structures – Section 18.30.46.E.2.c requires 10 feet of distance between a detached ADU and all other buildings. This provision is allowed by Government Code Section 66314(b)(1)’s authorization for local agencies to impose objective standards on ADUs that include, but are not limited to parking, height, and other examples listed. The authority to impose building separation objective standards is reflected on page 38 of HCD’s Attachment B

Response Letter to HCD

August 20, 2025
updated ADU Handbook. Therefore, the finding that the City must remove this provision entirely is not supported by the State ADU Law or HCD’s guidance and the City will not remove this provision. The City will amend its ADU Ordinance to clarify that Section

18.30.46.E.2.c does not apply to Section 66323 ADUs and that the separation standard will not be enforced if to do so would preclude an 800 square foot ADU from being constructed with four-foot rear and side yard setbacks as required by Government Code Section 66321(b)(3).

4. Underlying Lot Coverage – The City will amend its ADU Ordinance to clarify that Section 18.30.46.E.2.d, requiring compliance with lot coverage standards of the underlying zone, does not apply to Section 66323 ADUs.

5. Unit Mixture – The City will amend Section 18.30.46.E.5.a and b to ensure that the number and type of ADUs allowed on a lot are consistent with the requirements of Government Code Section 66323 that three ADUs must be permitted on a single-family residential lot (one detached, new construction ADU, one attached ADU, and one JADU) if the ADUs meet the requirements of Section 66323. Also, though not noted in the findings, the City will also amend its ADU Ordinance to incorporate the recent change to Section 66323 increasing the number of ADUs that must be permitted on a multifamily residential lot.

6. Fire Sprinklers – The City will amend Section 18.30.46.E.7 pertaining to fire sprinklers to match the exact wording of Government Code Section 66314(d)(12).

7. Corner Lots – The City will amend Section 18.30.46.E.9 to remove the sentence regarding siting an ADU in the side yard of a corner lot.

8. Primary Animal Keeping Area (PAKA) and Animal Keeping Area (AKA)– The City requires all lots zoned to accommodate large animal keeping to preserve an animal keeping area either via a PAKA (recorded area) or AKA (not recorded). The majority of lots in the City of Norco zoned to allow large animal keeping have a minimum lot size of 20,000 square feet (just shy of half an acre) or more. The size of the required AKA is determined by the size of the lot, which also informs the number of adult animals that are allowed on the lot. Where the subject property does not have a recorded PAKA on title, Section 18.30.46.E.19 requires an AKA of 576 square feet to be preserved for each adult animal allowed to be maintained on the property per the zoning designation to ensure the health, safety and welfare of the animals. For example, a 20,000 square foot lot is allowed up to 5 adult animals and would require an AKA of 2,880 square feet.

The PAKA and AKA requirements are essentially a lot coverage or open space objective standard allowed under Government Code Section 66314(b)(1) and 66321(b)(3). Therefore, the finding that the City must remove Section 18.30.46.E.19 entirely is not supported by the State ADU Law and the City will not remove this provision. Virtually all of the lots subject to the PAKA and AKA requirement have ample space to incorporate either a PAKA or AKA and construct a detached ADU. To address the rare situation where that may not be the case, the City will amend its ADU Ordinance to clarify that Section 18.30.46.E.19 will not be enforced

Response Letter to HCD

August 20, 2025
if to do so would preclude an 800 square foot ADU from being constructed with four-foot rear and side yard setbacks as required by Government Code Section 66321(b)(3).

9. Unit Height – The City will amend Section 18.30.46.E.20 pertaining to ADU height to match the exact wording of Government Code Section 66321(b)(4).

The City will work on preparing the amendments to its ADU Ordinance discussed above and transmit the amendments to HCD for review as required.

Sincerely,
Alma Robles
Community Development Director

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Attachment C

18.30.46 Accessory Dwelling Units and Junior Accessory Dwelling Units.

A. Intent and Purpose. This section is intended to provide for the creation of accessory dwelling units and junior accessory dwelling units as accessory uses to existing single-family primary dwellings that meet the intent of State regulations laws regarding accessory dwelling units while maintaining the rural and low-density character of Norco’s residential neighborhoods and that such dwelling units do not to minimize adversely impacts to surrounding residents or and the community. This section is intended to retain the maximum ability of the City to regulate accessory dwelling units and to comply with the requirements of State law.

B. Definitions. For the purposes of this section the following definitions shall apply:

1. “Accessory dwelling unit (ADU)” means an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes an “efficiency unit” and a manufactured home as defined in Section 18007 of the State Health and Safety Code. a. “Attached accessory dwelling unit” means an ADU that is i) attached to, or located within, a proposed or existing primary dwelling, or ii) attached to, or located within, an existing accessory structure.
b. “Detached accessory dwelling unit” means an ADU that is detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling.

Notwithstanding the foregoing, an accessory dwelling unit that is detached from a primary dwelling shall not be considered a “detached” ADU if it is attached to, or located within, an existing accessory structure.

2. “Accessory structure” means a structure that is accessory and incidental to a dwelling located on the same lot.

3. “Efficiency unit” means a unit for occupancy by no more than two persons which has a minimum floor area of 150 square feet, and which may also have partial kitchen or bathroom facilities.

4. “High-quality transit corridor” shall have the same definition as provided in Section 21155 of the Public Resources Code.

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5. “Impact fee” means a “fee” as defined in subdivision (b) of Government Code Section 66000, except that it also includes fees specified in Government Code Section 66477. “Impact fee” does not include any connection fee or capacity charge.

6. “Interior livable space” shall have the same meaning as “floor area, gross,” as defined in the California Building Code, as such definition may be amended from time to time.

47. “Junior accessory dwelling unit (JADU)” means a unit that is no more than 500 square feet of interior livable space in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure.

58. “Living area” means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

9. “Major transit stop” shall have the same definition as provided in Section 21155 of the Public Resources Code.

6. “Neighborhood” has the same meaning as set forth in Government Code Section 65589.5. 710. “Nonconforming zoning condition” means a physical improvement on a property that does not conform with current zoning standards.
811. “Objective standards” means standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal.
912. “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit.

13. “Proposed dwelling” means a dwelling that is the subject of a permit application and that meets the requirements for permitting.
1014. “Public transit/transit stop” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public. A pPublic transit/transit stop does not include private rideshares and scooter (i.e., e-scooters) pick-ups and drop-offs.

4933-9876-8765 v1
115. “Tandem parking” means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.

C. Occupancy. Except as otherwise provided by law, accessory dwelling units and junior accessory dwelling units may be rented separate from the primary residence for a minimum period of 30 days.

Furthermore, accessory dwelling units and junior accessory dwelling units may not be sold or otherwise conveyed separate from the primary residence, except as provided by Government Code Section 65852.2666341.

D. Application Review Procedures for Accessory Dwelling Unit and Junior Accessory Dwelling Unit.

1. Accessory dwelling units and junior accessory dwelling units, where are permitted in all zones where single-family and multifamily residential uses are allowed, are subject to the issuance of a building permit. Any application for an accessory dwelling unit that meets the unit size standards and development standards of this section shall be approved ministerially by applying the standards herein and without a public hearing.

2. An application for an accessory dwelling unit or junior accessory dwelling unit permit shall be made by the owner of the parcel on which the primary unit sits and shall be filed on a City-approved application form (a building permit application) and subject to the established fee set by City Council resolution, as it may be amended from time to time.

3. Applications for an accessory dwelling unit or junior accessory dwelling unit shall conform to the requirements for, and shall obtain, a building permit consistent with the California Building Code.

4. The city shall notify an applicant for a building permit for an accessory dwelling unit or junior accessory dwelling unit whether their application is complete or incomplete within fifteen (15) business days after the city received the application. If determined to be incomplete, the city shall provide the applicant with a list of incomplete items and a description of how the application can be made complete concurrently with the determination of incompleteness. The city shall have fifteen (15) business days to review any resubmittal and determine whether the identified deficiencies have been cured. The city shall not require an applicant to provide any item that was not included in the initial determination of incompleteness. If the city does not make a timely determination of completeness or incompleteness for an application or resubmitted application, the application or resubmitted application shall be deemed complete.

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5. An application to create or serve an accessory dwelling unit or a junior accessory dwelling unit shall either be approved or denied within 60 days from the date the City receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the application to create or serve an accessory dwelling unit is submitted in conjunction with an application to create a new single-family or multifamily dwelling unit on the lot, the City may delay approving or denying the application for the accessory dwelling unit until the City approves or denies the application to create or serve the new single-family or multifamily dwelling, but the application to create or serve the accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the 60-day time period shall be tolled for the period of the agreed-upon delay. If the City has not approved or denied the completed application within 60 days, the application shall be deemed approved.

65. Denial of an ADU application shall be accompanied with a full set of comments listing the specific items that are defective or deficient. These comments shall also describe how the application can be remedied by the applicant. An application to create an ADU shall not be denied solely because corrections are needed to address nonconforming zoning conditions, building code violations, or unpermitted structures elsewhere on a lot that do not present a threat to public health and safety and are not affected by the construction of the ADU.

7. An applicant may appeal a determination that their application for a building permit for an ADU or JADU is incomplete, and/or may appeal the denial of a building permit for an ADU or JADU, to the planning commission. The applicant shall file a written notice of appeal stating the grounds therefore with the City Clerk within ten (10) days from the date of the determination that is the subject of the appeal accompanied with the appeal fee set by resolution of the City Council. A final written determination on the appeal shall be issued no later than sixty (60) business days after receipt of the applicant’s written appeal unless the applicant agrees in writing to an extension of time.

86. A demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed with the ADU application and issued at the same time. The permit applicant shall not be required to provide a written notice or posted placard for the demolition of a detached garage that is to be replaced with an accessory dwelling unit, unless the property is located within an architecturally and historically significant historic district.

E. Accessory Dwelling Units—Development RequirementsStandards. Accessory dwelling units shall be permitted in those zones where single-family and multifamily residential uses are permitted subject to compliance with the requirements of this paragraph E except as provided in subparagraph E.19.

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1. Maximum ADUUnit Size Standards. All accessory dwelling units shall not exceed the size standards listed below.
a. Attached Accessory Dwelling Units. The maximum floor area for aAn attached or detached accessory dwelling unit shall not exceed be the higher of: with zero to one bedroom, 850 square feet of interior livable space for an ADU with up to one bedroom,; or two bedrooms, 1,000 square feet of interior livable space for an ADU with two or more bedrooms. If the accessory unit is created from converting existing space in the primary dwelling, there is no size limitation, but the accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling. a. If there is an existing primary dwelling on the property an attached accessory dwelling unit shall not exceed 50 percent of the interior livable space of the existing primary dwelling, or the square footages stated in the previous sentence, whichever is less, subject to the limitation in paragraph E.19.a below..
b. A detached ADU may include
b. Detached Accessory Dwelling Units. Not more than 1,200 square feet inclusive of any exterior living areas such as entry patios and covered porches. Any exterior living area such as an individual patio or a covered porch shall be limited to 50 square feet each. No attached garages or carports are allowed with a detached accessory dwelling unit.

2. Setback and Lot Coverage Requirements.
a. No setbacks are is required for those portions of accessory dwelling units that are created by converting existing living area or existing accessory buildings that is converted to new an accessory dwelling unit or a portion of an accessory dwelling units. b. No setback is required for an existing accessory structure, or a structure constructed in the same location and to the same dimensions as an existing accessory structure, that is converted to an accessory dwelling unit or a portion of an accessory dwelling unit. c. No setbacks are required when constructing new accessory dwelling units in the same location and to the same dimensions as an existing building.

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b. For all other accessory dwelling units, there must be aA minimum setback of four feet to from the side and rear lot lines is required for an accessory dwelling unit or a portion of an accessory dwelling unit that is not subject to paragraphs a or b. cd. The required minimum distance between an detached accessory dwelling unit and all other buildings on the property shall be 10 feet.
de. All existing and proposed buildings on the property, including an the proposed accessory dwelling unit, shall not exceed the lot coverage requirement of the underlying zone.

This shall not apply to accessory dwellings of 800 square feet or less. ef. An ADU shall not be allowed in any portion of the front yard setback area but must yield to the extent necessary to enable the construction of an 800-square-foot ADU with four-foot side and rear yard setbacks.

3. Primary Dwelling. The lot upon which the accessory dwelling unit shall be allowed must contain a legal single-family or multifamily residence as an existing or proposed primary unit on the lot.

4. Separate Address.Accessory dwelling units are accessory to the primary dwelling. For multifamily residential dwellings, the project plans and application shall clearly identify the unit the proposed accessory dwelling unit is accessory to. Detached accessory dwelling units shall be assigned an address separate from that of the primary dwelling unit.

5. Number of Accessory Dwelling Units per Lot.
a. For lots with a proposed or existing single-family residence: one accessory dwelling unit provided the lot contains no other accessory dwelling unit. The lot may containand one junior accessory dwelling unit shall be permitted on each lot in addition to an accessory dwelling unit.
i. An additional accessory dwelling unit shall be permitted on a lot if the accessory dwelling unit meets the requirements of either paragraph (a)(1) or (a)(2) of Government Code Section 66323, as referenced in subparagraph E.19 below, provided that no more than one attached accessory dwelling unit and no more than one detached accessory dwelling unit shall be permitted on any lot with a proposed or existing single-family residence. ii. An existing single-family primary dwelling unit that meets the applicable development standards for an accessory dwelling unit may be designated as one of the permitted ADUs on a lot in conjunction with the construction of a new primary dwelling unit.

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b. Except as provided in Government Code Sections 66314 and 66323, fFor lots with existing multifamily residential dwellings: accessory dwelling units totaling no more than 25 percent of the number of existing multifamily dwelling units, but at least one unit, shall be permitted as accessory dwelling units constructed within the nonlivable portions of the existing multifamily structures not used as livable space (e.g., the space not intended for human habitation, including living, sleeping, eating, cooking, or sanitation) storage rooms, boiler rooms, hallways, attics, basements or garages) of the existing multifamily building structure;.

In addition, up to 8 detached accessory dwelling units shall be permitted, provided that the total number of detached accessory dwelling units shall not exceed the number of existing units on the lot.
c. For lots with proposed multifamily residential dwellings: not more than 2 detached accessory dwelling units shall be permitted.provided, that applicable building codes are met; or no more than two detached accessory dwelling units; provided, that no such unit shall be more than 18 feet in height, and each such unit complies with front yard setbacks and meets rear yard and side yard setbacks of four feet. The maximum square footage of detached accessory dwelling units on lots with existing multifamily residential dwellings shall comply with the limits calculated pursuant to Section 18.17.14 (Lot Area Per Dwelling Unit). In no event shall less than 5,445 square feet of lot area per dwelling unit be provided. d.

6. Underlying Zoning. Except as otherwise provided in this section, accessory dwelling units shall comply with all development requirements for new single-family dwelling units as specified for the land use district in which they are located, except for minimum lot size, including, but not limited to, total maximum lot coverage, subject to the provisions of subsection (E)(2)(d) of this section.

Setback requirements shall be per this section. Height requirements shall be per subsection (E)(14)(b) of this section. Notwithstanding such, the correction of a nonconforming zoning condition may not be required as a condition of permit approval.

7. Building Codes. All new accessory dwelling units must comply with California Building Code standards as adopted in Title 15. including fFire sprinklers shall not be required for an ADU if they are, unless not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling, provided the additional square footage of an attached ADU does not exceed the threshold to require fire sprinklers. Accessory dwelling units shall not be constructed on utility and flowage easements. Accessory dwelling units shall comply with local building code requirements that apply

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to detached dwellings, except that the construction of an accessory dwelling unit shall not constitute a Group R occupancy change under the local building code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the building official makes a written finding based on substantial evidence in the record that the construction of the accessory dwelling unit could have a specific, adverse impact on public health and safety. Nothing in this subsection shall be interpreted to prevent a local agency or the City from changing the occupancy code of a space that was inhabitable space or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this section.

8. Parking. Parking for accessory dwelling units shall be as listed below:
a. Parking spaces for an accessory dwelling unit shall be nine feet by 20 feet and are not required to be covered or within a garage. No attached garage or carport is allowed with aA detached accessory dwelling unit shall not be attached to a garage or carport, as noted in subsection (E)(1)(b) of this section.
b. The number of required spaces for the accessory dwelling unit shall be equal to one space per accessory dwelling unit, except there is no parking requirement for an accessory dwelling unit that has no bedrooms (e.g., a studio).
c. Parking can be provided in tandem in the existing driveway of the primary dwelling provided it does not encroach onto a public trail or sidewalk and otherwise complies with City parking requirements. Parking is allowed in the required front or side yard setbacks if it is within the existing driveway of the primary dwelling unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.
d. Parking requirements will not be imposed in any of the following instances and upon verifiable proof of the applicant:
i. The accessory dwelling unit is located within one-half mile walking distance of public transit. For the purposes of this section “public transit” shall include any bus stop. ii. The accessory dwelling unit is located within an architecturally and historically significant historic district.
iii. The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure.

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iv. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
v. When there is a designated, fixed pick-up or drop-off location for a car share vehicle located within one block of the accessory dwelling unit. vi. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot; provided, that the accessory dwelling unit or the parcel satisfies any other criteria listed in subsection (E)(8)(d) of this section. e. When a garage, carport, or covered parking structure or an existing accessory dwelling is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, those off-street parking spaces do not have to be replaced.

9. Siting. Subject to the setback requirements of subsection (E)(2) of this section, aA detached accessory dwelling unit may not be located within the area between front property line and the line parallel to, and touching, the back of the primary residence. This shall not apply to an existing accessory structure, or a structure constructed in the same location and to the same dimensions as an existing accessory structure, that is converted to an accessory dwelling unit or a portion of an accessory dwelling unit.On a corner lot the unit may not be located in the side yard adjacent to the street within the area between the street side property line and a line parallel to the most distant part of the primary dwelling. A converted accessory unit, or an accessory unit created under Government Code Section 66323(a)(2), is not subject to the siting limitations.

10. Exterior Entrance. For attached ADUs, Tthehere shall not be more than one exterior entrance on theshall not be on the front of the primary dwelling, or on any street side of the buildingprimary dwelling if the primary dwelling also has exterior access on the street side. and no No exterior stairway to an attached ADU shall be located on the front of the primary dwelling, where feasible.

No passageway shall be required in conjunction with the construction of an ADU.

11. Wall and/or Fence Requirement. A wall or fence meeting at least the minimum State building code standards shall be constructed and maintained along that portion of a side or rear yard boundary where an accessory dwelling unit is closer than five feet to the boundary, subject to the issuance of a building permit as needed.

12. Windows. Windows and doors are permitted along walls adjacent to the side or rear property lines in compliance with State building code standards.

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13. Height. The maximum height of an accessory dwelling unit shall be as follows:Conversion of Existing Primary Dwelling Unit. An existing primary dwelling unit may be converted to an accessory dwelling unit if it complies with all applicable requirements of this section. a. A detached detached ADU on a lot with an existing or proposed single family or multifamily dwelling unit shall not exceed 16 feet in height measured from finished floor to the tallest roof peak, except as provided in subsections b or c below. b. When an ADU is located within a half-mile of a major transit stop or high-quality transit corridor, aA detached detached ADU that is on a lot with an existing or proposed singlefamily or multifamily dwelling may be up toshall not exceed 18 feet in height measured from finished floor to the tallest roof peak, if the lot is within one-half of one mile walking distance of a major transit stop or a highPage 127 of 132
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quality transit corridor. , and tThe ADU may be up to two feet taller (for a maximum of 20 feet) if necessary to match theto accommodate a roof pitch ofn the ADU to that is aligned with the roof pitch of the main houseprimary dwelling.
c. A detached ADU on a lot with an existing or proposed multifamily, multistory dwelling shall not exceed 18 feet in height measured from finished floor to the tallest roof peak. d. An attached ADU that is attached to a primary dwelling shall not exceed 25 feet in height or the height limitation that applies to the primary dwelling, whichever is lower, measured from finished floor to the tallest roof peak. Notwithstanding the foregoing, in no case shall an ADU exceed two stories.
e. An attached ADU that is not attached to a primary dwelling shall be subject to the height standards for a detached ADU in paragraphs a, b, and c above.

14. Objective Design Criteria. All new accessory dwelling units must comply with the following objective design requirements unless the proposed accessory dwelling unit (not converted fromis a conversion of an existing structure and where no change to the exterior of an the existing building structure is needed proposed other than windows and doors.) must comply with the following design requirements:
a. The exterior materials (i.e., stucco on the main house will require a stucco exterior on the accessory dwelling unit), colors, roof pitch and architecture style shall match the primary unit. b. The maximum height of an accessory dwelling unit shall be as follows:
i. A detached ADU shall not exceed 16 feet in height measured from finished floor to the tallest roof peak.
ii. When an ADU is located within a half-mile of a major transit stop or high-quality transit corridor, a detached ADU that is on a lot with a single-family or multifamily dwelling may be up to 18 feet in height, and the ADU may be up to two feet taller (for a maximum of 20 feet) if necessary to match the roof pitch of the ADU to that of the main house.
iii. If a detached ADU is on a lot with an existing or proposed multistory multifamily dwelling, the ADU may be up to 18 feet in height (measured from finished floor to the tallest roof peak), regardless of how close it is to transit.

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iv. An attached ADU shall not exceed a height of 25 feet (measured from finished floor to the tallest roof peak) or the height of the primary dwelling, whichever is lower, but in no case shall the ADU exceed two stories.
cb. Any attached accessory dwelling unit shall be attached to the living area of the primary dwelling unit or existing accessory structure by a common wall or floor/ceiling, or by an attached breezeway, porch, or patio.

15. Water and sewer. An accessory dwelling unit shall not be considered a new residential unit for purposes of calculating connection fees or capacity fees for water and sewer services. Attached accessory dwelling units are not required to be metered separately from the primary dwelling for any City utility or other public utility unless being built concurrently with a new primary dwelling.

Detached accessory dwelling units are required to be metered separately from the primary dwelling for water services. No new private wastewater disposal systems shall be permitted for accessory dwelling units. For accessory dwelling units proposed on lots with existing septic systems, the existing septic system shall be expanded to accommodate the accessory dwelling unit unless sewer service is available within 200 feet of the property line. Where sewer service is available within 200 feet of the property line, one sewer connection to serve both units shall be installed prior to the issuance of an occupancy permit for the accessory dwelling unit.

16. Variances. Notwithstanding Chapter 18.44, there shall be no variance or exemption granted from the requirements contained in this section.

17. Subject to the requirements of Health and Safety Code Section 17980.12, this section shall not validate any existing illegal unit.
187. Impact fees. The accessory dwelling unit shall be assessed all applicable building permit and development impact fees.
a. Accessory dwelling units up to 750 square feet are exempt from impact fees. b. Accessory dwelling units 750 square feet or greater are subject to impact fees that are proportional to the relationship of the accessory dwelling unit to the primary dwelling. 1918. Open Space Animal-Keeping Area Required. To preserve the health, welfare and safety of large and small animals and agricultural lifestyle, the location of the accessory dwelling unit must preserve the recorded lot coverage and open space standards for a primary animal keeping area (PAKA) if the ADU is proposed on a lot with a recorded PAKA. For lots that do not have a recorded

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PAKA, the proposed location of the accessory dwelling unit must preserve comply with thean lot coverage and open space animal keeping area requirements of the zoning of the lot. equal to 576 square feet multiplied by the allowed number of animal units (au) on the property (e.g., 576 x 5 au = 2,880 square feet open animal area). To preserve the health, welfare and safety of the animals in case of an emergency, a minimum 12-foot-wide (or as required in the underlying zone, whichever is more) clear and unobstructed access shall be maintained to the required animal area or existing PAKA.
2019. Exemptions.
a. Any standard in this paragraph E regarding the No development standard regarding a zoning clearance or separate zoning review or any other minimum or maximum size for an accessory dwelling unit, size based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space (including animal keeping areas), front setbacks, and minimum lot size, for either attached or detached dwellings, shall be waivedapply that would not permitif its application to a lot would preclude an at least a new 800-square-foot, accessory 16-foot-tall accessory dwelling unit with at least 800 square feet of interior livable space and with at least four-foot side and rear setbacks from being constructed in compliance with all other development standards. b. The standards in this paragraph E shall not be imposed on any accessory dwelling unit meeting the requirements of Government Code Section 66323(a)(1) through (4) to the extent the standards conflict with said statute. Notwithstanding the foregoing, for lots subject to the open space animal-keeping area requirements in paragraph E.18, the City will require compliance with that paragraph for accessory dwelling unit meeting the requirements of Government Code Section 66323(a)(1) through (4) so long as compliance with the requirements of that paragraph would not preclude construction of the proposed accessory dwelling unit elsewhere on the lot.

F. Junior Accessory Dwelling Units—Development Requirements. Junior accessory dwelling units shall be permitted in those zones where single-family residential uses are permitted subject to compliance with the requirements of this paragraph F.

1. Interior to Single-family Dwelling. Junior accessory units will must be constructed within the walls of an existing or proposed single-family residence. and require owner occupancy in the single-family residence where the unit is located. Enclosed uses within a residence, such as attached garages, are considered part of the existing or proposed single-family residence.

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2. Maximum Size. A junior accessory dwelling unit shall not exceed 500 square feet in size.

3. Owner Occupancy. The owner of a parcel proposed for a junior accessory dwelling unit shall occupy as a primary residence either the primary dwelling unit or the junior accessory dwelling unit.

Owner occupancy is not required if the owner is a governmental agency, land trust, or “housing organization” as that term is defined in Government Code Section 65589.5(k)(2), as that section may be amended from time to time, or if the junior accessory dwelling unit has separate sanitation facilities from the primary residence.

4. Sale Prohibited. A junior accessory dwelling unit shall not be sold independently of the primary dwelling on the parcel.

5. Short-Term Rentals. The junior accessory dwelling unit shall not be rented for periods of 30 days or less.

6. Location of Junior Accessory Dwelling UnitAccess. A separate entrance from the main entrance to the proposed or existing single-family residence is required. A junior accessory dwelling unit shall be entirely within a single-family residence. If the junior accessory dwelling unit shares a bathroom with the main residenceprimary dwelling, an interior entry to the primary dwelling’s main living area shall also be required, independent of an exterior entrance of the junior accessory and primary dwelling.

7. Kitchen Requirements. The junior accessory dwelling unit shall include an efficiency kitchen, including a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

8. Parking. No additional parking is required beyond that already required for the primary dwelling.

9. Fire Protection—Utility Service. For the purposes of any fire or life protection ordinance or regulation or for the purposes of providing service for water, sewer, or power, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit, unless the junior accessory dwelling unit was constructed in conjunction with a new single-family dwelling. No separate connection between the junior accessory dwelling unit and the utility shall be required for units created within a single-family dwellinga junior accessory dwelling unit, unless the junior accessory dwelling unit is being constructed in connection with a new single-family dwelling. Fire sprinklers shall not be required for a junior accessory dwelling unit if sprinklers are not required for the primary residence.

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10. Fees. A junior accessory dwelling unit shall not be considered a new residential use for purposes of calculating connection fees or capacity charges for utilities, including water and sewer service, unless the unit was constructed with a new single-family dwelling. Junior accessory dwelling units shall be exempt from the payment of impact fees.

G. Codes, Covenants, and Restrictions (CC&Rs). CC&Rs that either effectively prohibit or unreasonably restrict the construction or use of an accessory dwelling unit or junior accessory dwelling unit on a lot zoned for single-family residential use are void and unenforceable.

H. Compliance with General Plan. An accessory dwelling unit and/or junior accessory dwelling unit which conforms to the standards of this section shall not be considered to exceed the allowable density for the lot upon which it is located and shall be deemed to be a residential use which is consistent with the existing General Plan and land use designation for the lot.

I. Legalization of ADUs. The city shall not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
(i) the ADU or JADU violates applicable building standards, or (ii) the ADU or JADU does not comply with state ADU law or this Section. Notwithstanding the foregoing, the city may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the city makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3. This paragraph I does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code section 17920.3.

1. A homeowner applying for a permit for a previously unpermitted accessory dwelling unit or junior accessory dwelling unit constructed before January 1, 2020, shall not be required to pay impact fees or connection or capacity charges except when utility infrastructure is required to comply with Section 17920.3 of the Health and Safety Code and when the fee is authorized by subdivision (e) of Section 66324.

2. Upon receiving an application to permit a previously unpermitted accessory dwelling unit or junior accessory dwelling unit constructed before January 1, 2020, an inspector from the city may inspect the unit for compliance with health and safety standards and provide recommendations to comply with health and safety standards necessary to obtain a permit. If the inspector finds noncompliance with health and safety standards, the city shall not penalize the applicant for having the unpermitted accessory dwelling unit or junior accessory dwelling unit and shall approve necessary permits to correct noncompliance with health and safety standards.