PAGE 8.7
DRAFT PEIR
8. References
Intergovernmental Panel on Climate Change. Second Assessment Report, Working Group I: The Science of Climate Change. 1995.
Letter from Cynthia Bryant, Director of the Governor’s Office of Planning and Research to Mike Chrisman, California Secretary for Natural Resources, dated April 13, 2009.
National Highway Traffic Safety Administration. “Corporate Average Fuel Economy Standards.” www.nhtsa.gov/laws-regulations/corporate-average-fuel-economy. Accessed January 9, 2025.
National Oceanic and Atmospheric Administration. Southern California steelhead recovery plan.
Accessed May 2026. https://repository.library.noaa.gov/view/noaa/15988.
National Park Service. Western yellow-billed Cuckoo. Accessed May 2026. https://www.nps.gov/articles/western-yellow-billed-cuckoo.htm.
Nature Serve Explorer. Crotch’s Bumble bee. Accessed May 2026. https://explorer.natureserve.org/Taxon/ELEMENT_GLOBAL.2.834085/Bombus_crotchii.
P. Friedlingstein et al., Global Carbon Budget 2024. March 14, 2025.
Paul R. Epstein, et al., Urban Indicators of Climate Change, Report from the Center for Health and the Global Environment. Harvard Medical School and the Boston Public Health Commission. August 2003.
Pew Center on Global Climate Change. Climate Change 101: Understanding and Responding to Global Climate Change.
Public Resources Code, Section 21084.2.
Public Resources Code, Section 21084.3.
Public Resources Code, Section 25301[a].
Public Resources Code, Section 5024.1.
Public Resources Code, Section 5024.1[a].
Public Resources Code, Section 5024.1[c].
Public Resources Code, Sections 21082, 21083.2 and 21084.
Public Resources Code, Sections 21083.2 and 21084.1; California Code of Regulations, Title 14, Section 15064.5(a), CEQA Guidelines.
Riverside County Airport Land Use Commission. Riverside County Airport Land Use Compatibility Plan. October 2004. Accessed May 2026.
https://rcaluc.org/sites/g/files/aldnop421/files/2023-06/Corona.pdf. fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 8.8
DRAFT PEIR
8. References
Riverside County Airport Land Use Commission. “35- Vol 2. Corona Municipal.” Riverside County Airport Land Use Compatibility Plan. Accessed May 2026. https://rcaluc.org/riversidecounty-airport-land-use-compatibility-plan.
Riverside County Airport Land Use Commission. 04-Vol. 1 County wide Policies. Accessed May 2026. https://rcaluc.org/riverside-county-airport-land-use-compatibility-plan.
Riverside County Planning Department. Western Riverside County Multiple Species Habitat Conservation Plan. Accessed May 2026. https://planning.rctlma.org/epd/wr-mshcp.
Riverside County. “Chapter 5: Multipurpose Open Space Element, Figure OS-3a: Forestry Resources Western Riverside County Parks, Forests, and Recreation Areas.” General Plan. December 2015. Accessed April 2026. https://planning.rctlma.org/riversidecounty-general-plan-december-2015.
Riverside County. Western Riverside Multiple Species Habitat Conservation List. Accessed May 2026. https://rctlma.org/multiple-species-habitat-conservation-plan-mshcp-volume-1- section-6-mshcp-implementation-n#2392643287-3068970988.
Santa Ana Regional Water Board. Water Quality Control Plan for the Santa Ana River Basin.
Accessed April 2026.
https://www.waterboards.ca.gov/santaana/water_issues/programs/basin_plan/docs/202 5/chp4_object.pdf.
South Coast Air Quality Management District. Air Quality Analysis Handbook. 1993. Accessed June 2026. http://www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysishandbook/ceqa-air-quality-handbook-(1993).
South Coast Air Quality Management District. Board Meeting, December 5, 2008. Agenda No.
31. www3.aqmd.gov/hb/2008/December/081231a.htm. Accessed June 2026.
South Coast Air Quality Management District. CEQA Air Quality Handbook, April 1993, Chapter 6.
South Coast Air Quality Management District. Final 2022 AQMP. December 2022. Appendix I, Health Effects. p. I-154.
South Coast Air Quality Management District. Final Localized Significance Threshold (LST) Methodology. “Appendix C - Mass Rate LST Look-up Table.” http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significancethresholds/appendix-c-mass-rate-lst-look-up-tables.pdf?sfvrsn=2. Accessed June 2026.
South Coast Air Quality Management District. Final Methodology to Calculate Particulate Matter (PM) 2.5 and PM 2.5 Significance Thresholds. October 2006.
South Coast Air Quality Management District. Greenhouse Gases CEQA Significance Thresholds. www.aqmd.gov/home/regulations/ceqa/air- quality-analysis-handbook/ghg-significancethresholds. Accessed June 2026. fil'~~ - CITY or NORCO
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8. References
South Coast Air Quality Management District. Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning. May 6, 2005.
South Coast Air Quality Management District. Map of Jurisdiction. 1999.
South Coast Air Quality Management District. Rule 1403 – Advisory Notice. March 2019.
Accessed May 2026. https://www.aqmd.gov/docs/default-source/compliance/AsbestosDemolition-/rule-1403-compliance-advisory.pdf?sfvrsn=b284ce61_10, Southern California Association of Governments. “Demographics and Growth Forecast.” Connect SoCal 2024. Accessed May 2026. https://scag.ca.gov/connect-SoCal-2024.
Southern California Association of Governments. Connect SoCal. 2024. Accessed March 2026. https://scag.ca.gov/connect-socal.
Southern California Association of Governments. Final 2024–2050 RTP/SCS. April 4, 2024.
Southern California Association of Governments. Final 2024–2050 RTP/SCS. Chapter 5.2:
Regional Benefits. 2024. p. 187.
Southern California Association of Governments. The State of the Region—Measuring Regional Progress. December 2006. p. 121.
State of California, Department of Justice, Office of the Attorney General. “Climate Change Impacts in California.” https://oag.ca.gov/environment/impact. Accessed July 22, 2025.
State of California. Senate Bill No. 375. September 30, 2008.
State Water Resources Control Board. “California Rehabilitation Center Norco.” GeoTracker.
Accessed May 2026.
https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=T0606500571.
State Water Resources Control Board. “Corona Annex.” GeoTracker. Accessed May 2026. https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=DOD100086700.
State Water Resources Control Board. “Corona Naval Weapons Center, Detachment Norco, IRP Site 2.
GeoTracker. Accessed May 2026.
https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=T10000006535.
State Water Resources Control Board. “Corona NAVWPNCENDET Detachment Norco, PFAS AOI 1, Building 650 Public Works Facility.” GeoTracker. Accessed May 2026. https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=T10000021545.
State Water Resources Control Board. “Parcel F (Former Sewage Treatment Plant).” GeoTracker.
Accessed May 2026.
https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=T10000014279. fil'~~ - CITY or NORCO
2050 GENERAL PLAN
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DRAFT PEIR
8. References
State Water Resources Control Board. “Wyle Laboratories.” GeoTracker. Accessed May 2026. https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=SLT8R0843967, United Nations Framework Convention on Climate Change. Press Release—Vienna UN Conference Shows Consensus on Key Building Blocks for Effective International Response to Climate Change. August 31, 2007.
United States Census Bureau. Selected Economic Characteristics. Accessed May 2026. https://data.census.gov/table/ACSDP5Y2010.DP03?q=Norco+city,+California+employme nt&t=Housing:Populations+and+People.
United States Code, Title 16, Section 668 et seq., Bald and Golden Eagle Protection Act.
United States Code, Title 16, Section 703 et seq., Migratory Bird Treaty Act.
United States Code, Title 16, Section 1531 et seq., Endangered Species Act of 1973.
United States Code, Title 42, Section 7401 et seq., Clean Air Act.
United States Environmental Protection Agency. “Clean Air Act Overview, Clean Air Act Table of Contents by Title.” Accessed June 2026. https://www.epa.gov/clean-air-actoverview/clean-air-act-text. As shown therein, Title I addresses nonattainment areas and Title II addresses mobile sources.
United States Environmental Protection Agency. “Climate Change Indicators: Greenhouse Gases.” www.epa.gov/climate-indicators/greenhouse- gases. Accessed January 9, 2025.
United States Environmental Protection Agency. “Climate Change Indicators: Atmospheric Concentrations of Greenhouse Gas.” Updated July 2022. www.epa.gov/climateindicators/climate-change-indicators-atmospheric-concentrations-greenhouse-gases.
Accessed January 9, 2025.
United States Environmental Protection Agency. “Global Greenhouse Gas Emissions Data.” www.epa.gov/ghgemissions/global-greenhouse-gas- emissions-data. Accessed January 9, 2025.
United States Environmental Protection Agency. “NAAQS Table.” Accessed June 2026. https://www.epa.gov/criteria-air-pollutants/naaqs-table.
United States Environmental Protection Agency. “Revised 2023 and Later Model Year LightDuty Vehicle Greenhouse Gas Emissions Standards: Regulatory Update. Vol. 86, No. 248.” Federal Register. December 30, 2021. Page 74434.
United States Environmental Protection Agency. “Revised 2023 and Later Model Year LightDuty Vehicle Greenhouse Gas Emissions Standards: Regulatory Update. Vol. 86, No. 248.” Federal Register.
United States Environmental Protection Agency. “Summary of the Clean Air Act.” Accessed June 2026. https://www.epa.gov/laws-regulations/summary-clean-air-act. fil'~~ - CITY or NORCO
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8. References
United States Environmental Protection Agency. 2017 and Later Model Year Light-Duty Vehicle Greenhouse Gas Emissions and Corporate Average Fuel Economy Standards.
United States Environmental Protection Agency. EPA and NHTSA Adopt Standards to Reduce GHG and Improve Fuel Efficiency of Medium- and Heavy-Duty Vehicles for Model Year 2018 and Beyond. August 2016.
United States Environmental Protection Agency. EPA and NHTSA Set Standards to Reduce Greenhouse Gases and Improve Fuel Economy for Model Years 2017–2025 Cars and Light Trucks. 2012.
United States Environmental Protection Agency. Fact Sheet: EPA and NHTSA Adopt First-Ever Program to Reduce Greenhouse Gas Emissions and Improve Fuel Efficiency of Medium- and Heavy-Duty Vehicles. 2011.
United States Environmental Protection Agency. Federal Register/Vol. 81, No. 206/Tuesday, Greenhouse Gas Emissions and Fuel Efficiency Standards for Medium- and Heavy-Duty Engines and Vehicles—Phase 2. 2018.
United States Environmental Protection Agency. Final Rule for Model Year 2021–2026 Light-Duty Vehicle Greenhouse Gas Emission Standards and Corporate Average Fuel Economy Standards. April 30, 2020.
United States Environmental Protection Agency. Inventory of U.S. Greenhouse Gas Emissions and Sinks: 1990-2022. https://www.epa.gov/system/files/documents/2024-04/us-ghginventory-2024-main-text_04-18-2024.pdf. Accessed June 2026.
United States Fish and Wildlife Service. Belding’s Savannah Sparrow. Accessed May 2026. https://www.fws.gov/story/beldings-savannah-sparrow.
United States Fish and Wildlife Service. Coastal California Gnatcatcher. Accessed May 2026. https://www.fws.gov/story/coastal-california-gnatcatcher.
United States Fish and Wildlife Service. Desert Tortoise. Accessed May 2026. https://www.fws.gov/species/desert-tortoise-gopherus-agassizii.
United States Fish and Wildlife Service. Least Bell’s Vireo. Accessed May 2026. https://www.fws.gov/species/least-bells-vireo-vireo-bellii-pusillus.
United States Fish and Wildlife Service. Santa Ana Sucker. Accessed May 2026. https://www.fws.gov/species/santa-ana-sucker-catostomus-santaanae.
United States Fish and Wildlife Service. Stephen’s Kangaroo Rat. Accessed May 2026. https://www.fws.gov/species/stephens-kangaroo-rat-dipodomy s-stephensi. fil'~~ - CITY or NORCO
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8. References
United States Fish and Wildlife Service. U.S. Fish and Wildlife Service proposes federal protections for both species of western pond turtle under the Endangered Species Act. September 2023.
Accessed May 2026. https://www.fws.gov/press-release/2023-09/us-fish-and-wildlifeservice-proposes-federal-protections-both-species.
United States Geological Survey. A Natural History Summary and Survey Protocol for Southwestern Willow Flycatcher. 2010. Accessed May 2026.
https://www.fws.gov/sites/default/files/documents/soutwestern-willow-flycatchersummary-protocol.pdf. fil'~~ - CITY or NORCO
2050 GENERAL PLAN
FINAL
OCTOBER 2026
FINAL PEIR
City of Norco
2050
General Plan Update
Final
Program Environmental Impact Report
SCH No. 2024110840
Prepared for:
City of Norco
Community Development Department
2870 Clark Avenue
Norco, California 92860
Prepared by:
Meridian | A Trinity Company
374 Poli Street, Suite 200
Ventura, California 93003
www.meridianconsultantsllc.com
October 2026
fil'~~ - CITY or NORCO
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1. Introduction .....................................................................................1.1
2. Responses to Written Comments ..................................................2.1
3. Revisions to the Draft PEIR ..............................................................3.1 fil'~~ - CITY or NORCO
2050 GENERAL PLAN
Table of Contents
l.l Purpose .............................................................................................................................. 1.1 l.2 Environmental Review Process ........................................................................... 1.1 l.3 Contents of the Final PEIR ..................................................................................... 1.1
2.1 Introduction ................................................................................................................... 2.1 Letter No. 7-Center for Community Action and Environmental Justice, Tatiana M. Flores ..................................................................................... 2.3 Letter No. 2- Governor's Office of Emergency Services, Hazard Mitigation Planning Division, William Graulty ....................................... 2.6 Letter No. 3 - South Coast Air Quality Management District, Sahar Ghadimi, Ph.D ............................................................................................... 2.8 Letter No. 4- Center for Biological Diversity, Theresa
Rettinghouse ............................................................................................................... 2. 77 Letter No. 5-Southern California Gas Company, Distribution Planning & Project Management, Josh Rubal ..................................... 2. 73 Letter No. 6-Agua Caliente Band of Cahuilla Indians, Jocel Sanchez-Aguilar ....................................................................................................... 2. 79 Letter No. 7 - Gabrieleno Band of Mission Indians - Kizh Nation, Brandy Salas .............................................................................................................. 2.27 Letter No. 8-Southern California Edison, Major Projects Division, Stevi N. Luevano ...................................................................................................... 2.23 Letter No. 9- Chris Charalambous .............................................................. 2.28 Letter No. 70- Rudy Gatto ................................................................................. 2.42 Letter No. 77 - Diane Markham ....................................................................... 2.44 Letter No. 72 - Dillon Wemple ......................................................................... 2.48 Letter No. 73 - Cindy Guagenti ........................................................................ 2.54 Letter No. 74 - Michel le K. Heasley ............................................................... 2.56
3.1 Introduction ................................................................................................................... 3.1
3.2 Text Changes to the Draft PEIR ......................................................................... 3.1
PAGE ii
FINAL PEIR
List of Figures
Figure 2-3 Land Use Map...........................................................................................3.2 Figure 4.11-3 Land Use Map.......................................................................................... 3.6 List of Tables
Table 2-1 Comment Letters Received on the 2050 General Plan Update Draft PEIR............................................................................................................ 2.1 fil'~~ - CITY or NORCO
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PAGE 1.1
FINAL PEIR
1. Introduction
1. Introduction
After preparing and circulating a Draft Program Environmental Impact Report (PEIR) for review, a lead agency is required to prepare a Final PEIR prior to approving a project, as described in Section 15089 of the State California Environmental Quality Act (CEQA) Guidelines (California Code of Regulations, Title 14, Section 15089). This Final PEIR for the City of Norco 2050 General Plan Update Project (proposed Project) has been prepared in accordance with CEQA Guidelines Section 15132, which identifies the required contents for a Final PEIR.
As required by CEQA Guidelines Section 15132, this Final PEIR includes (1) the August 2026 Draft PEIR for the Project, incorporated by reference; (2) a list of persons, organizations, and public agencies commenting on the Draft PEIR; (3) comments and recommendations received on the Draft PEIR; and (4) responses to significant environmental points raised during the review and consultation process.
As defined in CEQA Guidelines Section 15050, the City of Norco (City) is the Lead Agency responsible for preparing the PEIR for the proposed Project. In compliance with CEQA Guidelines Section 15082, a Notice of Preparation (NOP) was distributed for a 30-day public review period from November 20, 2024, to December 20, 2024. The City held a scoping meeting in conjunction with the NOP to present the Project and solicit feedback from the public and agency representatives. The scoping meeting was held on December 3, 2024, from 6:00 PM to 8:00 PM at the Norco Council Chambers. All NOP comments relating to the PEIR were reviewed, and the issues raised in those comments were considered in the preparation of the Draft PEIR.
The Draft PEIR was submitted to the State Clearinghouse for review by State agencies, responsible agencies, other public agencies, and interested parties that requested notice and copies of the Draft PEIR. The Draft PEIR was circulated for a 45-day public review and comment period from August 14, 2026, through September 28, 2026.
As required by CEQA Guidelines Section 15132, this Final PEIR includes the following components:
• The August 2026 Draft PEIR (incorporated by reference), as revised in Section 3: Revisions to the Draft PEIR;
fil'~~ - CITY or NORCO
2050 GENERAL PLAN
1.1 Purpose
1.2 Environmental Review Process
1.3 Contents of the Final PEIR
PAGE 1.2
FINAL PEIR
1. Introduction
• A list of persons, organizations, and public agencies commenting on the Draft PEIR (see Section 2: Responses to Written Comments);
• Comments and recommendations received on the Draft PEIR (see Section 2); and • Responses to significant environmental points raised in the review and consultation process (see Section 2).
Section 2: Responses to Written Comments contains the comment letters, followed by responses to individual comments. Each comment letter is numbered and identified for reference, and the individual comments in each letter are also identified by number. Each comment letter is followed by written responses to each of the comments in that letter. In addition to the eight comment letters received on the Draft PEIR (Letters No. 1 through No. 8), the City received six comment letters from private citizens on the Draft 2050 General Plan itself (Letters No. 9 through No. 14). Although these letters do not address the environmental analysis in the Draft PEIR, they are included in Section 2, along with responses, for consideration by decision-makers.
Section 3: Revisions to the Draft PEIR presents changes to the Draft PEIR made in response to public and Planning Commission comments and to clarify or correct information in the Draft PEIR. Deletions are shown with strikethrough, and additions are shown with double-underline.
These revisions do not result in any new or increased significant environmental impacts.
Some comments submitted do not relate to the environmental analysis, findings, or conclusions in the Draft PEIR. Although CEQA Guidelines Section 15088(a) does not require responses to comments that fall outside the scope of CEQA environmental review, responses are provided to offer additional context and factual information for decision-makers and the public. Comments that neither directly address the environmental analysis in the Draft PEIR nor question the adequacy of the analysis or challenge a specific element or conclusion of the Draft PEIR are noted for the record. Where appropriate, additional information is provided in response to these comments. Comments expressing opinions about the merits or specific aspects of the Project are included in the Final PEIR for consideration by the decision-makers. fil'~~ - CITY or NORCO
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PAGE 2.1
FINAL PEIR
2. Responses to Written Comments
2. Responses to Written Comments
This section includes the comments received by the City of Norco (City) on the 2050 General Plan Update Draft Program Environmental Impact Report (PEIR). Table 2-1: Comment Letters Received on the 2050 General Plan Update Draft PEIR provides a list of all comment letters received and the identification number for each letter.
TABLE 2-1: COMMENT LETTERS RECEIVED ON THE 2050 GENERAL PLAN UPDATE
DRAFT PEIR
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
2.1 Introduction
Agency/ Entity/ Individual Name of Commenter Date of Comment Letter No.
Center for Community Action and Tatiana M. Flores, Organizer January 15, 2026 Environmental Justice California Governor's Office of William Graulty, Office Emergency Services, Hazard August 1 9, 2026 2 Mitigation Planning Division Technician
South Coast Air Quality Sahar Ghadimi, Ph.D., Air
August 21, 2026 3 Management District Quality Specialist, CEQA IGR Center for Biological Diversity Theresa Rettinghouse, August 27, 2026 4 Urban Wildlands Paralegal Southern California Gas Company Josh Rubal, Lead Planning (SoCalGas), Distribution Planning & Associate September 15, 2026 5 Project Management
Agua Caliente Band of Cahuilla Jocel Sanchez-Aguilar, September 22, 2026 6 Indians Cultural Resources Analyst Gabrieleno Band of Mission Indians Brandy Salas September 25, 2026 7 - Kizh Nation Southern California Edison, Major Stevi N Luevano, Third Party September 25, 2026 8 Projects Division, EHSQ Environmental Reviews Individual Chris Charalambous August 24, 2026 9
Individual Rudy Gatto September 21, 2026 10
Individual Diane Markham September 22, 2026 11
Individual Dillon Wemple September 27, 2026 12
Individual Cindy Guagenti September 29, 2026 13
PAGE 2.2
FINAL PEIR
2. Responses to Written Comments
TABLE 2-1: COMMENT LETTERS RECEIVED ON THE 2050 GENERAL PLAN UPDATE
DRAFT PEIR
Letters No. 1 through No. 8 are listed in the order received. Letters No. 9 through No. 14 were submitted by private citizens on the Draft 2050 General Plan rather than on the Draft PEIR.
Although these letters do not address the environmental analysis in the Draft PEIR, they are included in this Final PEIR, along with responses, for consideration by decision-makers. Each letter is numbered for reference and the individual comments in each letter are identified by number. Following each comment letter is a response that supplements, clarifies, or amends information provided in the Draft PEIR, that refers the reader to the appropriate place in the Draft PEIR or Responses to Written Comments section where the requested information can be found, or that otherwise responds to the comment.
Agency I Entity/ Individual Name of Commenter Date of Comment Individual Michelle K. Heasley September 28, 2026
~~117'"'•
Letter
No.
14 CITY OF NORCO
2050 GENERAL PLAN
PAGE 2.3
FINAL PEIR
2. Responses to Written Comments
COMMENT LETTER NO. 1 CENTER FOR COMMUNITY ACTION AND ENVIRONMENTAL JUSTICE, JANUARY 15, 2026 (PAGE 1 OF 1)
To: City of Norco
Subject: [EXT] Re: Update on AB98 Truck Routes
From: City of Norco <[email protected]. us>
Sent: Tuesday, August 25, 2026 12:52 PM
From : Tatiana Flores <[email protected]>
Sent: Thursday, January 15, 2026 10:19 AM
To: City Clerk <[email protected]>; Planning Commission <planningcomm [email protected]>; City of Norco <[email protected]>
Subject: [EXT] Re: Update on AB98 Truck Routes
CAUTION : This email originat ed from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need ass istance.
Hello,
I just wanted to follow up on this request, could you share any information about AB98 and updated truck routes?
Best,
Tatiana M. Flores (she/her/ella), Organizer
Center for Community Action and Environmental Justice
Centro de Acci6n Comunitaria y Justicia Ambiental
E: tatiana.f@ccae j.org IW: https://www.ccaej.org
On Thu, Jan 8, 2026 at 12:28 PM Tatiana Flores <[email protected]> wrote:
Hello,
Happy New Year, I hope you are keeping wann during this season. I wanted to reach out and request any information you may have about the city ofNorco's progress on updating truck routes to meet AB98 guidelines. Could you let me know whether the truck routes have been updated and when I could expect to find publicly accessible GIS data? If they have not been updated, could you share what stage of the process you are in?
Or could you direct me to someone who could best answer my questions? Best,
Tatiana M. Flores (she/her/ella), Organizer
Center for Community Action and Environmental Justice
Centro de Acci6n Comunitaria y Justicia Ambiental
E: [email protected] IW: https://www.ccaej.org
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
I 1-1
1-2
PAGE 2.4
FINAL PEIR
2. Responses to Written Comments
Comment Letter No. 1
Tatiana M. Flores, Organizer
Center for Community Action and Environmental Justice
Comment 1-1:
I just wanted to follow up on this request, could you share any information about AB98 and updated truck routes?
Response 1-1:
The City notes that this comment was received prior to the public review period for the Draft PEIR. The City acknowledges the comment requesting information regarding Assembly Bill (AB) 98 and updates to designated truck routes. The City currently maintains designated truck routes along Hamner Avenue, Sixth Street, California Avenue, North Drive, and River Road, as described in the City of Norco Circulation and Mobility Analysis (Appendix 4.16-1 of the Draft PEIR) and shown in Figure 4.16-6: Truck Routes of the Draft PEIR. The proposed 2050 General Plan also includes Goal C-4, Goods Movement, and associated policies addressing the maintenance and enforcement of designated truck routes. No changes to the Draft PEIR are required in response to this comment.
Comment 1-2:
I wanted to reach out and request any information you may have about the city of Norco's progress on updating truck routes to meet AB98 guidelines. Could you let me know whether the truck routes have been updated and when I could expect to find publicly accessible GIS data? If they have not been updated, could you share what stage of the process you are in? Or could you direct me to someone who could best answer my questions? Response 1-2:
The City acknowledges the comment requesting information regarding the status of updates to the City’s designated truck routes to address AB 98 and the availability of publicly accessible GIS data. The City has fewer than 50,000 people; thus, the requirement to comply with AB 98, as amended by Senate Bill (SB) 415, would not apply to the City until January 1, 2030. 1 Additionally, the City is not included in the AB 98 definition of “warehouse concentration region,” so the truck routes may not need to be modified in the future. The City included a truck route map in the General Plan and solicited input from the community during General Plan workshops and City Council meetings. This resulted in the General Plan providing goals and policies that are 1 California Legislature. Assembly Bill 98, Planning and Zoning: Logistics Use: Truck Routes. Chapter 931, Statutes of 2024. Accessed October 5, 2026.
https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB98; California Legislature. Senate Bill 415, Planning and Zoning: Logistics Use Developments: Truck Routes. Chapter 316, Statutes of 2025. Accessed October 5, 2026. https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202520260SB415. fil'~~ - CITY OF NORCO
2050 GENERAL PLAN
PAGE 2.5
FINAL PEIR
2. Responses to Written Comments
consistent with AB 98, regarding maintaining clearly marked designated truck routes, enforcing adherence to truck routes, implementing anti-idling regulations, encouraging the use of electric and low-emissions freight vehicles, and providing truck parking facilities and parking amenities.
Overall, the General Plan is consistent with the AB 98 requirement to identify truck routes (Circulation Element Figure 5.3). In the future, should GIS data become available, the City will forward this data to the Center for Community Action and Environmental Justice. No changes to the Draft PEIR are required in response to this comment. fil'~~ - CITY or NORCO
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PAGE 2.6
FINAL PEIR
2. Responses to Written Comments
COMMENT LETTER NO. 2 CALIFORNIA GOVERNOR’S OFFICE OF EMERGENCY SERVICES, AUGUST 19, 2026 (PAGE 1 OF 1)
To: City of Norco
Subject: [EXT] City of Norco 2050 General Plan Update Safety Element Review From: CalOES Mitigation Planning <[email protected] .gov> Sent: Wednesday, August 19, 2026 10:52 AM
To: City of Norco <[email protected]>
Cc: Raether, Constantin@CalOES <[email protected]>; CalOES M itigation Planning <[email protected] .gov>
Subject: [EXT] City of Norco 2050 General Plan Update Safety Element Review CAUTION : This email originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Hello,
The California Governor's Office of Emergency Services (Cal OES) Local Hazard Mitigation Planning Team has taken the time to review the proposed updates/changes to your General Plan. Government Code 65302(g) (8) states "before preparing or revising its Safety Element, each city and county shall consult .... the Office of Emergency Services for the purpose of including information known by and available to the department." The Cal OES Local Hazard Mitigation Planning Team reviews and compares your current Safety Element hazards against those listed in the most recent Federal Emergency Management Agency (FEMA) approved Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan.
Our office has reviewed your proposed Safety Element and found no substantive changes to your hazard profiles when compared against the most recent FEMA-approved Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan.
Please reach out to our office at [email protected] if you have any further questions or need additional assistance, including AB 2140 compliance.
Kind regards,
William Graulty
Office Technician
Hazard Mitigation Planning Division
California Governor's Office of Emergency Services
CalOES
OOYOtHOlf'S O,,t«:
0, OKROCHCY Hlll'YICU
Office: (916) 328-787 4
Cell: (916) 247-4057
[email protected]
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
2-1
PAGE 2.7
FINAL PEIR
2. Responses to Written Comments
Comment Letter No. 2
William Graulty, Office Technician
Hazard Mitigation Planning Division
California Governor’s Office of Emergency Services
Comment 2-1:
The California Governor’s Office of Emergency Services (Cal OES) Local Hazard Mitigation Planning Team has taken the time to review the proposed updates/changes to your General Plan. Government Code 65302(g)(8) states “before preparing or revising its Safety Element, each city and county shall consult….the Office of Emergency Services for the purpose of including information known by and available to the department.”
The Cal OES Local Hazard Mitigation Planning Team reviews and compares your current Safety Element hazards against those listed in the most recent Federal Emergency Management Agency (FEMA) approved Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan.
Our office has reviewed your proposed Safety Element and found no substantive changes to your hazard profiles when compared against the most recent FEMA-approved Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan.
Please reach out to our office at [email protected] if you have any further questions or need additional assistance, including AB 2140 compliance.
Response 2-1:
The City acknowledges the California Governor’s Office of Emergency Services’ review of the proposed Safety Element and appreciates the confirmation that no substantive changes to the City’s hazard profiles were identified when compared to the most recent FEMA-approved Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan. No changes to the Draft PEIR are required in response to this comment.
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COMMENT LETTER NO. 3 SOUTH COAST AQMD, AUGUST 21, 2026 (PAGE 1 OF 1) To: City of Norco
Subject: [EXT] Technical data request for the City of Norco 2050 General Plan Update Proj ect.
From: Sahar Ghadimi <[email protected]>
Sent: Friday, August 21, 2026 3:07 PM
To: City of Norco <[email protected]>
Cc: Sam Wang <[email protected]>
Subject: [EXT] Technical data request for t he City of Norco 2050 General Plan Update Project.
CAUTION : This email originated from outside of the organi zation. Do not cl ick links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need ass istance.
Dear Colby Cataldi,
I hope this email finds you well.
South Coast AQMD staff received the Draft Environmental Impact Report (EIR) for the City of Norco 2050 General Plan Update Project (South Coast AQMD Control Number: RVC260818-01). Staff is currently in the process of reviewing the documents.
Could you please provide an electronic copy of any live modeling and emission calculation files (complete data files, not summaries) that were used to quantify the air quality impacts from construction and/or operation of the Proposed Project as applicable, including the following:
CalEEMod Input Files (.csv and .json files);
Live EMFAC output files;
Any emission calculation file(s) (live version of excel file(s); no PDF) used to calculate the Project's emission sources (i.e. truck operations);
AERMOD Input and Output files, including AERMOD View file(s) (.isc); HARP Input and Output files and/or cancer risk calculation files (live version of excel file(s); no PDF) used to calculate cancer risk, and chronic and acute hazards from the Project; Any other files related to post-processing done outside of AERMOD to calculate pollutant-specific concentrations (if applicable).
We would appreciate you sending the above-mentioned files via a Dropbox link in which they may be accessed and downloaded by South Coast AQMD staff by middle of next week. Without all files and supporting documentation, South Coast AQMD staff will be unable to complete a review of the air quality analyses in a timely manner and will require additional time for review beyond the end of the comment period.
Thanks you for your assistance and consideration.
If you have any questions regarding this request, please feel free to contact me.
Kind regards,
Sahar Ghadimi, Ph.D.
Air Quality Specialist, CEQA !GR
Planning, Rule Development & Implementation
South Coast Air Quality Management District
2 1865 Copley Drive, Diamond Bar, CA 91765
(909) 396-2392
[email protected]
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Comment Letter No. 3
Sahar Ghadimi, Ph.D., Air Quality Specialist, CEQA IGR
Planning, Rule Development & Implementation
South Coast Air Quality Management District
21865 Copley Drive
Diamond Bar, CA 91765
Comment 3-1:
Could you please provide an electronic copy of any live modeling and emission calculation files (complete data files, not summaries) that were used to quantify the air quality impacts from construction and/or operation of the Proposed Project as applicable, including the following:
• CalEEMod Input Files (.csv and .json files);
• Live EMFAC output files;
• Any emission calculation file(s) (live version of excel file(s); no PDF) used to calculate the Project’s emission sources (i.e. truck operations);
• AERMOD Input and Output files, including AERMOD View file(s) (.isc); • HARP Input and Output files and/or cancer risk calculation files (live version of excel file(s); no PDF) used to calculate cancer risk, and chronic and acute hazards from the Project; • Any other files related to post-processing done outside of AERMOD to calculate pollutant-specific concentrations (if applicable).
Response 3-1:
The Draft PEIR evaluates air quality impacts qualitatively in response to the nature of the proposed action under review and the analytical question the Air Quality Management Plan (AQMP) consistency threshold poses. Accordingly, no quantitative emissions modeling was prepared. The proposed 2050 General Plan Update (2050 GPU) is a policy document that would establish a land use framework to guide projected growth in the city through 2050. The 2050 GPU would not directly approve any development, authorize any construction, or entitle any specific project.
The growth accommodated by the proposed 2050 GPU, an increase of approximately 3,106 residents, 1,110 households, and 1,794 jobs over a 24-year horizon, is already allowed by the City’s current General Plan. In other words, the proposed 2050 GPU would not allow additional growth. For this reason, the growth that would occur in the city with the 2050 GPU is already reflected in the regional growth forecasts prepared by the Southern California Association of Governments (SCAG) that form the basis of the AQMP. The AQMP's emissions inventory and control strategy are built on those same forecasts.
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The relevant question for analysis of the potential effects of the proposed 2050 GPU is, therefore, whether the plan's growth assumptions and land use pattern are consistent with the regional forecasts underlying the AQMP, which is the analysis presented under Threshold a in Section 4.3: Air Quality of the Draft PEIR, rather than whether the aggregated citywide emissions total would exceed the South Coast Air Quality Management District (SCAQMD) project-level screening threshold. Emissions reductions from future development occurring under the 2050 GPU would be driven by State regulatory programs phasing in between now and the 2050 planning horizon addressed by the 2050 GPU, including Advanced Clean Cars II, the Low Carbon Fuel Standard, Senate Bill (SB) 100 grid decarbonization, and successive updates to Title 24 and CALGreen. These programs would apply to all future individual development projects in the city regardless of the policies in the 2050 GPU.
Future discretionary projects facilitated by the 2050 GPU would undergo project-level CEQA review at the time of application, at which point project-specific quantitative modeling would be prepared using the land use, site, and construction data for each proposed project and evaluated against applicable SCAQMD significance thresholds. That is the stage at which quantitative analysis would produce meaningful results and at which project-level mitigation can be identified and imposed.
For greenhouse gas (GHG) emissions, the analysis in the Draft PEIR includes a quantitative component. Sector-level GHG reduction trajectories from the California Air Resources Board (CARB) 2022 Scoping Plan were applied to the City's 2017 communitywide inventory baseline to forecast emissions under the 2050 GPU in 2030 and 2050. Those calculations are documented in Appendix 4.8: Greenhouse Gas Emission Calculation Worksheets of the Draft PEIR and provide the basis for Table 4.8-8: Forecasted Communitywide GHG Emissions of the Draft PEIR. No changes to the Draft PEIR are required in response to this comment. fil'~~ - CITY or NORCO
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COMMENT LETTER NO. 4 CENTER FOR BIOLOGICAL DIVERSITY, AUGUST 27, 2026 (PAGE 1 OF 1) To:
Subject:
City of Norco
[EXT] Request to be added to the CEQA noti ce list for City of Norco 2050 General Plan Update Project, aka SCH 2024110840
From: Theresa Rettinghouse <[email protected]> Sent: Thursday, August 27, 2026 4:01 PM
To: City of Norco <[email protected]>
Cc: Tiffany Yap <[email protected]>
Subject: [EXT] Request to be added to the CEQA notice list for City of Norco 2050 General Plan Update Project, aka SCH 2024110840
CAUTION : This email originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Good afternoon Mr. Cataldi,
Please add myself and my colleague Tiffany Yap (cc'd above) to the notice list for City of Norco 2050 General Plan Update Project, aka SCH 20241 10840.
Best regards,
Theresa
Theresa Rettinghouse
(she/her/hers)
Urban Wildlands Paralegal
Center for Biological Diversity
[email protected]
Ph: 510-844-7100 ext 320
2 100 Franklin Street, Suite 375
Oakland, CA 94612
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Comment Letter No. 4
Theresa Rettinghouse, Urban Wildlands Paralegal
Center for Biological Diversity
2100 Franklin Street, Suite 375
Oakland, CA 94612
Comment 4-1:
Please add myself and my colleague Tiffany Yap (cc’d above) to the notice list for City of Norco 2050 General Plan Update Project, aka SCH 2024110840.
Response 4-1:
The City acknowledges the request to add Theresa Rettinghouse and Tiffany Yap to the notice list for the City of Norco 2050 General Plan Update. No changes to the Draft PEIR are required in response to this comment.
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COMMENT LETTER NO. 5 SOCALGAS, SEPTEMBER 15, 2026 (PAGE 1 OF 3) To:
Subject:
City of Norco
[EXT] 9/15/26- Notice of Availability of a Draft Program Environmental Impact Report for the City of Norco 2050 General Plan Update Project
From: SCG SE Region Redlands Utility Request <[email protected]> Sent: Tuesday, September 15, 2026 6:45 AM
To: City of Norco <[email protected]>
Cc: SCG SE Region Redlands Utility Request <[email protected]>; SoCalGasTransmissionUtilityRequest <[email protected]> Subject: [EXT] 9/15/26- Notice of Availability of a Draft Program Environmental Impact Report for the City of Norco 2050 General Plan Update Project
CAUTION : Th is email originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
This is a SoCalGas Distribution response. I am including SoCalGas Transmission [email protected] as they may have facilities in the area.
Hello,
Regarding: Notice of Availability of a Draft Program Environmental Impact Report for t he City of Norco 2050 General Plan Update Project
SoCalGas Di stribution has both high-pressure and medium-pressure gas facilities located t hroughout the City of Norco. Please include a note to contact 811 / USA at DigAlert I Utility Locating California I Underground Wire & Cable Locator prior to any excavation I demolition activiti es so we can Locate & Mark out our facilities. Any excavation activity within ten (10) feet of our High-Pressure facilities will require a SoCalGas employee standby.
If the Developer needs new gas service, please have them contact our Bui lder Services group to begin the application process as soon as practicable, at https·//www socalgas com/for-yourbusiness/builder-services .
To avoid delays in processing requests and notifications, please have all Franchise correspondence sent to our Utility Request inbox.
Utility Request Contact Information by Region
Southeast Region - Redlands
For requests in the southeastern areas of Los Angeles County, Riverside County, San Bernardino County, and Imperial County, please contact:
[email protected]
Southeast Region -Anaheim
For all of Orange County and the southern portions of Los Angeles County, please send Map and/or Will Serve Letter requests to:
AtlasRequests/[email protected]
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COMMENT LETTER NO. 5 SOCALGAS, SEPTEMBER 15, 2026 (PAGE 2 OF 3) Northwest Region - Compton HQ
For West and Central Los Angeles County, please direct Map Requests and Will Serve Letters to:
[email protected]
Northwest Region - Chatsworth
For requests from the northernmost parts of Los Angeles County extending up to Visalia, San Luis Obispo, Fresno, and Tulare, please contact:
[email protected] Transmission
For Transmission-related requests, please contact:
[email protected]
Applications/Requests for Natural Gas Service
For an abandonment, relocation or alteration of an existing service or meter set assembly For new natural gas service to a location that is currently not connected to the SoCalGas distribution system Project Notification Requirements
Minor Street Improvement Projects
(Chip Seal, Slurry Seal, Grind & Overlay)
Please notify SoCalGas (SCG) a minimum of four (4) months prior to the start of pavement work to allow sufficient time to conduct required leak surveys and any necessary repairs.
Major Street Improvement Projects
Projects including, but not limited to:
Excavations greater than 9 inches
Street widening
Installation of new curbs and gutters
Bus pads
• Traffic signals
Street realignments
Grade separations
AND
Pipeline Projects
Including:
Storm drain
• Water and sewer lines
Electrical
• Telecommunications
Please provide signed and approved design plans showing all SCG facilities clearly identified:
4-6 months prior to construction for potential relocation of SCG medium-pressure facilities. 9-12 months prior to construction for potential relocation of SCG high-pressure facilities.
This time is required to review plans and design any necessary modifications to conflicting SCG facilities.
Coordination & Relocation Requests
Please keep SCG informed of:
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COMMENT LETTER NO. 5 SOCALGAS, SEPTEMBER 15, 2026 (PAGE 3 OF 3) • Pre-construction meetings
• Construction schedules
• Project phasing updates
This information allows SCG to coordinate and schedule any required work. • Potholing may be required to determine whether conflicts exist between proposed improvements and existing SCG facilities.
If SCG facilities are in conflict and relocation is required, requests must be submitted in writing and include the following:
• A signed "Notice to Owner" on official City, County, and/or company letterhead. • Project name, number, and responsible title.
• Project address, location, anticipated start date, parameters, and full scope of work. • A Thomas Guide page and/or Google Maps screens hot clearly highlighting the project area. • Requestor company's contact name, title, phone number, email address, and any additional relevant information.
Thank you,
Josh Ru bal
Lead Planning Associate
Di stribution Planning & Project Management (Franchise) Redlands HQ - Southeast Region
Office : (213) 231-7978
Email: [email protected] MsoCalGas..
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Comment Letter No. 5
Josh Rubal, Lead Planning Associate
Distribution Planning & Project Management (Franchise)
Redlands HQ - Southeast Region
Southern California Gas Company (SoCalGas)
Comment 5-1:
SoCalGas Distribution has both high-pressure and medium-pressure gas facilities located throughout the City of Norco. Please include a note to contact 811 / USA at DigAlert | Utility Locating California | Underground Wire & Cable Locator prior to any excavation / demolition activities so we can Locate & Mark out our facilities. Any excavation activity within ten (10) feet of our High-Pressure facilities will require a SoCalGas employee standby.
Response 5-1:
The City acknowledges SoCalGas’s comments regarding existing high- and medium-pressure gas facilities within the city and the requirements for utility locating and coordination prior to excavation or demolition activities. These requirements would apply, as applicable, to future development facilitated by the 2050 General Plan. No changes to the Draft PEIR are required in response to this comment.
Comment 5-2:
If the Developer needs new gas service, please have them contact our Builder Services group to begin the application process as soon as practicable, at https://www.socalgas.com/for-yourbusiness/builder-services.
Response 5-2:
The City acknowledges SoCalGas’s comment regarding coordination with its Builder Services group for future development requiring new gas service. This information would be considered, as applicable, during project-level review of future development. No changes to the Draft PEIR are required in response to this comment.
Comment 5-3:
To avoid delays in processing requests and notifications, please have all Franchise correspondence sent to our Utility Request inbox.
Response 5-3:
The City acknowledges SoCalGas’s request regarding the routing of future franchise correspondence to its Utility Request inbox. No changes to the Draft PEIR are required in response to this comment.
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Comment 5-4:
Please notify SoCalGas (SCG) a minimum of four (4) months prior to the start of pavement work to allow sufficient time to conduct required leak surveys and any necessary repairs.
Response 5-4:
The City acknowledges SoCalGas’s request for advance notification prior to pavement work to allow sufficient time to conduct required leak surveys and any necessary repairs. This requirement would apply, as applicable, to future development facilitated by the 2050 General Plan. No changes to the Draft PEIR are required in response to this comment.
Comment 5-5:
Please provide signed and approved design plans showing all SCG facilities clearly identified:
• 4–6 months prior to construction for potential relocation of SCG medium-pressure facilities.
• 9–12 months prior to construction for potential relocation of SCG high-pressure facilities.
This time is required to review plans and design any necessary modifications to conflicting SCG facilities.
Response 5-5:
The City acknowledges SoCalGas’s request for design plans identifying existing SoCalGas facilities and the identified lead times for review and potential relocation of medium- and high-pressure facilities. These coordination requirements would apply, as applicable, to future development facilitated by the 2050 General Plan. No changes to the Draft PEIR are required in response to this comment.
Comment 5-6:
Coordination & Relocation Requests
Please keep SCG informed of:
• Pre-construction meetings
• Construction schedules
• Project phasing updates
This information allows SCG to coordinate and schedule any required work. • Potholing may be required to determine whether conflicts exist between proposed improvements and existing SCG facilities.
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2. Responses to Written Comments
If SCG facilities are in conflict and relocation is required, requests must be submitted in writing and include the following:
• A signed “Notice to Owner” on official City, County, and/or company letterhead. • Project name, number, and responsible title.
• Project address, location, anticipated start date, parameters, and full scope of work. • A Thomas Guide page and/or Google Maps screenshot clearly highlighting the project area.
• Requestor company’s contact name, title, phone number, email address, and any additional relevant information.
Response 5-6:
The City acknowledges SoCalGas’s comments regarding coordination during pre-construction and construction activities, identification of potential conflicts with existing SoCalGas facilities, and procedures for facility relocation requests. These coordination procedures would apply, as applicable, to future development facilitated by the 2050 General Plan. No changes to the Draft PEIR are required in response to this comment.
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COMMENT LETTER NO. 6 AGUA CALIENTE BAND OF CAHUILLA INDIANS, SEPTEMBER 22, 2026 (PAGE 1 OF 1)
To: City of Norco
Subject: [EXT] City of Norco 2050 General Plan Update Project From: Sanchez-Aguilar, Jocel (TRBL) <[email protected]> Sent: Tuesday, September 22, 2026 2:39 PM
To: City of Norco <[email protected]>
Cc: THPO Consulting <[email protected]>
Subject: [EXT] City of Norco 2050 General Plan Update Project CAUTION : This email originated from outside of the organization. Do not click links, open attachment s, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Greetings,
A records check of the Tribal Historic Preservation Office's cultural registry revealed that this project is not located within the Tribe 's Traditiona l Use Area. Therefore, we defer to the other tribes in t he area. This letter shall conclude our consultation effort s.
Thank you,
Jocel Sanchez-Aguilar
Cultural Resources Analyst
Agua Caliente Band of Cahuilla Indians
5401 Dinah Shore Drive,
Palm Springs, CA 92264
E: [email protected]
C: (760) 902-0315 I D: (760) 883-1137
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Comment Letter No. 6
Jocel Sanchez-Aguilar, Cultural Resources Analyst
Agua Caliente Band of Cahuilla Indians
5401 Dinah Shore Drive
Palm Springs, CA 92264
Comment 6-1:
A records check of the Tribal Historic Preservation Office’s cultural registry revealed that this project is not located within the Tribe’s Traditional Use Area. Therefore, we defer to the other tribes in the area. This letter shall conclude our consultation efforts.
Response 6-1:
The City acknowledges the Agua Caliente Band of Cahuilla Indians’ comment that the Project is not located within the Tribe’s Traditional Use Area and that the Tribe defers to other tribes in the area. The City appreciates the Tribe’s review and participation in the consultation process.
No changes to the Draft PEIR are required in response to this comment. fil'~~ - CITY or NORCO
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COMMENT LETTER NO. 7 GABRIELEÑO BAND OF MISSION INDIANS – KIZH NATION, SEPTEMBER 25, 2026 (PAGE 1 OF 1)
To: City of Norco
Subject: [EXT] 2050 General Plan Update City of Norco
From: Andy Salas <[email protected]>
Sent: Friday, September 25, 2026 10:50 AM
To: City of Norco <[email protected]>
Subject: [EXT] 2050 General Plan Update City of Norco
CAUTION: This emai l originated from outside of the organi zation. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Hello Colby Cataldi,
Thank you for your letter. If the proposed project is limited to a General Plan Update and does not involve any ground-disturbing activities, the Kizh Nation has no concerns at this time.
However, we respectfully request that the Tribe be notified in the future should any ground-disturbing activities be proposed or occur in connection with the project.
Thank you for keeping the Kizh Nation informed.
Best regards,
Brandy Salas
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2. Responses to Written Comments
Comment Letter No. 7
Brandy Salas
Gabrieleño Band of Mission Indians – Kizh Nation
Comment 7-1:
If the proposed project is limited to a General Plan Update and does not involve any grounddisturbing activities, the Kizh Nation has no concerns at this time. However, we respectfully request that the Tribe be notified in the future should any ground-disturbing activities be proposed or occur in connection with the project.
Response 7-1:
The City acknowledges the Kizh Nation’s comment and appreciates the Tribe’s review of the proposed General Plan Update. The City also acknowledges the Tribe’s request to be notified should future ground-disturbing activities be proposed in connection with the General Plan Update. No changes to the Draft PEIR are required in response to this comment. fil'~~ - CITY or NORCO
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COMMENT LETTER NO. 8 SOUTHERN CALIFORNIA EDISON, SEPTEMBER 25, 2026 (PAGE 1 OF 3) To: City of Norco
Subject: [EXT] SCE Comments - City of Norco 2050 General Plan Update Project From: Stevi N Luevano <[email protected]>
Sent: Friday, 25 September 2026 11:19:19
To: City of Norco <[email protected]>
Cc: Anne P. Mcaulay <[email protected]>
Subject: [EXT] SCE Comments - City of Norco 2050 General Plan Update Project CAUTION : This email originat ed from outside of the organi zation. Do not click links, open attachment s, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Hello,
Attached, please find SCE's comment letter rega rding the City of Norco 2050 General Plan Update Project.
Thank you,
r.!,te,v..i, Ni.ca& ~
Sr. Specialist, Major Projects Division
Environmental, Health, Safety, and Quality (EHSQ) I Environmental Department M. (661) 751-7453
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COMMENT LETTER NO. 8 SOUTHERN CALIFORNIA EDISON, SEPTEMBER 25, 2026 (PAGE 2 OF 3) An EDISON INTERNATIONAL Compll.n)'
Sent via electronic mail to [email protected]
September 25, 2026
Colby Cataldi
City of Norco - Community Development Director
2870 Clark Avenue
Norco, CA 92860
RE: 2050 General Plan Update Project - Draft EIR Comments Dear Mr. Cataldi,
Southern California Edison (SCE) is pleased to submit the following comments on the Draft Environmental Impact Report (DEIR) for the 2050 General Plan Update Project.
SCE's Electrical Facilities
SCE provides electric service to the City of Norco and maintains electrical transmission and distribution facilities, as well as substations and supporting appurtenances in the City of Norco.
Development within SCE's Rights-of-Way and Access Roads SCE is concerned that the proposed project may impact SCE's facilities. The proposed project should not unreasonably interfere with SCE's ability to access, maintain, and operate its current and future facilities. Additionally, if any development which includes permanent, temporary or grading within the Right-of-Way (such as bike lanes and landscaping) are planned within SCE's corridors a written consent agreement signed between the developer and SCE is required. Any parkways or pathways (either by foot, bicycles, or other means) that invite the public onto SCE's rights-of-way will require the installation of fencing and/or Climbing Discouragers on each transmission line tower at the customer's expense.
SCE's rights-of-way and fee-owned properties are used by SCE to operate and maintain its present and future facilities. SCE will review any proposed use on a case-by-case basis.
Approvals or denials will be in writing based upon review of the maps provided by the developer and compatibility with SCE right-of-way constraints and rights. Please forward five (5) sets of plans depicting SCE's facilities and associated land rights to the following location:
Real Properties Department
Southern California Edison Company
2 Innovation Way
Pomona, CA 91768
General Order 131-D
The construction, modification, and relocation of transmission lines, or electrical facilities that are designed to operate at or above 50 kilovolts (kV) may be subject to the California Public Utilities Commission's (CPUC) General Order 131-D1. If the construction, modification, or relocation of transmission lines results in significant environmental impacts, they should be identified and discussed in the Draft EIR. If not, SCE may be required to pursue a separate, mandatory CEQA review through the CPUC, which could delay approval of the SCE transmission line portion of the project for two years or longer.
Permit to Construct (PTC) & Certificate of Public Convenience and Necessity (CPCN) 1 http ://docs.cpuc.ca.gov/PUBUSHED/Graphics/589.PDF
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COMMENT LETTER NO. 8 SOUTHERN CALIFORNIA EDISON, SEPTEMBER 25, 2026 (PAGE 3 OF 3)
In addition, please note that SCE is subject to California Public Utilities Commission General Order 131-D (GO 131-D). Electric facilities between 50kV and 200kV are subject to the CPUC's Permit to Construct (PTC) review. For facilities subject to PTC review, or for over 200kV electric facilities subject to Certificate of Public Convenience and Necessity (CPCN) requirements, the CPUC reviews utility PTC or CPCN applications pursuant to CEQA and serves as Lead Agency under CEQA.
SCE appreciates the opportunity to comment on the 2050 General Plan Update Project. SCE looks forward to working and collaborating with the City of Norco. If you have any questions regarding this letter, please contact me at [email protected] or 661 .751 .7453.
Regards,
Stevi N Luevano
Third Party Environmental Reviews
Major Projects Division, EHSQ
Southern California Edison
2244 Walnut Grove
Rosemead CA 91770
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2. Responses to Written Comments
Comment Letter No. 8
Stevi N Luevano, Third Party Environmental Reviews
Major Projects Division, EHSQ
Southern California Edison
2244 Walnut Grove
Rosemead, CA 91770
Comment 8-1:
Development within SCE’s Rights-of-Way and Access Roads SCE is concerned that the proposed project may impact SCE’s facilities. The proposed project should not unreasonably interfere with SCE’s ability to access, maintain, and operate its current and future facilities. Additionally, if any development which includes permanent, temporary or grading within the Right-of-Way (such as bike lanes and landscaping) are planned within SCE’s corridors a written consent agreement signed between the developer and SCE is required. Any parkways or pathways (either by foot, bicycles, or other means) that invite the public onto SCE’s rights-of-way will require the installation of fencing and/or Climbing Discouragers on each transmission line tower at the customer’s expense.
SCE’s rights-of-way and fee-owned properties are used by SCE to operate and maintain its present and future facilities. SCE will review any proposed use on a case-by-case basis. Approvals or denials will be in writing based upon review of the maps provided by the developer and compatibility with SCE right-of-way constraints and rights. Please forward five (5) sets of plans depicting SCE's facilities and associated land rights to the following location:
Real Properties Department
Southern California Edison Company
2 Innovation Way
Pomona, CA 91768
Response 8-1:
The City acknowledges SCE’s comments regarding development within SCE rights-of-way and access roads, including requirements related to access, maintenance, operation of SCE facilities, and SCE review of proposed uses within its rights-of-way. These requirements would apply, as applicable, to future development facilitated by the 2050 General Plan. No changes to the Draft PEIR are required in response to this comment.
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2. Responses to Written Comments
Comment 8-2:
General Order 131-D
The construction, modification, and relocation of transmission lines, or electrical facilities that are designed to operate at or above 50 kilovolts (kV) may be subject to the California Public Utilities Commission’s (CPUC) General Order 131-D1
. If the construction, modification, or
relocation of transmission lines results in significant environmental impacts, they should be identified and discussed in the Draft EIR. If not, SCE may be required to pursue a separate, mandatory CEQA review through the CPUC, which could delay approval of the SCE transmission line portion of the project for two years or longer.
1 http://docs.cpuc.ca.gov/PUBLISHED/Graphics/589.PDF
Permit to Construct (PTC) & Certificate of Public Convenience and Necessity (CPCN) In addition, please note that SCE is subject to California Public Utilities Commission General Order 131-D (GO 131-D). Electric facilities between 50kV and 200kV are subject to the CPUC’s Permit to Construct (PTC) review. For facilities subject to PTC review, or for over 200kV electric facilities subject to Certificate of Public Convenience and Necessity (CPCN) requirements, the CPUC reviews utility PTC or CPCN applications pursuant to CEQA and serves as Lead Agency under CEQA.
Response 8-2:
The City acknowledges SCE’s comments regarding CPUC General Order 131-D and the applicable CPUC review and approval requirements for the construction, modification, or relocation of electrical facilities, including PTC and CPCN requirements. These regulatory requirements would apply, as applicable, to future electrical facilities associated with development facilitated by the 2050 General Plan. No changes to the Draft PEIR are required in response to this comment.
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COMMENT LETTER NO. 9 CHRIS CHARALAMBOUS, AUGUST 24, 2026 (PAGE 1 OF 3) To: City of Norco
Subject: [EXT] City of Norco 2050 Plan Questions
From: Chris Charalambous
Sent: Monday, August 24, 2026 12:23 AM
To: City of Norco <[email protected]>
Subject: [EXT] City of Norco 2050 Plan Questions
CAUTION : This email originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
To: City of Norco - Community Development Department
Attn: Colby Cataldi, Community Development Director
City of Norco
2870 Clark Avenue
Norco, CA 92860
Re: Public Comment and Questions Regarding the Norco 2050 General Plan Dear Mayor, City Council Members, Planning Commission Members, and City Staff:
My name is Chris Charalambous, and I am submitting this letter as a concerned Norco resident regarding the proposed Norco 2050 General Plan.
I understand that planning for Norco's future is necessary, and I support responsible planning that allows our community to remain strong and prosperous. However, I believe we must be very careful that planning for the future does not unintentionally change the character, lifestyle, and identity that make Norco unique.
Norco is not simply another Inland Empire city. Our equestrian lifestyle, large lots, trails, open spaces, animal-keeping traditions, rural character, and Western heritage are the foundation of our community.
These qualities are what attracted many residents to Norco and what distinguish us from neighboring communities.
One concern I have is whether future planning could gradually move Norco toward a more suburban or urbanized model similar to what happened in Yorba Linda. Yorba Linda is a beautiful and successful community, but it is also an important example of what can happen when growth and development gradually change the character of a community.
Yorba Linda once had a strong reputation as a horse town, with a rural and equestrian identity that was an important part of its history. What happened to that horse-town character as the community developed? How much of that original lifestyle remains today? ~~117'"'•
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COMMENT LETTER NO. 9 CHRIS CHARALAMBOUS, AUGUST 24, 2026 (PAGE 2 OF 3) That history should cause Norco residents and City officials to pause and ask an important question: Do we want Norco to follow the same path?
Norco can grow and improve while still remaining Norco. The goal should not be to stop all change, but to make sure that change does not slowly eliminate the very qualities that make this community special.
With that in mind, I respectfully ask the City to provide clear answers to the following questions:
1. How will t he 2050 General Plan ensure that Norco's rural, equestrian, and agrarian character is protected from increased development and future changes in land use?
2. What safeguards will prevent Norco from gradually becoming more suburbanized or urbanized, with development patterns resembling surrounding communities such as Yorba Linda?
3. What lessons has the City learned from the transformation of communities such as Yorba Linda, which historically had a significant equestrian and rural identity?
4. What specific measures will ensure that Norco does not lose its identity as an equestrian and animal-keeping community over the next 25 years?
5. The proposed plan includes changes to land-use designations and individual properties. What specific impacts could those changes have on surrounding neighborhoods, traffic, animal keeping, horse trails, property owners, and Norco's rural character?
6. What safeguards are being put in place to prevent today's land-use changes from becoming a pathway toward significantly more intensive development in the future?
7. How will the City ensure that future commercial development does not gradually transform Norco into an urbanized community that no longer resembles the Norco that residents chose to call home?
8. The plan identifies areas where commercial development and gateway improvements are anticipated . What specifically does the City envision for these areas, and what limits will protect nearby residential and equestrian neighborhoods from increased traffic, noise, density, lighting, and other impacts?
9. How will increased traffic be addressed on roads where vehicles already share space with horses, pedestrians, bicyclists, and residents?
10. Has the City adequately evaluated whether existing roads, water systems, sewer systems, drainage, and other infrastructure can support the development and growth contemplated by the 2050 Plan?
11 . How will the City protect Norco's existing trail system and ensure that future development does not negatively affect horse trails, crossings, equestrian access, or the ability of residents to safely ride throughout the community?
12. What specific protections are being provided for open space, scenic views, animal-keeping areas, and properties that contribute to Norco's rural character?
13. The City states that community input gathered over several years helped shape the 2050 Plan.
Can the City identify specifically which resident concerns resulted in changes to the plan?
14. How will residents be protected from future amendments to the General Plan that could substantially change the character of their neighborhoods?
15. What enforceable policies will ensure that terms such as "equestrian," "agrarian," "rural," and "community character" remain meaningful protections rather than simply statements of intent?
16. Has the City considered the cumulative impact of numerous individual development decisions? A community can change gradually, one project at a time, until the character that made it special is no longer recognizable.
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COMMENT LETTER NO. 9 CHRIS CHARALAMBOUS, AUGUST 24, 2026 (PAGE 3 OF 3)
17. Will the City commit to protecting the large-lot, animal-keeping, equestrian lifestyle that existing residents relied upon when choosing to make Norco their home? I am not opposed to Norco planning for the future. I am asking the City to plan responsibly and make sure that the future does not come at the expense of the very qualities that make Norco special.
There is nothing wrong with growth, modernization, or learning from other successful communities. But Norco should not become another Yorba Linda, another Corona, or another surrounding city simply because development pressures make that direction easier.
The history of Yorba Linda should be a reminder that a community's identity can disappear gradually. A city can retain its name and still lose much of the character that once defined it.
I do not want future generations to ask, "What happened to Norco, the horse town?" The 2050 Plan will guide decisions for decades. Once land-use decisions and development patterns are established, they can be extremely difficult to reverse. That is why I believe the City has a responsibility to be especially careful, transparent, and responsive to residents during this process.
I respectfully ask that these questions be answered publicly and that this letter be included in the public record for the Norco 2050 General Plan.
Norco's future should not require us to sacrifice Norco's identity.
We should be able to look toward 2050 with confidence that Norco will still be Norco-a place where our children and grandchildren can enjoy the rural, equestrian, and Western lifestyle that made this community special in the first place.
Thank you for taking the time to consider my comments and concerns.
Respectfully,
Chris Charalambous
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CITY OF NORCO
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Comment Letter No. 9
Chris Charalambous
Comment 9-1:
How will the 2050 General Plan ensure that Norco's rural, equestrian, and agrarian character is protected from increased development and future changes in land use? Response 9-1:
The 2050 General Plan establishes preservation of Norco's agricultural and animal-keeping lifestyle as a central component of the City's long-term land use and community character framework. The General Plan's land use designations, goals, and policies are intentionally structured to preserve the development patterns, design character, land uses, activities, and services that support Norco's character. The General Plan also recognizes and supports important features that contribute to this character, including Norco's trail, park, and openspace network; large-lot, animal-keeping residential neighborhoods; and the City's Equestrian Historic District and Equestrian Landmark. Together, these policies and protections provide a framework for maintaining the physical characteristics and community features that distinguish Norco.
The General Plan does not prohibit all change or future development. Rather, it establishes the policy framework within which future land use and development decisions must be evaluated.
This framework is implemented through the City's Zoning Code and Objective Development Standards, which establish more specific and enforceable requirements for development. These regulations are intended to ensure that future development is consistent with the General Plan and maintains the City's established character.
Comment 9-2:
What safeguards will prevent Norco from gradually becoming more suburbanized or urbanized, with development patterns resembling surrounding communities such as Yorba Linda? Response 9-2:
The 2050 General Plan establishes land use and community character policies intended to maintain Norco's distinctive identity as the City accommodates future growth and change. The Plan distinguishes between preserving established single-family, animal-keeping neighborhoods, parks, trails, and open spaces; enhancing important commercial corridors such as Sixth Street, Hamner Avenue, and River Road; and directing more focused opportunities for multifamily and other residential development, placemaking, and economic development to identified areas appropriate for those uses. The General Plan also incorporates policies addressing lot patterns, animal keeping, streets and trails, building and site design, landscaping, open space, and other physical characteristics that contribute to Norco's identity. fil'~~ - CITY or NORCO
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Future development will remain subject to the General Plan, the City's Zoning Code—which will be amended as necessary for consistency with the General Plan—Objective Development Standards, and applicable project-level review and permitting requirements. Together, these policies and regulations provide the framework for evaluating future development and managing changes in land use and development intensity while maintaining the characteristics that distinguish Norco from surrounding communities.
Comment 9-3:
What lessons has the City learned from the transformation of communities such as Yorba Linda, which historically had a significant equestrian and rural identity? Response 9-3:
The General Plan process began with a comprehensive assessment of Norco's history, existing land uses, physical characteristics, and community character. This assessment recognized that Norco's lifestyle and atmosphere are distinctive and differ from the development patterns and community character of surrounding communities. The findings are summarized in Chapter 2 (Context) and informed the Community Roadmap in Chapter 3 and the Land Use Map and Land Use Designations in Chapter 4. Chapter 2 also incorporates the Equestrian Historic District and Equestrian Landmark maps and Norco's Core Values, which help establish the historical and community context for the General Plan's goals and policies. The General Plan recognizes that Norco's distinctive character must be intentionally maintained through land use policies, development standards, and other implementing measures as the City accommodates future growth and change.
Comment 9-4:
What specific measures will ensure that Norco does not lose its identity as an equestrian and animal-keeping community over the next 25 years?
Response 9-4:
The 2050 General Plan establishes a coordinated set of policies and implementation measures intended to maintain Norco's identity as the City accommodates future growth and change.
These include:
• Policies protecting Norco's lifestyle and neighborhood character; • Land use policies supporting large-lot residential neighborhoods and continued opportunities for animal keeping;
• Preservation, enhancement, and connectivity of the City's equestrian trail network; • Policies requiring or encouraging new development, as applicable, to connect to and support the existing trail system;
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• Recognition of the Equestrian Historic District and Equestrian Landmark as important components of Norco's historic and equestrian identity; • Architectural, site-design, landscaping, and other development standards that reflect Norco's character; and
• Land use and development policies that focus more intensive residential, mixed-use, and commercial activity in identified areas while maintaining established lower-intensity, animal-keeping neighborhoods elsewhere in the City.
These policies are supported by the City's Zoning Code and Objective Development Standards, which establish more specific and enforceable requirements for applicable development. The Objective Development Standards also include provisions that support the expansion and continuity of Norco's equestrian trail network where applicable.
Together, these measures establish both the policy direction and regulatory framework for maintaining the physical characteristics, land use patterns, trails, and development character that support Norco's identity over the long term. They do not prohibit change or future development, but they establish how that development is to be planned, designed, and regulated within the context of Norco's distinctive community character.
Comment 9-5:
The proposed plan includes changes to land-use designations and individual properties. What specific impacts could those changes have on surrounding neighborhoods, traffic, animal keeping, horse trails, property owners, and Norco's rural character? Response 9-5:
The potential effects of these changes will depend on the specific location, land-use designation, and development ultimately proposed. The General Plan addresses potential effects on surrounding neighborhoods and Norco's community character through land-use policies, development standards, site and building design requirements, and compatibility policies. Traffic and circulation are addressed through the Circulation Element, transportation policies, and applicable project-level analysis and improvements. Animal keeping and equestrian trails are addressed through policies protecting animal-keeping areas, maintaining and expanding the trail network, and connecting new development to existing trails where applicable. Property owners remain subject to the applicable land-use and zoning regulations, and future development proposals must comply with the General Plan and implementing regulations.
The Draft Program Environmental Impact Report (PEIR) independently evaluated the environmental effects associated with implementation of the General Plan, including potential effects related to transportation, noise, aesthetics, biological resources, hazards, utilities, and other environmental topics. The PEIR determined that implementation of the General Plan would not result in significant environmental impacts. The PEIR analysis, together with the fil'~~ - CITY or NORCO
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General Plan's policies and the City's existing development regulations and project-level review processes, provides a framework for addressing the potential effects of future development while maintaining Norco's established community character.
Comment 9-6:
What safeguards are being put in place to prevent today's land-use changes from becoming a pathway toward significantly more intensive development in the future? Response 9-6:
The 2050 General Plan establishes clear limits on the density and intensity of development allowed under each land use designation. Table 4.1, Land Use Designation Standards, in Chapter 4 (Land Use and Community Character) establishes the maximum density and intensity associated with each designation. Except where State law, such as the State Density Bonus Law, provides otherwise, increasing these established development parameters would require an amendment to the General Plan. The residential densities identified in Table 4.1 are generally based on the residential densities already allowed under the City's existing zoning framework, including densities of up to 30 dwelling units per acre on parcels subject to the Housing Development Overlay. The General Plan also establishes a maximum density of 20 dwelling units per acre for the Norconian Resort Site, reflecting the City's intent to accommodate development at a scale and intensity consistent with the site's setting and Norco's community character. The General Plan further establishes policies intended to maintain compatibility between new development and established neighborhoods. These policies will be implemented through corresponding provisions in the Zoning Code and Objective Development Standards, which provide more specific and enforceable requirements governing development.
At the same time, a General Plan establishes the City's policy and land use framework; it cannot permanently bind future City Councils or prevent future General Plan updates. The safeguards therefore do not depend on today's land-use designations remaining unchanged forever.
Rather, the combination of established density and intensity standards, General Plan policies, zoning regulations, Objective Development Standards, project-level review, applicable environmental review, and continued public participation provides multiple points at which future changes in development intensity can be evaluated.
Any future General Plan amendment would be required to go through the City's established legislative and public-review process and would remain subject to applicable State law. This process provides an opportunity for the City and community to evaluate whether proposed changes remain consistent with Norco's long-term vision, land use framework, and community character.
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Comment 9-7:
How will the City ensure that future commercial development does not gradually transform Norco into an urbanized community that no longer resembles the Norco that residents chose to call home?
Response 9-7:
The 2050 General Plan establishes a framework that accommodates commercial development while maintaining Norco's distinctive community character. The General Plan Land Use Map is based substantially on the existing General Plan Land Use Map and the City's existing Zoning Map. As described above, the proposed land-use designation changes are relatively limited and are primarily intended to improve consistency between the General Plan and existing zoning districts, rather than to broadly increase commercial development opportunities throughout the city.
Commercial development continues to be focused in established commercial areas, including Sixth Street, Hamner Avenue, and River Road, through the Commercial General and Commercial Community designations, as well as the Wyle Laboratories Site through the Preservation and Development designation. The North Hamner Gateway is also identified as an area for focused commercial, mixed-use, placemaking, and economic development rather than as a model for citywide intensification. Importantly, future commercial development remains subject to the City's Zoning Code, Objective Development Standards, and applicable project-level review. The recently adopted Objective Development Standards establish Norco-specific architectural, sitedesign, landscaping, and other development standards intended to ensure that new development reflects the City's character. These requirements are particularly relevant to future commercial development in areas such as the North Hamner Gateway.
Comment 9-8:
The plan identifies areas where commercial development and gateway improvements are anticipated. What specifically does the City envision for these areas, and what limits will protect nearby residential and equestrian neighborhoods from increased traffic, noise, density, lighting, and other impacts?
Response 9-8:
The most prominent identified commercial opportunity is the North Hamner Gateway focus area. Other areas that accommodate commercial development or related development opportunities include the Norconian Resort Site and the Wyle Laboratories Site. Chapter 3, particularly Sections C, G, and H, describes the City's vision, intent, opportunities, and strategies for these areas, including the types of development and placemaking improvements the City may pursue. Chapter 4 establishes the applicable land use designations for these areas, including the types of uses and development intensities contemplated by the Plan and the community character intended for each area. The Land Use and Community Character Element fil'~~ - CITY or NORCO
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also establishes policies addressing the design and compatibility of new development, including development that may occur along Norco's commercial corridors.
Future development remains subject to the City's Zoning Code and Objective Development Standards, which provide more specific and enforceable requirements governing building and site design, setbacks, landscaping, lighting, and other physical characteristics. Depending on the proposed project and location, project-level review may also address traffic, noise, drainage, circulation, trail connectivity, and compatibility with surrounding neighborhoods.
The General Plan therefore does not envision unrestricted commercial intensification. Rather, it identifies specific areas where commercial and mixed-use development can occur while establishing land use, design, circulation, and compatibility policies intended to ensure that new development is appropriately scaled and designed in relation to surrounding residential and equestrian areas.
Comment 9-9:
How will increased traffic be addressed on roads where vehicles already share space with horses, pedestrians, bicyclists, and residents?
Response 9-9:
The Circulation Element recognizes that Norco's circulation system differs from a conventional suburban street network because many streets and equestrian trails serve multiple users, including motorists, pedestrians, bicyclists, and equestrians. The Plan establishes a multimodal transportation framework that addresses traffic flow, congestion management, roadway safety, truck routes, Complete Streets, emergency evacuation, and a safe-systems approach, while maintaining a strong focus on protecting and enhancing the City's trail network. The Plan also recognizes that Norco's streets and trails are important components of the City's community character and are not solely facilities for moving automobiles. Of particular relevance, the Circulation Element includes policies directing the City to implement vehicular speedmanagement and traffic-safety improvements on residential streets to discourage cut-through traffic and reduce vehicle speeds. These measures are intended to improve roadway safety for all users and help maintain a more comfortable and predictable environment for equestrians, pedestrians, bicyclists, and residents sharing Norco's streets.
Comment 9-10:
Has the City adequately evaluated whether existing roads, water systems, sewer systems, drainage, and other infrastructure can support the development and growth contemplated by the 2050 Plan?
Response 9-10:
Yes. The Draft Program Environmental Impact Report (PEIR) evaluated the potential environmental effects on transportation, water supply, wastewater, stormwater drainage, and fil'~~ - CITY or NORCO
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other public infrastructure associated with implementation of the General Plan. Based on that analysis, the PEIR determined that implementation of the General Plan would not result in significant impacts related to public infrastructure. Importantly, adoption of the General Plan does not mean that every improvement contemplated by the Plan is immediately funded or constructed, nor does it guarantee that existing infrastructure will be sufficient for every future development project. Individual development proposals must continue to demonstrate compliance with applicable infrastructure, utility, drainage, transportation, and public-service requirements, and may be required to provide or fund improvements necessary to serve the proposed development.
Comment 9-11:
How will the City protect Norco's existing trail system and ensure that future development does not negatively affect horse trails, crossings, equestrian access, or the ability of residents to safely ride throughout the community?
Response 9-11:
Protection and enhancement of Norco's equestrian trail network is a central component of the 2050 General Plan, particularly through the Circulation Element and Open Space and Conservation Element. The Plan establishes policies to preserve, maintain, enhance, and expand the City's equestrian trail network and to maintain connections between existing and future trail segments. The Circulation Element also includes policies directing the City to implement vehicular speed-management and traffic-safety improvements on residential streets to discourage cut-through traffic and reduce vehicle speeds. These measures are intended to improve safety for all roadway users and provide a more comfortable and predictable environment for equestrians sharing Norco's streets. In addition, the City's recently adopted Objective Development Standards include requirements for new development to complete missing links in the equestrian trail network where applicable. This helps ensure that development contributes to the continuity of the City's existing trail system rather than creating new gaps in trail connectivity. The Equestrian Historic District and Equestrian Landmark also recognize and support the preservation of Norco's heritage and associated community features.
Together, the General Plan policies and implementing development standards provide a framework for protecting existing trails and equestrian access while ensuring that future development considers trail connectivity, crossings, circulation, and the safe coexistence of equestrians with other transportation users.
Comment 9-12:
What specific protections are being provided for open space, scenic views, animal-keeping areas, and properties that contribute to Norco's rural character? fil'~~ - CITY or NORCO
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Response 9-12:
The General Plan identifies preservation of natural open space, scenic views, trails, sensitive biological areas, and the City's large-lot, semi-rural lifestyle as planning priorities. Specific initiatives include:
• Beacon Hill: Redesignating the land use designation from "Commercial General" to "Open Space" in order to accommodate open space preservation and trail improvements in a manner that protects and recognizes the historical and visual significance of Beacon Hill in the City's landscape.
• Wyle Laboratories Site: Preserving and restoring this site's existing creek, hillsides, and other significant natural areas as open space.
• Norconian Resort Site: Restoring and adaptively reusing its historic resources while introducing new development and open space consistent with the community's vision and priorities.
• Lake Norconian Site: Supporting its long-term conservation, stewardship, and enhancement to preserve its scenic, natural, and historic character, protect its visual quality and ecological functions, and encourage restoration activities that reinforce the lake's role as a prominent community landmark and defining element of Norco's identity and sense of place.
• Large-Lot, Animal-Keeping Areas: The General Plan provides policy direction for protecting these areas, while the Zoning Code and applicable provisions governing the Equestrian Historic District and Equestrian Landmark provide the regulatory and preservation framework for maintaining their distinctive equestrian character.
Comment 9-13:
The City states that community input gathered over several years helped shape the 2050 Plan.
Can the City identify specifically which resident concerns resulted in changes to the plan? Response 9-13:
The General Plan process included community and stakeholder input during the existing conditions analysis and visioning phases. At a June 17, 2024, Study Session, the City Council reviewed this input and confirmed key community priorities and direction to be incorporated into the 2050 General Plan. Among the specific concerns and priorities reflected in the Plan are:
• Sixth Street: Lightly enhance Sixth Street while preserving the equestrian trails on both sides of the street, continuing to support businesses that serve the day-to-day needs of Norco residents, protecting Norco's feed stores, and not introducing sidewalks or residential development.
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• North Hamner Gateway: Create a walkable destination with shops, a sit-down restaurant, a boutique hotel, and connections to Norco's equestrian trail network. • Fourth Street and Hamner Avenue / Second Street and River Road: Provide opportunities for walkable residential and mixed-use development, consistent with the adopted Housing Element and the City's Objective Development Standards. • Norconian Resort Site: Plan for future redevelopment of the site through a Specific Plan that can address the site's unique setting, history, and future uses. • Neighborhood and animal-keeping character: Preserve Norco's established neighborhoods and support the City's animal-keeping and equestrian lifestyle.
These examples demonstrate how community input was translated into specific land use, development, circulation, and community character direction in the 2050 General Plan. The Plan reflects the collective input received throughout the planning process, rather than attributing individual policies to a single comment or participant.
Comment 9-14:
How will residents be protected from future amendments to the General Plan that could substantially change the character of their neighborhoods? Response 9-14:
The 2050 General Plan establishes the policy and land use framework against which future land use decisions and General Plan amendments will be evaluated. The General Plan cannot permanently prevent future City Councils from considering or adopting amendments, but any future amendment would be required to go through the City's established legislative and publicreview process and comply with applicable State law. The General Plan's land use, community character, circulation, trail, animal-keeping, and development policies would provide the framework for evaluating whether a proposed amendment is consistent with the City's adopted vision and long-term planning objectives. Depending on the nature of a proposed change, zoning amendments, development applications, and environmental review may also be required. Residents would continue to have opportunities to review and comment on proposed General Plan amendments, zoning changes, and development projects through the applicable public noticing, public hearing, and environmental review processes. These procedures provide opportunities for the community and City decision-makers to evaluate the potential effects of proposed changes, including effects on established neighborhood character.
Comment 9-15:
What enforceable policies will ensure that terms such as "equestrian," "agrarian," "rural," and "community character" remain meaningful protections rather than simply statements of intent? fil'~~ - CITY or NORCO
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Response 9-15:
The General Plan provides the policy direction, while the City's implementing regulations— including the Zoning Code and recently adopted Objective Development Standards—provide the more specific and enforceable requirements that apply to individual development projects and must be consistent with the General Plan. Following adoption of the General Plan, the City will amend the Zoning Code as necessary to maintain consistency with the General Plan. This process provides an important opportunity to translate the General Plan's policies concerning Norco's core values and community character into specific development requirements, as appropriate, including requirements related to land use, site planning, building and architectural design, setbacks, landscaping, circulation, animal keeping, and equestrian trail connectivity. In this way, these concepts serve not only as statements of community values or policy intent, but also as a basis for specific standards and requirements used to evaluate and regulate future development.
Comment 9-16:
Has the City considered the cumulative impact of numerous individual development decisions? A community can change gradually, one project at a time, until the character that made it special is no longer recognizable.
Response 9-16:
The General Plan addresses the longer-term issue of incremental change through its land use and community character framework. The Plan expressly identifies preservation of Norco's lifestyle as a central component of the City's long-term vision and establishes policies intended to preserve the development patterns, design character, land uses, activities, and services that support Norco's lifestyle. These policies are intended to apply not only to major development proposals, but to the ongoing pattern of development and redevelopment that occurs over the life of the Plan. The policies are supported by the Zoning Code and Objective Development Standards, which establish specific and enforceable requirements governing development, as well as the Equestrian Historic District and Equestrian Landmark, which provide additional historic and cultural resource recognition and protections supporting Norco's equestrian heritage and identity.
The General Plan therefore recognizes that community character can be affected by the cumulative effect of many individual decisions. Its approach is to establish the desired land use pattern and community character in advance and provide policies and regulations that guide individual development decisions toward that framework. At the same time, no General Plan can guarantee that a community will never change over a 25-year planning horizon. Future property ownership, State law, economic conditions, infrastructure needs, and subsequent legislative decisions may affect land use over time. The 2050 General Plan is intended to provide a fil'~~ - CITY or NORCO
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framework for managing that change while maintaining the characteristics that distinguish Norco.
Comment 9-17:
Will the City commit to protecting the large-lot, animal-keeping, equestrian lifestyle that existing residents relied upon when choosing to make Norco their home? Response 9-17:
The 2050 General Plan expressly identifies preservation of Norco's lifestyle as a central component of the City's long-term land use and community character framework. The Plan establishes policies intended to preserve the development patterns, design character, land uses, activities, and services that support Norco's lifestyle. In this respect, the General Plan provides clear policy direction and a long-term commitment to maintaining these characteristics. This policy direction is supported by the City's Zoning Code and Objective Development Standards, which establish specific and enforceable requirements governing development. The Equestrian Historic District and Equestrian Landmark provide additional historic and cultural resource recognition and protections that support preservation of Norco's equestrian heritage and identity.
At the same time, the City cannot guarantee that individual properties, land uses, or neighborhood conditions will never change over a 25-year planning horizon. Property ownership, State law, economic conditions, infrastructure needs, and future legislative decisions can affect land use over time. The General Plan therefore does not promise that Norco will remain unchanged; rather, it establishes a policy and regulatory framework through which future change can be managed in a manner that supports and maintains the City's distinctive character. fil'~~ - CITY or NORCO
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COMMENT LETTER NO. 10 RUDY GATTO, SEPTEMBER 21, 2026 (PAGE 1 OF 1) To: City of Norco
Subject: [EXT] Chapter 11 Question
From: Rudy Gatto
Sent: Monday, September 21, 2026 10:49 AM
To: City of Norco <[email protected]>
Subject: [EXT] Chapter 11 Question
CAUTION : This email originat ed from outside of the organization. Do not click links, open att achments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Question, Chapter 1 references Chapter 11, Implementation, as the work plan for carrying out the General Plan, but Chapter 11 does not appear to be included in the current Public Review Draft materials. Is the Implementation Chapter intended to be completed following the public review and adoption process, and will it incorporate revisions resulting from public, Planning Commission and City Council input?
Thank you,
Rudy Gatto
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Comment Letter No. 10
Rudy Gatto
Comment 10-1:
Question, Chapter 1 references Chapter 11, Implementation, as the work plan for carrying out the General Plan, but Chapter 11 does not appear to be included in the current Public Review Draft materials. Is the Implementation Chapter intended to be completed following the public review and adoption process, and will it incorporate revisions resulting from public, Planning Commission and City Council input?
Response 10-1:
Chapter 11, Implementation, was not included in the Public Review Draft because it is not subject to analysis in the Draft Program Environmental Impact Report (PEIR). Chapter 11 was included with the Planning Commission staff report for review and comment. Chapter 11 will also be included with the final draft of the General Plan Update that will be presented to the City Council.
The Public Review Draft and the Implementation Chapter may be revised based on feedback provided by the Planning Commission before the final draft is presented to the City Council for consideration.
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2050 GENERAL PLAN
PAGE 2.44
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2. Responses to Written Comments
COMMENT LETTER NO. 11 DIANE MARKHAM, SEPTEMBER 22, 2026 (PAGE 1 OF 2) To: City of Norco
Subject: [EXT] Resident input
From: Diane Markham
Sent: Tuesday, 22 September 2026 10:26:47
To: City of Norco <[email protected]>
Subject: [EXT] Resident input
CAUTION: This emai l originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Hello, I have designed this Gazebo in the image of the Norconian Pavilion a few years back & think it could be great incorporated into North Hamner Gateway vision. Love the Main Street vibe, this could be a lovely gathering place, rented possibly for small events, speeches, etc. Of course ADA access from the back. The 6th street red, white & blue crosswalk's are awesome! Love the Agriarian / Farmhouse designs.
Norconian Chapter 3, any development should have shared arena & rental stables, if they are not going to be equestrian properties. With the Nurses or Corpsman's Quarters, has a military Spinal injury rehabilitation facility been considered? Back to the 40's & our Naval Hospital History. Possibly a temporary live in facility, while getting state of the art treatment & possible use of hot springs if we can tap back in . Approval could be easier/quicker possibly with a Project like this. Alt hough ADA adaption to Historical buildings could get tricky. Thank You, and please let me know if you require more input! Diane Markham
I 11-1
I 11-2
11-3
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CITY OF NORCO
2050 GENERAL PLAN
PAGE 2.45
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2. Responses to Written Comments
COMMENT LETTER NO. 11 DIANE MARKHAM, SEPTEMBER 22, 2026 (PAGE 2 OF 2) ~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
11-1
PAGE 2.46
FINAL PEIR
2. Responses to Written Comments
Comment Letter No. 11
Diane Markham
Comment 11-1:
I have designed this Gazebo in the image of the Norconian Pavilion a few years back & think it could be great incorporated into North Hamner Gateway vision. Love the Main Street vibe, this could be a lovely gathering place, rented possibly for small events, speeches, etc. Of course, ADA access from the back.
Response 11-1:
Comment noted.
Comment 11-2:
The 6th street red, white & blue crosswalk's are awesome! Love the Agrarian / Farmhouse designs.
Response 11-2:
Comment noted.
Comment 11-3:
Norconian Chapter 3, any development should have shared arena & rental stables, if they are not going to be equestrian properties.
Response 11-3:
The General Plan supports opportunities to maintain and expand facilities that accommodate equestrian activities. Section 2.4 (Public Open Space and Amenities) of the Objective Development Standards (ODS) requires projects that have 20 units or more to provide amenities that must include equestrian trails and that can include a shared equestrian barn(s) and associated horse trailer parking. In addition, Goal IF-8 (Equestrian and Animal-Keeping Facilities) promotes the provision, maintenance, and enhancement of equestrian facilities. Policy IF-8.1 promotes the construction of adequate public arenas, stalls, and exercise areas within easy access of neighborhoods. Whether shared arenas, rental stables, or similar facilities are appropriate for particular properties would depend on future development proposals, property ownership, zoning, site constraints, and project-specific review.
Comment 11-4:
With the Nurses or Corpsman's Quarters, has a military Spinal injury rehabilitation facility been considered? Back to the 40's & our Naval Hospital History. Possibly a temporary live in facility, while getting state of the art treatment & possible use of hot springs if we can tap back in.
Approval could be easier/quicker possibly with a Project like this. Although ADA adaption to Historical buildings could get tricky.
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2050 GENERAL PLAN
PAGE 2.47
FINAL PEIR
2. Responses to Written Comments
Response 11-4:
The General Plan recognizes health and social services as important community services and provides opportunities for public and institutional uses through the Public Facilities land use designation. The suggestion to explore a veterans' rehabilitation or specialized medical facility at the historic Norconian site is a potential adaptive-reuse concept that could be evaluated through future site planning and discussions with property owners, healthcare providers, veterans' organizations, and other potential partners. The feasibility of such a use, including compatibility with historic resources, accessibility requirements, infrastructure, applicable regulations, and potential funding and operating partnerships, would require further evaluation. fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 2.48
FINAL PEIR
2. Responses to Written Comments
COMMENT LETTER NO. 12 DILLON WEMPLE, SEPTEMBER 27, 2026 (PAGE 1 OF 2) To: City of Norco
Subject: [EXT] 2050 Plan Draft - Public Comment & Feedback From: Dillon Wemple
Sent: Sunday, September 27, 2026 8:41 PM
To: City of Norco <[email protected]>
Cc:
Subject: [EXT] 2050 Plan Draft - Public Comment & Feedback CAUTION : This email originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Dear Director Cataldi and team,
Thank you for the work on the 2050 Plan . I'm a Norco resident, and I'd like to offer five small additions, with suggested wording, that build on policies already in the draft and fit Norco's rural, equestrian character.
1. Habitat and shade (OSC-7.1, LUCC-6.7, Urban Forest Specifications and Standards) OSC-7. 1, add: "Establish measurable restoration targets (such as ac res of invasive removal and native planting), report progress annually, and pursue grants with partners such as the RiversideCorona Resource Conservation District." LUCC-6.7, extend from Sixth Street to all public streets and trail parkways, and add : "Street trees shall be selected from a vetted native or climate-adapted, non-invasive, drought-tolerant list with a minimum overhead clearance for riders, maintained in the Urban Forest Specifications and Standards."
OSC-7.3 already requires native landscaping in new development. Adding pollinator-friendly species to that list would be a small extension.
2. Stormwater infiltration (OSC-11.3, IF-3, with C-5.9, IF-3.2, OSC-17.2) The Plan notes that runoff erodes shoulders and trails on curbless streets, and C-5.9 already promotes bioswales and permeable pavement. To put that into practice:
OSC-11 .3, add: "When installing or reconstructing curb, gutter, or storm drain, the City shall evaluate and, where soils allow, include curb cuts and shallow planted parkway basins that infiltrate runoff before it reaches the pipe, kept clear of the trail surface and safe for horses." This extends what OSC-17.2 already does near the river.
IF-3, add a policy: "Prioritize on-site retention and infiltration of stormwater in public and private projects, and evaluate opportunities to recharge groundwater in the basins that supply the City's wells, applying the groundwater protection measures in OSC-11 .5 and OSC-11.6." Goal IF-3 is currently framed only around flood protection and conveyance. Since the City operates its own water system, and its wells supplement purc hased water, infiltration can stretch local supply. 12-1
I ,2-2
I 12-3
12-4
I 12-5
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CITY OF NORCO
2050 GENERAL PLAN
PAGE 2.49
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2. Responses to Written Comments
COMMENT LETTER NO. 12 DILLON WEMPLE, SEPTEMBER 27, 2026 (PAGE 2 OF 2) Shallow basins would also reduce the erosion-repair costs that IF-3.2 already cites. Helpful references include Rivers ide County Flood Control's LID BMP Design Handbook and Brad Lancaster's Rainwater Harvesting for Dry/ands and Beyond, Vol. 2. Specifically, Milagro Cohousing in Tucson infiltrates all its stormwater on site and can be used as reference for design tools already tested and available.
3. Crossings and traffic calming (C-1.2, C-3.4, LUCC-6.10) The Circulation text describes curb extensions, raised crosswalks, and refuge islands, but the policies say only "speed management measures." In C-3.4, add: " ... including raised crossings, curb extensions, refuge islands, and planted chicanes, designed to preserve emergency access and accommodate horse trailers and feed trucks." Curb extensions and chicanes can double as small infi ltration basins, combining safety, stormwater, and shade.
4. No dead-end trails (C-1.5, OSC-3.2, C-2.3)
Add: "Where feasible, trail dedications shall connect to an existing or planned trail, public street, or public destination, or be recorded as a stub for future connection." Some residential trails end at the last house instead of joining the wider network. This supports C-2.3's goal of connecting neighborhoods, schools, and public spaces.
5. Smart monitoring (C-5. 7)
Add: " ... including monitoring of stormwater basin performance and localized flooding, to guide maintenance and future investment."
Thank you for considering these comments. I appreciate all that you and your team do to support Norco and what makes it unique.
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
1 •2-6
I 12-7
l •2-8
I 12-9
PAGE 2.50
FINAL PEIR
2. Responses to Written Comments
Comment Letter No. 12
Dillon Wemple
Comment 12-1:
Thank you for the work on the 2050 Plan. I'm a Norco resident, and I'd like to offer five small additions, with suggested wording, that build on policies already in the draft and fit Norco's rural, equestrian character.
1. Habitat and shade (OSC-7.1, LUCC-6.7, Urban Forest Specifications and Standards) • OSC-7.1, add: "Establish measurable restoration targets (such as acres of invasive removal and native planting), report progress annually, and pursue grants with partners such as the Riverside-Corona Resource Conservation District." Response 12-1:
The General Plan provides policy direction for open space conservation and habitat restoration, while specific performance measures, reporting procedures, and funding partnerships are more appropriately addressed through subsequent implementation planning and coordination with relevant agencies and organizations. Chapter 11 (Implementation) provides implementation actions regarding water conservation and reuse and stormwater and water quality management.
Accordingly, the suggested language was not added to Policy OSC-7.1.
Comment 12-2:
• LUCC-6.7, extend from Sixth Street to all public streets and trail parkways, and add:
"Street trees shall be selected from a vetted native or climate-adapted, non-invasive, drought-tolerant list with a minimum overhead clearance for riders, maintained in the Urban Forest Specifications and Standards."
Response 12-2:
The City's Urban Forest Specifications and Standards guide street tree species selection and maintenance. Street tree planting efforts focus on Norco's key retail corridors, including Hamner Avenue and Sixth Street, where trees can enhance placemaking, support the pedestrian and equestrian environment, provide shade, and reduce urban temperatures. In addition, Chapter 11 (Implementation) provides implementation actions regarding improvement of the public realm along Norco's commercial corridors, including Sixth Street. Accordingly, the suggested expansion of Policy LUCC-6.7 to all public streets and trail parkways was not incorporated, as the City's approach prioritizes strategic planting locations while continuing to guide tree selection and maintenance through existing standards.
fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 2.51
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2. Responses to Written Comments
Comment 12-3:
• OSC-7.3 already requires native landscaping in new development. Adding pollinatorfriendly species to that list would be a small extension.
Response 12-3:
Comment noted and incorporated.
Comment 12-4:
2. Stormwater infiltration (OSC-11.3, IF-3, with C-5.9, IF-3.2, OSC-17.2) The Plan notes that runoff erodes shoulders and trails on curbless streets, and C-5.9 already promotes bioswales and permeable pavement. To put that into practice:
OSC-11.3, add: "When installing or reconstructing curb, gutter, or storm drain, the City shall evaluate and, where soils allow, include curb cuts and shallow planted parkway basins that infiltrate runoff before it reaches the pipe, kept clear of the trail surface and safe for horses." This extends what OSC-17.2 already does near the river.
Response 12-4:
The General Plan provides policy direction for stormwater management and BMPs. Specific design considerations and procedures for evaluating and incorporating infiltration features during individual infrastructure projects are more appropriately addressed through the City's engineering standards, project design, and public works operations. In addition, Chapter 11 (Implementation) provides implementation actions regarding water conservation and reuse, stormwater and water quality management, and capital planning and General Plan consistency.
Accordingly, the suggested language was not added to Policy OSC-11.3.
Comment 12-5:
IF-3, add a policy: "Prioritize on-site retention and infiltration of stormwater in public and private projects, and evaluate opportunities to recharge groundwater in the basins that supply the City's wells, applying the groundwater protection measures in OSC-11.5 and OSC-11.6." Response 12-5:
The General Plan provides policy direction for stormwater management and groundwater protection. Specific practices for implementing stormwater infiltration and evaluating groundwater recharge opportunities are more appropriately addressed through infrastructure planning, project design, and coordination with relevant water agencies and neighboring jurisdictions, as appropriate. In addition, Chapter 11 (Implementation) provides implementation actions regarding stormwater and water quality management and utility infrastructure coordination. Accordingly, a new policy addressing these implementation details was not added to the Infrastructure and Facilities Element.
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2050 GENERAL PLAN
PAGE 2.52
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2. Responses to Written Comments
Comment 12-6:
Goal IF-3 is currently framed only around flood protection and conveyance. Since the City operates its own water system, and its wells supplement purchased water, infiltration can stretch local supply.
Shallow basins would also reduce the erosion-repair costs that IF-3.2 already cites. Helpful references include Riverside County Flood Control's LID BMP Design Handbook and Brad Lancaster's Rainwater Harvesting for Drylands and Beyond, Vol. 2. Specifically, Milagro Cohousing in Tucson infiltrates all its stormwater on site and can be used as reference for design tools already tested and available.
Response 12-6:
See response to Comment 12-5.
Comment 12-7:
3. Crossings and traffic calming (C-1.2, C-3.4, LUCC-6.10) The Circulation text describes curb extensions, raised crosswalks, and refuge islands, but the policies say only "speed management measures." In C-3.4, add: "...including raised crossings, curb extensions, refuge islands, and planted chicanes, designed to preserve emergency access and accommodate horse trailers and feed trucks." Curb extensions and chicanes can double as small infiltration basins, combining safety, stormwater, and shade.
Response 12-7:
The General Plan provides policy direction for managing vehicular speed and reducing neighborhood cut-through traffic. Specific design considerations are more appropriately addressed through General Plan Chapter 11 (Implementation) and the City's engineering standards, project design, and public works operations. Accordingly, the suggested language was not added to Policy C-3.4.
Comment 12-8:
4. No dead-end trails (C-1.5, OSC-3.2, C-2.3)
Add: "Where feasible, trail dedications shall connect to an existing or planned trail, public street, or public destination, or be recorded as a stub for future connection." Some residential trails end at the last house instead of joining the wider network. This supports C-2.3's goal of connecting neighborhoods, schools, and public spaces.
Response 12-8:
Section 2.2.I (Expand Equestrian Trails) of the City's recently adopted Objective Development Standards provides direction for expanding and connecting the equestrian trail network. fil'~~ - CITY or NORCO
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PAGE 2.53
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2. Responses to Written Comments
Accordingly, the suggested language was not added to the General Plan, as trail connectivity is addressed through the existing Objective Development Standards.
Comment 12-9:
5. Smart monitoring (C-5.7)
Add: "...including monitoring of stormwater basin performance and localized flooding, to guide maintenance and future investment."
Response 12-9:
Please see responses to Comments 12-4 and 12-5.
fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 2.54
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2. Responses to Written Comments
COMMENT LETTER NO. 13 CINDY GUAGENTI, SEPTEMBER 29, 2026 (PAGE 1 OF 1) To: City of Norco
Subject: [EXT] norco general plan
From: Cindy Guagenti
Sent: Tuesday, 29 September 2026 13:29:19
To: City of Norco <[email protected]>
Subject: [EXT] norco general plan
CAUTION : This email originated from outside of the organization. Do not click links, open attachments, or reply unless you recognize the sender and know the content is safe. Contact the ITDesk if you need assistance.
Hi I see a section regarding noise. The plan doesn't address residential noise coming from parties with live bands. I propose an addition saying no live bands in residential homes. People can rent a space that can accommodate this instead of disturbing their neighbors. I would also add no renting residential homes for parties/weddings, etc.
We call the sheriffs but it doesn't stop these people who break the ordinance we already have in place over and over. I propose adding a huge fine starting at 5000and a fine of 5000 for every hour it continues for the owners, bands and renters.
Also I think when people buy a home in Norco they should be given a letter from the City with the rules of the city .....
Thank you
Cindy Guagenti
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CITY OF NORCO
2050 GENERAL PLAN
13-1
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PAGE 2.55
FINAL PEIR
2. Responses to Written Comments
Comment Letter No. 13
Cindy Guagenti
Comment 13-1:
I see a section regarding noise. The plan doesn't address residential noise coming from parties with live bands. I propose an addition saying no live bands in residential homes. People can rent a space that can accommodate this instead of disturbing their neighbors. I would also add no renting residential homes for parties/weddings, etc.
We call the sheriffs but it doesn't stop these people who break the ordinance we already have in place over and over. I propose adding a huge fine starting at 5000and a fine of 5000 for every hour it continues for the owners, bands and renters.
Response 13-1:
The General Plan establishes the City's overall policies for protecting residential areas from excessive noise (see Policies N-1.1, N-1.2, and N-1.3). Specific regulations governing noise levels, amplified music, special events, property rentals, and enforcement are addressed through the Norco Municipal Code and the City's code enforcement and public safety programs. The City's existing Noise Ordinance (Norco Municipal Code Chapter 9.07) establishes standards for exterior noise, including standards applicable to residential areas. General Plan Chapter 11 (Implementation) includes actions directing the City to periodically revisit the Noise Ordinance (Action N-A2) and to monitor noise complaints and coordinate enforcement (Action N-A6).
Comment 13-2:
Also I think when people buy a home in Norco they should be given a letter from the City with the rules of the city.....
Response 13-2:
Comment noted.
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PAGE 2.56
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2. Responses to Written Comments
COMMENT LETTER NO. 14 MICHELLE K. HEASLEY, SEPTEMBER 28, 2026 (PAGE 1 OF 1) To: City of Norco
Subject: General Plan Comment
From: Michelle Heasley
Date: Mon, Sep 28, 2026, 2:17 PM
Subject: General Plan Comment
To: <GP2050@c i.norco.ca .is>
Cc:
I have concerns about the General Plan for 2050. I want to make sure the historic buildings at the North Gateway Development on the block bound by Hamner Ave, Detroit Street and Old Hamner are preserved or brought back to their original exterior architectural character. These buildings would be good for adaptive reuse projects. I do not agree with the General Plans idea of creating a new downtown area and not preserving the existing authentic buildings that were once part of downtown. The existing historic buildings (store, garage, etc.) Should be part of the overall design of the new downtown North Gateway plan.
would like it to be PAD (Preservation and Development). I encourage the City to amend the plan so this area is PAD.
On Page 4.11.9 the Goal for LUCC-7 does not mention historic preservation or adaptive re-use. The wording implies all new construction for place making.
On Page 4.11.14 Goal for LUCC-7 mentions creating a "new, authentic, walkable downtown area." It does not mention anything about preservation . The wording implies that all buildings will be razed and a new development will be brought in.
On page 4.11.15 LUCC-7.1 & 7.2 does not mention anything about historic preservation of these buildings and adaptive re-use.
I ask that the City make amendments to the draft 2050 General Plan so that the final protects the historic downtown buildings in LUCC 7.
Sincerely,
Michelle K. Heasley
14-1
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I 14-3
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CITY OF NORCO
2050 GENERAL PLAN
PAGE 2.57
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2. Responses to Written Comments
Comment Letter No. 14
Michelle K. Heasley
Comment 14-1:
I have concerns about the General Plan for 2050. I want to make sure the historic buildings at the North Gateway Development on the block bound by Hamner Ave, Detroit Street and Old Hamner are preserved or brought back to their original exterior architectural character. These buildings would be good for adaptive reuse projects. I do not agree with the General Plans idea of creating a new downtown area and not preserving the existing authentic buildings that were once part of downtown. The existing historic buildings (store, garage, etc.) Should be part of the overall design of the new downtown North Gateway plan.
designations. I would like it to be PAD (Preservation and Development). I encourage the City to amend the plan so this area is PAD.
Response 14-1:
The General Plan's North Hamner Gateway Opportunities and Strategies discussion recommends restoring, renovating, and adaptively reusing the historic North Corona Land Company and Orange Heights Water Company buildings. Potential improvements could include removing non-historic facades and restoring the buildings' original historic facades, where feasible. The Commercial Community land use designation is intended to support the North Hamner Gateway's vision as an active, walkable destination, while future Zoning Code amendments would establish development standards to guide building design and ensure compatibility with the area's desired character. Accordingly, the requested change to the Preservation and Development land use designation was not incorporated.
Comment 14-2:
On Page 4.11.9 the Goal for LUCC-7 does not mention historic preservation or adaptive re-use.
The wording implies all new construction for place making.
Response 14-2:
Please see Response 14-1.
Comment 14-3:
On Page 4.11.14 Goal for LUCC-7 mentions creating a "new, authentic, walkable downtown area." It does not mention anything about preservation. The wording implies that all buildings will be razed and a new development will be brought in.
Response 14-3:
Please see Response 14-1.
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PAGE 2.58
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2. Responses to Written Comments
Comment 14-4:
On page 4.11.15 LUCC-7.1 & 7.2 does not mention anything about historic preservation of these buildings and adaptive re-use.
Response 14-4:
Please see Response 14-1.
fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 3.1
FINAL PEIR
3. Revisions to the Draft PEIR
3. Revisions to the Draft PEIR
This section of the Final PEIR provides changes to the Draft PEIR that have been made to clarify, correct, or add to the environmental impact analysis for the City of Norco 2050 General Plan Update Project (proposed Project). Such changes are a result of public and Planning Commission comments received in response to the Draft PEIR and/or new information that has become available since publication of the Draft PEIR. The changes described in this section do not result in any new or increased significant environmental impacts that would result from implementation of the proposed Project. The changes to the Draft PEIR are indicated below under the appropriate Draft PEIR section heading. Deletions are shown with strikethrough, and additions are shown with double-underline.
Provided below are corrections and additions to the Draft PEIR. Changes are identified below by the corresponding Draft PEIR section and subsection, if applicable, and the page number.
Section 2: Project Description
Figure 2-3, Land Use Map, on page 2.9 of the Draft PEIR has been replaced with an updated land use map that reflects the land use designation adjustments associated with the recently adopted JD Ranch subdivision. The figure number and title are unchanged. Because this revision is graphic, it is not shown in strikethrough/double-underline format. The revised figure is provided on the following page.
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2050 GENERAL PLAN
3.1 Introduction
3.2 Text Changes to the Draft PEIR
PAGE 3.2
FINAL PEIR
3. Revisions to the Draft PEIR
FIGURE 2-3, LAND USE MAP
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
DRAFT PEIR ~~C!TVOFSORCO lffl•
2 2050 GENERAL PLAN . PROJECT DESCRIPTION
FIGURE 2-3, LAND USE MAP
Legend
Boundaries
- Norco City Boundary
••••• Sphere of Influence
■■■ Specific Plan Boundary
Residential Designations
RA (Residential Agricultural)
■ HS (Hillside Areas)
■ RL (Residential Low Density)
commercial Designations
■ CG (Commercial General)
■ cc (Commercial Community)
SOURCE: City of Norco, General Plan. Updated October 2026.
Industrial Designations
I (Industria l)
Open Space Designations
■ OS (Open Space)
Public Facilities Designations
PF (Public Facilities)
Special Designations
■ PAD (Preservation and Development)
N
EB
~ PAD-NOR (Preservation and Development - Norconian)
~ HOO (Housing Development Overlay)
SP (Specific Plan)
PAGE 2.9
PAGE 3.3
FINAL PEIR
3. Revisions to the Draft PEIR
Section 4.1: Aesthetics
The following revision has been made to page 4.1.17 of the Draft PEIR.
LUCC-1.2 Residential Open Space. Encourage residential lot sizes and configurations that provide adequate area and terrain to support the health and safety of animals and accommodate open areas at a scale that encourages agricultural and animalkeeping uses.
LUCC-1.3 Equestrian Ranch Lot Consolidation Incentives. Consider incentives (e.g., increased animal unit allowances for larger lots and streamlined approval processes for caretaker units) to eEncourage the merger of vacant lots with adjacent residential lots that already permit animal keeping with the intent to promote larger equestrian ranches.
LUCC-1.5 Protection of Animal-Keeping Areas. Ensure that new homes built on vacant parcels and owner-initiated improvements and additions to private homes, including Accessory Dwelling Units (ADU), maintain required animal-keeping areas and preserve the rightability to keep animals.
LUCC-1.8 Designation Compatibility. Ensure new development within the City’s Equestrian Historic District and Equestrian Landmark areas is consistent with the purpose and defining features of each designation.
Section 4.2: Agriculture and Forestry Resources
The following revision has been made to page 4.2.8 of the Draft PEIR.
LUCC-1.2 Residential Open Space. Encourage residential lot sizes and configurations that provide adequate area and terrain to support the health and safety of animals and accommodate open areas at a scale that encourages agricultural and animalkeeping uses.
LUCC-1.3 Equestrian Ranch Lot Consolidation Incentives. Consider incentives (e.g., increased animal unit allowances for larger lots and streamlined approval processes for caretaker units) to eEncourage the merger of vacant lots with adjacent residential lots that already permit animal keeping with the intent to promote larger equestrian ranches and/or enable agricultural production.
LUCC-1.5 Protection of Animal-Keeping Areas. Ensure that new homes built on vacant parcels and owner-initiated improvements and additions to private homes, including Accessory Dwelling Units (ADU), maintain required animal-keeping areas and preserve the right ability to keep animals.
fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 3.4
FINAL PEIR
3. Revisions to the Draft PEIR
Section 4.4: Biological Resources
In response to Comment 12-3, the following revision has been made to page 4.4.21 of the Draft PEIR.
OSC-7.3. New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
In response to Comment 12-3, the following revision has been made to page 4.4.23 of the Draft PEIR.
OSC-7.27.3 New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
In response to Comment 12-3, the following revision has been made to page 4.4.24 of the Draft PEIR.
OSC-7.3 New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
In response to Comment 12-3, the following revision has been made to page 4.4.26 of the Draft PEIR.
OSC-7.3 New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
In response to Comment 12-3, the following revision has been made to page 4.4.27 of the Draft PEIR.
OSC-7.3 New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
Section 4.5: Cultural Resources
The following revision has been made to page 4.5.13 of the Draft PEIR.
LUCC-9.1 Wyle Laboratories Site Specific Plan. Guide new development on the Wyle Laboratories Site with a Specific Plan that establishes development standards requiring the following placemaking strategies:
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2050 GENERAL PLAN
PAGE 3.5
FINAL PEIR
3. Revisions to the Draft PEIR
• Vehicular Access. Primary vehicular access to the site from Norco Hills Road, with secondary access to be considered from Valley Drive, while minimizing traffic impacts on surrounding residential neighborhoods.
In response to Comment 12-3, the following revision has been made to page 4.5.15 of the Draft PEIR.
OSC-7.3 New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
Section 4.11: Land Use and Planning
The following revision has been made to page 4.11.9 of the Draft PEIR.
LUCC-7.4 Pedestrian and Equestrian AccessAmenities. RequireProvide safe pedestrian and equestrian access to the North Hamner Gateway and Civic Center through connections by providing linkages to the surrounding pedestrian-equestrian trail network, safe crossings of Hamner Avenue, and providingappropriate equestrian amenities, signage, and split-rail fencesfencing to clearly that clearly delineate equestrian areas from pedestrian and vehicular areasthose dedicated to pedestrians and vehicles.
Figure 4.11-3, Land Use Map, on page 4.11.5 of the Draft PEIR has been replaced with an updated land use map that reflects the land use designation adjustments associated with the recently adopted JD Ranch subdivision. The figure number and title are unchanged. Because this revision is graphic, it is not shown in strikethrough/double-underline format. The revised figure is provided on the following page.
fil'~~ - CITY or NORCO
2050 GENERAL PLAN
PAGE 3.6
FINAL PEIR
3. Revisions to the Draft PEIR
FIGURE 4.11-3, LAND USE MAP
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
DRAFT PEIR ~ ~ [me CITYOFSORCO
4.11 LAND USE AND PLANNING 2050 GENERAL PLAN
FIGURE 4.11-3, LAND USE MAP
Legend
Boundaries
- Norco City Boundary
----- Sphere of Influence
■■■ Specific Plan Boundary
Residential Designations
RA (Residential Agricultural)
■ HS (Hillside Areas)
■ RL (Residential Low Density)
Commercial Designations
■ CG (Commercial General)
■ cc (Commercial Community)
SOURCE: City of Norco, General Plan. Updated October 2026.
Industrial Designations
I (Industrial)
Open Space Designations
■ OS (Open Space)
Public Facilities Designations
PF (Public Facilities)
Special Designations
■ PAD (Preservation and Development)
N
EB
JI PAD-NOR (Preservation and Development - Norconian)
~ HOO (Housing Development Overlay)
SP (Specific Plan)
PAGE 4.11 .5
PAGE 3.7
FINAL PEIR
3. Revisions to the Draft PEIR
Section 4.13: Noise
The following revision has been made to page 4.13.4 of the Draft PEIR, Table 4.13-1, Existing Roadway Noise Levels (2019).
TABLE 4.13-1, EXISTING ROADWAY NOISE LEVELS (2019)
The following revision has been made to page 4.13.17 of the Draft PEIR, Table 4.13-5, Future Roadway Noise Levels.
TABLE 4.13-5, FUTURE ROADWAY NOISE LEVELS
Section 4.16: Transportation
The following revision has been made to page 4.16.8 of the Draft PEIR.
Although the City does not have a commuter rail station within city limits, residents have access to the Corona-North Main Metrolink Station, located immediately southwest of the city. This station provides regional rail service through Metrolink’s 91/Perris Valley Line and Inland EmpireOrange County Line, offering connections to major employment centers including Los Angeles, Orange County, Riverside, and San Bernardino. The station can be accessed by RTA Route 3 or by park-and-ride facilities.
The following revision has been made to page 4.16.34 of the Draft PEIR.
C-3.4 Speed Management and Traffic Safety Measures. Implement speed management and traffic safety measures to naturally reduce vehicle speeds in residential and equestrian-oriented areas while maintaining essential and emergency, horse trailer, and feed truck access.
Roadway Name
Crestview Drive
Roadway Name
Crestview Drive
Segment
Arlington AvenueNorth Drive to
Seventh Street
Segment Existing Future
(2019) (2050) No
Project
Forecast
Arlington 55.9 57.2
AvenueNorth Drive
to Seventh Street
ADTVolume
(2019)
1,881
Roadway
Noise Levels
(dBA, CNEL)
55.9 ~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
Future Difference Difference
(2050) (No (Project -
Project Project - Existing)
Forecast Existing)
56.5 +1 .3 +0.6
PAGE 3.8
FINAL PEIR
3. Revisions to the Draft PEIR
Section 4.17: Tribal Cultural Resources
The following revision has been made to page 4.17.8 of the Draft PEIR.
LUCC-9.1 Wyle Laboratories Site Specific Plan. Guide new development on the Wyle Laboratories Site with a Specific Plan that establishes development standards requiring the following placemaking strategies:
• Expansion of Norco Hills Trail Network. Create new trails along the creek connecting to the Norco Hills trail network.
• Vehicular Access. Primary vehicular access to the site from Norco Hills Road, with secondary access to be considered from Valley Drive, while minimizing traffic impacts on surrounding residential neighborhoods.
In response to Comment 12-3, the following revision has been made to page 4.17.10 of the Draft PEIR.
OSC-7.3 New Development. Require new development to incorporate native and naturalized landscape that maintains Norco’s rural atmosphere. To the extent feasible, incorporate edible and pollinator-friendly plant species.
Section 5: Alternatives
The following revision has been made to page 5.3 of the Draft PEIR.
The proposed project covers the existing City of Norco and the City’s Sphere of Influence.
Alternative locations are typically evaluated when significant impacts could be avoided or lessededlessened by considering an alternative location for a project. To be feasible, an alternative location must be able to meet most of the project’s basic objectives. Given the nature of the proposed project, adoption of a general plan for the entire city and sphere of influence area, it is not possible to consider an off-site alternative because the City boundaries have been established through incorporation. For this reason, an alternative location was considered infeasible pursuant to CEQA Guidelines Section 15126.6(c) and was rejected as a feasible project alternative.
The following revision has been made to page 5.4 of the Draft PEIR.
TABLE 5-1, NORCO 2010 GENERAL PLAN PROJECTED GROWTH
~~117'"'•
CITY OF NORCO
2050 GENERAL PLAN
Scenario City Area Households Jobs Population (acres)
Existing Conditions 9,808 7,147 15,00900e 25,389
201 0 General Plan Projected Growth 0 +187 -22,~128 -175 Projected Total 9,808 7,334 -7,-2-+-G119 25,214
MEMO
FISCAL IMPACT ANALYSIS
OCTOBER 2026
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 1 MEMO
To: Juan Gomez Novy, Sargent Town Planning
From: Lisa Wise Consulting, Inc.
Date: October 10, 2026
Subject: City of Norco General Plan Update Fiscal Impact Analysis Executive Summary
Introduction
This fiscal impact analysis evaluates the effects of the 2050 General Plan, using the Land Use Alternative (Land Use Alternative) as the full-buildout scenario, on the City of Norco’s General Fund. The analysis estimates the annual recurring revenues and expenditures associated with development anticipated under the Alternative at full buildout.
The fiscal impact model is based on the City’s existing fiscal policies, tax rates, and General Fund revenues and expenditures. The analysis evaluates the net new fiscal effect of the Alternative by comparing the additional General Fund revenues generated by new residential and nonresidential development with the additional costs of providing City services to new residents and employees.
The analysis focuses on the City’s General Fund and ongoing municipal operations. It excludes programs and services funded independently of the General Fund, impacts to school districts and other special districts that are separately funded and not operated by the City, and development impact fee revenues and associated capital expenditures for new infrastructure and facilities.
Growth Projections
The fiscal impact analysis is based on the projected growth associated with full buildout of the Land Use Alternative. Under these development parameters, the City’s population is projected to increase by 4,434 residents, while employment is projected to increase by 4,249 jobs. Applying an employee factor of 24 percent, the City’s service population is estimated to increase by 5,454. These growth projections form the basis for estimating the net new General Fund revenues and expenditures associated with the Alternative.
Fiscal Impact
Using the City’s current fiscal policies and the growth projections identified in the PEIR for the Land Use Alternative, the fiscal impact analysis suggests a net positive fiscal impact to the City of Norco’s General Fund. Table 1 illustrates the key finding of the analysis, which is that the Alternative is estimated to generate approximately $9.5 million in annual General Fund revenues and $5.3 million in annual General Fund expenditures, resulting in an approximately $4.3 million annual surplus, or about 44.7 percent of total anticipated revenues.
The positive fiscal impact is driven in large part by the substantial Transient Occupancy Tax (TOT) revenues anticipated from the hotel and resort development included in the Alternative. These impacts are based on the net change in population, employment, housing, and nonresidential development identified in the PEIR for full buildout of the Land Use Alternative.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 2 Table 1: General Fund Net Fiscal Impact Summary
General Fund Net Fiscal Impact Summary Land Use Alternative Revenues $9,528,754
Expenditures $5,272,633
Net Impact $4,256,121
Net Impact as % of Revenues 44.67%
Figure 1: General Fund Net Fiscal Impact Summary
Summary and Conclusions
The fiscal impact analysis estimates that full buildout of the Land Use Alternative would result in a positive annual fiscal impact to the City’s General Fund, generating approximately $9.5 million in net new revenues and $5.3 million in net new expenditures, for an annual surplus of approximately $4.3 million. Transient Occupancy Tax (TOT) is expected to account for approximately 31 percent of net new revenues, while sales tax is estimated to account for approximately 29 percent. Combined, these two revenue sources represent approximately 60 percent of total net new General Fund revenues. By comparison, under baseline conditions, TOT accounts for approximately 4 percent of General Fund revenues and sales tax accounts for approximately 32 percent. The projected increase in hotel rooms under the Land Use Alternative therefore represents a significant source of new General Fund revenue and is a primary driver of the positive fiscal impact.
$0
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
Nominal Dollars
Revenues Expenditures
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 3 Technical Analysis
Method and Approach
This section describes the methodology and inputs used to structure the fiscal impact analysis. The analysis is designed to measure the fiscal impact of the 2050 General Plan on the City of Norco’s General Fund based on full buildout of the Land Use Alternative identified in the PEIR.
Methodology
The fiscal impact analysis measures the impact of potential new development on the City’s General Fund.
The analysis estimates the annual General Fund revenues and expenditures that could be generated at full buildout of the Land Use Alternative. The fiscal model’s net annual surplus or deficit represents the difference between estimated annual General Fund revenues and expenditures associated with the projected development. The net annual surplus or deficit as a percentage of total annual revenues is also calculated to determine the overall fiscal impact of the 2050 General Plan.
Service Population
The analysis uses per capita revenue and expenditure estimates based on the current and projected future service population. The service population includes the total resident population and a weighted share of employees who work within the City’s boundaries. Employees are expected to generate less demand for City services than residents because they generally spend less time within the community.
For purposes of this analysis, employees are estimated to generate demand equivalent to 24 percent of a full-time resident. As shown in Table 2, the City’s baseline service population is estimated at 28,990. Full buildout of the Land Use Alternative would add 4,434 residents and 4,249 jobs, resulting in a net increase of 5,454 service population and a total service population of 34,444 at buildout. Revenue and expenditure estimates are calculated using residents, employees, or service population, as appropriate for each fiscal category.
Table 2: Estimated Service Population
Type Baseline Net New 2050 Buildout
Residents 25,389 4,434 29,823
Employees
Total Jobs 15,006 4,249 19,255
Employee Factor 24% 24% 24%
Employee Estimate 3,601 1,020 4,621
Net Service Population 28,990 5,454 34,444
Source: City of Norco, Draft Program Environmental Impact Report, SCH No. 2024110840; LWC.
Revenues
Revenues allocated to the City General Fund under the fiscal analysis will be estimated using various methods identified on Table 3.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 4 Table 3: General Fund Revenues
Revenue Method
Property Tax Modeled City Share: Approximately 5.9% of the 1% Property Tax Levy
Sales Tax (excluding Measure R) Modeled Sales Tax Revenue: 1% of Taxable Sales, Excluding Measure R revenues
Transient Occupancy Tax (TOT) Modeled Based on Number of Hotel Rooms and Estimated TOT Revenue
Public Safety Sales Tax (Riverside County Public
Safety Tax Share) Per Service Population
Property Transfer Tax Modeled Property Transfer Tax: $0.55 per $1,000 of Transferred Value (0.055%)
Satellite Wagering Tax Per Service Population
Business License Per Employee Equivalent
Franchise Tax Per Resident
Property Tax In-Lieu VLF Per Service Population
Intergovernmental Per Service Population
Fines and Penalties Per Service Population
Interest Income/Lease Per Service Population
Community Development Fees Cost Recovery
Community Services/Recreation Per Service Population
Other Revenues Per Service Population
Overhead/Transfers Per Service Population
Expenditures
General Fund expenditures are generally expected to increase as the City’s service population grows and demand for City services increases. For purposes of the Fiscal Impact Analysis, future General Fund expenditures are estimated on a per-service-population basis using base-year expenditures and applied to the projected service population associated with General Plan growth through 2050. This approach assumes that ongoing operating expenditures generally increase in proportion to growth in the service population.
The fiscal model excludes programs and services funded independently of the General Fund, as well as impacts to school districts and other special districts that are separately funded and not operated directly by the City. The analysis focuses on ongoing operating costs and does not include one-time capital expenditures, such as new facilities, major equipment, or infrastructure improvements that may be necessary to accommodate future development. The analysis also excludes development impact fee revenues, which are generally assessed to offset the effects of new development on public facilities and infrastructure, such as streets, parks, and storm drain systems.
The analysis assumes that services provided on a cost-recovery basis will continue to be supported by fees sufficient to offset the cost of providing those services.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 5 Table 4: General Fund Expenditures
Expenditure Method
City Council Fixed cost
City Manager Per Service Population
Human Resources Per Service Population
City Clerk Per Service Population
City Attorney Per Service Population
Finance Per Service Population
Communications Per Service Population
Special Events Per Service Population
Non Departmental Per Service Population
Recreation Services Per Service Population
Youth, Sports & Family Services Per Service Population
Park Maintenance Per Service Population
Senior Citizens Per Service Population
Ingalls Event Center Cost Recovery
Facilities Maintenance Per Service Population
Inspection Cost Recovery
Economic Development Per Service Population
Planning Cost Recovery
Code Enforcement Per Service Population
Building & Safety Cost Recovery
Riverside County Fire Per Service Population
Norco Animal Rescue Team Per Service Population
Animal Services Per Service Population
Riverside County Sheriff Per Service Population
Crossing Guards Per Service Population
Citizens on Patrol Per Service Population
Engineering Per Service Population
Parkway Maintenance Per Linear Mile
Inputs & Baseline Data
The following inputs and baseline data have been applied throughout the fiscal model based on available data such as, City input, market analysis findings, and industry standards. • Key development assumptions, including the number of residential units, nonresidential square footage, population, and employment, are based on the 2050 development volumes identified in the PEIR.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 6 • The City’s FY 2025-26 General Fund budget provides the most recently published actual revenues and expenditures for FY 2024-25, which are used as the baseline for the analysis. • Revenue estimates reflect existing fiscal policies and rates. • Where applicable, revenues are estimated on a per-service-population basis and are assumed to remain constant throughout the analysis.
• Existing tax rates are assumed to remain unchanged.
• The share of City services provided on a fee-for-service or cost-recovery basis is assumed to remain unchanged. Additional General Fund revenues are not assumed to subsidize or further subsidize these services.
• New infrastructure and facility costs required to accommodate future development are assumed to be funded by developers and property owners through mechanisms such as development impact fees, Community Facilities Districts (CFDs), or other applicable funding sources.
The specific rates, assumptions, and development quantities used in the analysis are described in the fiscal impact analysis sections that follow.
Fiscal Impacts
A fiscal impact analysis measures the effect of potential new development on a municipal budget. New residential and nonresidential development can increase demand for City services while also generating additional taxes and other revenues. A development program has a positive fiscal impact when the revenues generated by new development exceed the additional costs of providing City services needed to support that development.
The analysis is limited to the City’s General Fund and does not include revenues or expenditures associated with other funds, including enterprise funds. The analysis also focuses on ongoing City operating and maintenance costs and does not include capital costs associated with new infrastructure or facilities. Totals may not sum due to rounding.
2050 Development Quantities
The fiscal impact analysis evaluates the projected levels of net new development as a static model based on the buildout quantities identified in the PEIR for the Land Use Alternative and anticipated at the end of the study period in 2050. Although development trends over the next 24 years are uncertain, the projected levels of development identified in the PEIR are used to measure the potential fiscal effects of net new development.
The 2050 buildout scenario represents the projected future development within the City’s boundaries and accounts for net new residential and nonresidential development. The majority of new development is expected to occur through infill development and redevelopment. The fiscal analysis evaluates the overall development program and is not dependent on the timing or sequencing of individual development projects.
A summary of the estimated number of residents, jobs, housing units, and nonresidential development associated with the 2050 buildout scenario is provided in Table 5. The population, employment, and housing estimates are based on the development projections identified in the PEIR. Baseline and buildout nonresidential square footage estimates were derived from the PEIR employment projections using assumed employment densities by land use category. The applicable jobs-to-square-foot ratios were applied to baseline and Land Use Alternative employment estimates to estimate total nonresidential building square footage. Net new square footage represents the difference between the estimated baseline and buildout conditions.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 7 Table 5: PEIR Development Potential Projections
Land Use Baseline Land Use
Alternative Net New Units
Population 25,389 29,823 4,434 people
Jobs 15,006 19,255 4,249 jobs
Housing Units 7,147 8,921 1,774 units
Retail and Other* 1,213,286 1,887,937 674,651 square feet Office 854,286 1,095,440 241,154 square feet
Industrial 4,300,000 5,380,951 1,080,951 square feet
*Retail and Other includes hospitality and service uses.
Source: GP Draft PEIR and City of Norco
This analysis disaggregates projected residential development by unit type to estimate assessed value and related property-based revenues. The PEIR identifies 1,774 net new dwelling units under the Land Use Alternative 2050 buildout, including 54 single-family units and 1,720 multifamily units.
Market-rate multifamily units were further divided between for-sale condominiums and rental apartments.
Based on recent development patterns, the analysis assumes 6 percent of market-rate multifamily units are condominiums and 94 percent are rental apartments.
The analysis assumes approximately 200 inclusionary housing units based on application of the City’s Inclusionary Housing Ordinance (IHO) to qualifying residential development. For purposes of the analysis, the 15 percent inclusionary requirement was applied to residential development on opportunity sites identified in the 2021–2029 Housing Element, parcels governed by the Housing Development Overlay (HDO), vacant parcels currently zoned A-1-20 identified for multifamily development, and the 589 new residential units associated with Land Use Alternative. Together, these categories total approximately 1,328 residential units, resulting in approximately 200 inclusionary units. Consistent with the IHO, 9 percent of qualifying residential units are assumed to be affordable to low-income households and 6 percent are assumed to be affordable to moderate-income households, equivalent to 60 percent and 40 percent of the inclusionary units, respectively. Because all inclusionary units are assumed to be rental units, low-income units are assumed affordable at 80 percent of area median income (AMI), and moderate-income units are assumed affordable at 120 percent of AMI. Table 6 summarizes the projected residential development by unit type under the Land Use Alternative 2050 buildout.
Table 6: Summary of 2050 Buildout
Type
PEIR 2050 Total 2050 Change
Baseline 2050 Net
Residents 25,389 29,823 4,434
Jobs 15,006 19,255 4,249
Housing Units 7,147 8,921 1,774
Single-Family 6,486 6,540 54
Condominiums 30 121 91
Apartments 466 1,895 1,429
BMR Apartments (2BD, @ 80% AMI) 991 219 120
BMR Apartments (2BD, 120% AMI) 661 146 80
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 8 Type
PEIR 2050 Total 2050 Change
Baseline 2050 Net
Commercial Sf. 6,367,572 8,364,328 1,996,756
Retail and Other* 1,213,286 1,887,937 674,651
Office 854,286 1,095,440 241,154
Industrial 4,300,000 5,380,951 1,080,951
Hospitality
Hotel Rooms 506 1,628 1,122
*Retail and Other includes hospitality and service uses. 1Assumes a 60/40 split between units affordable at 80% AMI and 120% AMI.
Source: GP Draft PEIR, Costar, CA Department of Finance, and City of Norco Sources and Uses
The General Fund is the City’s primary fund for ongoing revenues and expenditures associated with general municipal operations that are not accounted for in other funds. These activities and services include public safety, parks and recreation, and general City administration, and are financed primarily through taxgenerated revenues.
The fiscal impact analysis relies on the City’s FY 2024-25 General Fund actuals, which reflect recorded fiscal activity rather than budgeted projections. Table 7 summarizes General Fund revenues by source, and Table 8 summarizes General Fund expenditures by category. Values presented in the tables are rounded to the nearest dollar.
Table 7: General Fund Actual Receipts FY 24/25 Revenues Revenue Category Revenues
Property Taxes $3,189,952
Sales Taxes $10,601,647
Other Taxes $2,304,311
Transient Occupancy Tax (TOT) $1,316,238
Public Safety Sales Tax $555,114
Property Transfer Tax $140,487
Satellite Wagering Tax $25,242
Business License $267,229
Franchise Fees $2,673,933
Property Tax In-Lieu VLF $3,964,856
Intergovernmental $44,557
Fines and Penalties $243,286
Interest Income/Lease $3,226,709
Community Development Fees $2,108,226
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 9 Revenue Category Revenues
Community Services/Recreation $1,065,642
Other Revenues $1,993,113
Overhead/Transfers $1,978,590
TOTAL GENERAL FUND REVENUES $33,394,823
Table 8: General Fund FY 24/25 Actual Expenditures
Division Expenditures
City Council $107,455
City Manager $704,752
Human Resources $259,336
City Clerk $666,591
City Attorney $304,252
Finance $571,603
Communications $404,173
Special Events $231,099
Non Departmental $5,385,449
Recreation Services $899,447
Youth, Sports & Family Services $520,405
Park Maintenance $1,451,442
Senior Citizens $269,113
Ingalls Event Center $1,470,618
Facilities Maintenance $1,379,244
Inspection $304,630
Economic Development $50,250
Planning $1,012,124
Code Enforcement $262,601
Building & Safety $678,694
Riverside County Fire $5,203,858
Norco Animal Rescue Team $11,026
Animal Services $1,146,645
Riverside County Sheriff $7,704,554
Crossing Guards $19,433
Citizens on Patrol $23,320
Engineering $524,892
Parkway Maintenance $314,345
TOTAL General Fund Expenditures $31,881,351
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 10 Service Population
The analysis uses per capita revenue and expenditure estimates based on the City’s current and projected future service population. The service population includes the total resident population and a weighted share of employees who work within the City’s boundaries. Employees are expected to generate less demand for City services than residents, largely because they spend less time in the community.
For purposes of this analysis, employees are estimated to generate service demands equivalent to 24 percent of a full-time resident. Table 9 shows the baseline service population, the net increase associated with the Land Use Alternative, and the total service population at 2050 buildout.
Table 9: Net Service Population
Metric Baseline Net New 2050 Buildout
Residents 25,389 4,434 29,823
Employees
Total Jobs 15,006 4,249 19,255
Employee Factor 24% 24% 24%
Employee Estimate 3,601 1,020 4,621
Service Population 28,990 5,454 34,444
Assessed Property Value
Property value estimates are used to calculate future property tax revenues associated with net new development. Table 10 summarizes the key assumptions used to estimate assessed property values.
Values for multifamily residential and nonresidential uses are estimated using a capitalized rent approach based on market rents, vacancy rates, operating expenses, and capitalization rates. Values for for-sale residential uses are based on estimated market values per unit.
Table 12 summarizes the resulting assessed value estimates for net new residential and nonresidential development under the Land Use Alternative 2050 buildout.
Table 10: Capitalized Rent Values
Type
Annual
Rent
per SF
Capitalization
Rate Vacancy Operating Expenses
Less
Operating
Expenses
Less
Vacancy
Capitalized
Value
Residential
Apartments
(2BD) $35.88 6.00% 3.1% 32.5% $11.66 $1.10 $385
BMR Apartments
(2BD) (80% AMI) $25.31 6.00% 3.1% 32.5% $8.23 $0.78 $272 BMR Apartments
(2BD) (120%
AMI) $32.86 6.00% 3.1% 32.5% $10.68 $1.01 $353
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 11 Type
Annual
Rent
per SF
Capitalization
Rate Vacancy Operating Expenses
Less
Operating
Expenses
Less
Vacancy
Capitalized
Value
Commercial
Retail and Other* $31.68 5.80% 6.6% 12.5% $3.96 $2.09 $442 Office $31.08 6.60% 5.5% 12.5% $3.89 $1.71 $386
Industrial $14.76 5.80% 7.1% 12.5% $1.85 $1.05 $205
*Retail and Other includes hospitality and service uses.
Source: CoStar Inland Empire Market Report, California Department of Finance, Kidder Mathews, Zillow, Redfin.
Table 11: Assessed Value Inputs
Type Estimated Value Vacancy Occupancy Rate
Turnover
Rate
Residential
Single Family $928,000 per unit 3.1% 96.9% 3.0%
Condominiums (2BD) $742,400 per unit 3.1% 96.9% 3.0%
Apartments (2BD) $404,569 per unit 3.1% 96.9% 1.5%
BMR Apartments (2BD, @ 80%
Average AMI) $285,413 per unit 3.1% 96.9% 0.0%
BMR Apartments (2BD) (120%
AMI) $370,457 per unit 3.1% 96.9% 0.0%
Commercial
Retail and Other* $442 per sq. ft. 6.6% 93.4% 1.5%
Office $386 per sq. ft. 5.5% 94.5% 1.5%
Industrial $205 per sq. ft. 7.1% 92.9% 1.5%
*Retail and Other includes hospitality and service uses.
Source: CoStar Inland Empire Market Report, California Department of Finance, Kidder Mathews, Zillow, Redfin.
Table 12: Assessed Value Estimates
Type Net New
Residential
Single Family $50,112,000
Condominiums (2BD) $67,558,400
Apartments (2BD) $578,129,368
BMR Apartments (2BD, @ 80% Average AMI) $34,249,532
BMR Apartments (2BD) (120% AMI) $29,636,540
Residential Total $759,685,839
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 12 Type Net New
Commercial
Retail and Other* $298,115,714
Office $93,120,521
Industrial $221,167,048
Commercial Total $612,403,283
Total
Total Assessed Value $1,372,089,122
*Retail and Other includes hospitality and service uses.
Property Tax
The key factors used to estimate property tax revenues are shown in Table 13. Under California’s Proposition 13, the base property tax rate is 1 percent of assessed property value. The City of Norco receives approximately 5.9 percent of the 1 percent base property tax revenue. The anticipated property tax revenues associated with net new development under the Land Use Alternative 2050 buildout are estimated using these rates and the projected assessed values described above.
Table 13: Property Tax
Rate Baseline
Property Tax Rate 1%
City Rate 5.90%
Source: City of Norco, Adopted Budget FY 26-27
Table 14: Net New Property Tax Revenues
Type Net New
Residential
Single Family $29,566
Condominiums (2BD) $39,859
Apartments (2BD) $341,096
BMR Apartments (2BD, @ 80% AMI) $20,207
BMR Apartments (2BD, 120% AMI) $17,486
Residential Total $448,215
Commercial
Retail and Other* $175,888
Office $54,941
Industrial $130,489
Commercial Total $361,318
Total
Total Property Tax Revenues $809,533
*Retail and Other includes hospitality and service uses.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 13 Property Transfer Tax
The City collects property transfer tax when real property changes ownership. Table 15 shows the estimated annual residential property transfer rate based on U.S. Census data on length of residence in Norco. Based on these data, the annual residential transfer rate is estimated at approximately 3.0 percent.
An annual transfer rate of approximately 3.0 percent is assumed for for-sale residential properties, while a
1.5 percent rate is assumed for rental multifamily and nonresidential properties.
Based on the City’s property transfer tax collections from the most recent complete fiscal year, the City receives approximately 0.055 percent of transferred property value, equivalent to $0.55 per $1,000 of value transferred. Table 17 shows the estimated annual property transfer tax revenue associated with projected 2050 development.
Table 15: Residential Property Turnover Rates
Rate Estimate
Occupied Housing Units 6,616
Year Moved into Unit
Moved in 2023 or later 66
Moved in 2020 to 2022 817
Moved in 2010 to 2019 2,666
Moved in 2000 to 2009 1,337
Total moved 2000 to 2024 4,886
Years in period (2000 to 2024) 25
Average annual turnover 195
Annual Turnover Rate 2.95%
Source: U.S. Census Bureau, American Community Survey 2024 Table 16: Property Transfer Tax
Rate Baseline
Property Transfer Tax Rate 0.055%
Annual Transfer Rate (Turnover)
Residential 3.0%
Commercial 1.5%
Source: U.S. Census Bureau, American Community Survey 2024 and LWC Table 17: Property Transfer Tax Revenues 2050 Buildout
Type Net New
Residential
Single Family $814
Condominiums (2BD) $1,098
Apartments (2BD) $4,770
BMR Apartments (2BD, @ 80% Average AMI) $0
BMR Apartments (2BD) (120% AMI) $0
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 14 Type Net New
Residential Total $6,681
Commercial
Retail and Other* $2,459
Office $768
Industrial $1,825
Commercial Total $5,052
Total
Total Property Transfer Tax $11,734
*Retail and Other includes hospitality and service uses.
Sales Tax
For purposes of this analysis, the City is assumed to receive the 1 percent Bradley-Burns local sales tax allocation from taxable retail sales generated within Norco. Estimated taxable sales are based on the estimated amount of retail square footage in the City. Baseline taxable sales per square foot are calculated by dividing total taxable sales by estimated baseline retail square footage. This taxable sales per-squarefoot estimate is then applied to the estimated net new retail square footage associated with the Land Use Alternative to estimate net new taxable sales and resulting sales tax revenues. Retail square footage used for the sales tax analysis represents the retail component of the broader Retail and Other land use category.
Measure R revenues are excluded from the fiscal impact analysis. Table 18 summarizes the key assumptions used to estimate sales tax revenues associated with the Land Use Alternative 2050 buildout.
Table 18: Sales Tax Revenues
Metric Baseline Net New
Sales Tax (local share) 1.00%
Total City Rate 1.00%
Baseline Retail SF 387,429
Total Taxable Sales (CY 2025) $906,888,073
Retail Taxable Sales Per SF $2,340.79
Retail SF 118,857
Total Taxable Sales $278,218,708
Total Sales Tax Revenues $2,782,187
Source: City of Norco Adopted Budget FY 2026-27, California Department of Tax and Fee Administration.
Transient Occupancy Tax (TOT) Revenues
Transient Occupancy Tax is levied on hospitality businesses, such as hotels and motels, that provide shortterm lodging. The City currently has six hotels and motels with approximately 506 rooms. Based on the PEIR projections, hotel capacity is estimated to increase by 1,122 rooms, resulting in a total of approximately 1,628 hotel rooms under the Land Use Alternative 2050 buildout. Table 19 presents the estimated TOT revenues based on the projected increase in hotel rooms and the current average TOT revenue generated per room.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 15 Table 19: Transient Occupancy Tax
Metric Value
Existing Number of Hotel Rooms 506
Baseline TOT Revenues $1,316,238
TOT per Hotel Room $2,601
Total Hotel Rooms 2050 1,628
Net New Hotel Rooms 1,122
Total Net New TOT Revenue $2,918,615
Other General Fund Revenues
Additional General Fund revenues are generally estimated on a per-capita basis using the service population. Two revenue sources are estimated using different factors: business license tax revenues, which are based on employee equivalents, and franchise tax revenues, which are based on resident population. Table 20 summarizes the key assumptions used to estimate these additional revenues based on the City’s FY 2024-25 actual revenues.
Table 20: Additional Revenue Source Calculations
Metric FY 2024-2025
Revenues Rate Basis Rate
Public Safety Sales Tax $555,114 Per Service Population $19.15 Satellite Wagering Tax $25,242 Per Service Population $0.87 Business License $267,229
Per Employee
Equivalent $74.21
Franchise Tax $2,673,933 Per Resident $105.32
Property Tax In-Lieu VLF $3,964,856 Per Service Population $136.77 Intergovernmental $44,557 Per Service Population $1.54
Fines and Penalties $243,286 Per Service Population $8.39 Interest Income/Lease $3,226,709 Per Service Population $111.30 Community Services/Recreation $1,065,642 Per Service Population $36.76 Other Revenues $1,993,113 Per Service Population $68.75 Overhead/Transfers $1,978,590 Per Service Population $68.25 Expenses
Net new expenditures to the City’s General Fund are estimated on a per-service-population basis. The expenditure rate for each General Fund category is calculated by dividing FY 2024-25 actual expenditures by the baseline service population. Future net new expenditures are then estimated by applying these perservice-population rates to the projected increase in service population associated with the Land Use Alternative. Table 21 summarizes the estimated expenditure rates used in the fiscal impact analysis.
Table 21: Expenditure Rates
Expenditures FY 2024-2025 Expenditures Rate Basis Estimated Rate City Council N/A Fixed cost $0.00
City Manager $704,752 Per Service Population $24.31
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 16 Expenditures FY 2024-2025 Expenditures Rate Basis Estimated Rate Human Resources $259,336 Per Service Population $8.95
City Clerk $666,591 Per Service Population $22.99
City Attorney $304,252 Per Service Population $10.50
Finance $571,603 Per Service Population $19.72
Communications $404,173 Per Service Population $13.94
Special Events $231,099 Per Service Population $7.97
Non Departmental $5,385,449 Per Service Population $185.77 Recreation Services $899,447 Per Service Population $31.03 Youth, Sports & Family Services $520,405 Per Service Population $17.95 Park Maintenance $1,451,442 Per Service Population $50.07 Senior Citizens $269,113 Per Service Population $9.28
Ingalls Event Center N/A Cost Recovery $0.00
Facilities Maintenance $1,379,244 Per Service Population $47.58 Inspection N/A Cost Recovery $0.00
Economic Development $ 50,250 Per Service Population $1.73 Planning N/A Cost Recovery $0.00
Code Enforcement $262,601 Per Service Population $9.06
Building & Safety N/A Cost Recovery $0.00
Riverside County Fire $5,203,858 Per Service Population $179.51 Norco Animal Rescue Team $11,026 Per Service Population $0.38 Animal Services $1,146,645 Per Service Population $39.55 Riverside County Sheriff $7,704,554 Per Service Population $265.77 Crossing Guards $19,433 Per Service Population $0.67
Citizens on Patrol $23,320 Per Service Population $0.80 Engineering $524,892 Per Service Population $18.11
Parkway Maintenance $314,345 Per Linear Mile $3,143.45
Net Fiscal Impacts
Table 22 and Table 23 summarize the total net new General Fund revenues and expenditures associated with the development volumes identified in the PEIR for the Land Use Alternative 2050 buildout. Using existing revenue rates and current service levels, the analysis estimates a positive annual recurring fiscal impact to the City’s General Fund.
The key finding of the analysis is an estimated net annual surplus of approximately $4.3 million, representing approximately 44.7 percent of total net new General Fund revenues. The positive fiscal impact is driven in large part by the substantial increase in Transient Occupancy Tax revenues associated with the projected expansion of hotel and hospitality uses under the Alternative. These impacts are based on the net change in population, housing, employment, and nonresidential development anticipated at 2050 buildout.
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 17 Table 22: General Fund Net New Revenues 2050
Revenues Net New
Property Tax $809,533
Property Transfer Tax $11,734
Sales Tax (excluding Measure R) $2,782,187
Transient Occupancy Tax (TOT) $2,918,615
Public Safety Sales Tax $104,436
Satellite Wagering Tax $4,749
Business License $75,694
Franchise Tax $466,983
Property Tax In-Lieu VLF $745,924
Intergovernmental $8,383
Fines and Penalties $45,770
Interest Income/Lease $607,053
Community Services/Recreation $200,483
Other Revenues $374,972
Overhead/Transfers $372,240
Total Revenues $9,528,754
Table 23: General Fund Net New Expenditures 2050
Expenditures Net New
City Manager $132,588
Human Resources $48,790
City Clerk $125,408
City Attorney $57,240
Finance $107,538
Communications $76,039
Special Events $43,478
Non Departmental $1,013,185
Recreation Services $169,216
Youth, Sports & Family Services $97,906
Park Maintenance $273,065
Senior Citizens $50,629
Facilities Maintenance $259,482
Economic Development $9,454
Code Enforcement $49,404
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 18 Expenditures Net New
Riverside County Fire $979,022
Norco Animal Rescue Team $2,074
Animal Services $215,723
Riverside County Sheriff $1,449,487
Crossing Guards $3,656
Citizens on Patrol $4,387
Engineering $98,750
Parkway Maintenance $6,111
Total Expenditures $5,272,633
Net Annual Surplus/(Deficit) $4,256,121
Net Annual Surplus/(Deficit) as % of Total Revenue 44.67% Lake Norconian
The 2050 General Plan identifies Lake Norconian as an important scenic, natural, ecological, and historic resource and supports its long-term conservation, stewardship, and enhancement. The approximately 60- acre, man-made lake is located on Naval Surface Warfare Center property and is currently managed by the U.S. Navy. The General Plan also contemplates the potential future transfer of the lake to the City. If the transfer occurs, the City could assume responsibility for ongoing operations and maintenance of the lake and surrounding parkland.
To estimate the potential fiscal impact, LWC reviewed operations and maintenance costs for comparable public lakes and parks in California. The comparable facilities included Machado Lake and Echo Park Lake in Los Angeles, Vista Hermosa Natural Park in Los Angeles, and park maintenance rates from Sacramento County. Based on these comparable facilities annual lake operations and maintenance costs are estimated to range from approximately $30,000 to $45,000 per acre of water surface. This range includes routine lake maintenance, water quality management, trash and debris removal, and aquatic and shoreline vegetation management. Annual maintenance costs for surrounding parkland are estimated to range from approximately $25,000 to $35,000 per acre, depending on the intensity of landscaping, recreational amenities, irrigation, and other maintenance requirements.
Table 24: Estimated Annual Lake and Park Maintenance Costs per Acre Maintenance Component Low Estimate High Estimate Cost Basis Lake $30,000 $45,000 Per water-surface acre
Land $25,000 $35,000 Per park acre
Lake Norconian contains approximately 60 acres of water surface. Applying the estimated lake maintenance range results in annual lake-related operations and maintenance costs of approximately $1.8 million to $2.7 million. Additional costs would be associated with any surrounding parkland that becomes the City's responsibility and would depend on the amount of land transferred and the level of park improvements and maintenance provided.
These are planning-level estimates of recurring operations and maintenance costs. They do not include makeup water to offset evaporation, which would depend on the volume required and the cost of the water source. They also do not include upkeep of historic structures, periodic sediment removal or dredging, or one-time costs associated with property acquisition, lake rehabilitation, major capital improvements, or the construction of new recreational facilities. Actual costs would depend on the terms of any future property
983 Osos Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 19 transfer, the condition of the lake and surrounding facilities at the time of transfer, any applicable water quality regulatory requirements, and the level of service ultimately provided by the City.
Based on the estimated fiscal impact, the potential transfer of Lake Norconian to City ownership could result in approximately $1.8 million to $2.7 million in additional annual operating and maintenance costs associated with the lake. Accounting for these additional costs would reduce the estimated annual General Fund surplus from approximately $4.3 million to between $1.6 million and $2.5 million. These costs have not been included in the net fiscal impacts associated with the land use alternative due the ability to structure the operations and maintenance of the lake outside of the general fund. These options include private maintenance and operations associated with redevelopment of the Norconian site, creation of a special district dedicated to operations and maintenance of the lake or its status may continue as a federal responsibility.