City Council Agenda Report
November 18, 2025
TO: Honorable City Council
FROM: Jesus M. Gomez, City Manager
BY: Alex Hamilton, Interim Director of Community Development Nancy Lee, Development Services Manager
SUBJECT: ORDINANCE NO. 25-1762 - ZONING TEXT AMENDMENT NO. 2025-01 - AMENDING TITLE 17 (ZONING) OF THE NORWALK MUNICIPAL CODE
UPDATING THE ACCESSORY DWELLING UNIT ORDINANCE AND VARIOUS
OTHER SECTIONS RELATING TO RESIDENTIAL ZONING
Background:
Occasionally, it is necessary to update sections of the Zoning Code to make it consistent with the City’s current uses, practices, and development patterns, and to update obsolete development standards, to comply with State and Federal Law, to clarify ambiguous requirements, and to streamline the review process to support housing development in the City. Staff is proposing amendments to Title 17 (“Zoning”) of the Norwalk Municipal Code (“NMC”) to: add a new Chapter 17.04.205 to Article “III” (“Accessory Buildings and Structures”); amend Section 17.04.210 (“Accessory Dwelling Units and Junior Accessory Dwelling Units); and amend Chapter 17.05 (“Residential Zones”).
On March 18, 2025, Community Development staff presented a study session on Accessory Dwelling Units and sought City Council feedback to draft an Accessory Dwelling Unit ordinance with Zoning Code Text amendments to be in full compliance with State regulations. The proposed amended Accessory Dwelling Unit (ADU) ordinance reflects to the extent possible both Planning Commission and City Council guidance.
Accessory Dwelling Units
An ADU is a complete, independent living facility accessory to the primary residence. In 2003, California adopted Assembly Bill (AB) 1866 to limit local regulations from requiring a conditional use permit for second units to incentivize construction of more housing as part of the State’s overall strategy in addressing the housing crisis. In 2016, the California Legislature also adopted California State Senate Bill (SB) 1069, AB 2299, and AB 2406 to govern ADUs and
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Junior Accessory Dwelling Units (JADUs). Since then, State ADU Laws have continued to evolve to lower barriers to the development of more affordable housing including the most recent adoption of AB 2533 and SB 1211 that became effective on January 1, 2025.
The NMC was last updated in 2018 to include ADU development standards. However, with continued changes to State ADU laws, the NMC is out of compliance with current State Laws.
The City has been applying the standards established under State Law (Government Code §66310-66342) for the review of ADUs. In October and November 2024, staff presented the Planning Commission and City Council with an ADU study session to gather input for the revised ADU development standards. The proposed ADU development standards reflects to the extent possible both Planning Commission and City Council guidance.
Furthermore, the City's 6th Cycle Housing Element Update (HEU), adopted in February 2023, lists Program 1.4 (Accessory Dwelling Units) as a housing program, which requires the City to update the existing ADU code for compliance with State law. The ordinance aligns the City's regulations with State requirements and enhances the effectiveness of processing ADU and JADU applications to promote affordable housing development in Norwalk.
The ADU text amendment consists of the following components:
Establish definitions governing ADUs and JADUs in the NMC ADU Ordinance. The proposed text amendments will provide definitions specific to the regulations for ADUs and JADUs for clarification.
Allow for JADUs on lots with a single-family residence. Currently, JADUs are not a listed use in the NMC. The proposed ordinance will include the definition and development standard requirements for proposed JADUs pursuant to Government Code §66323. Expand ADU uses to multifamily dwellings. Pursuant to Government Code §66323, the City shall allow ADUs on lots with an existing or proposed multifamily primary dwelling.
The proposed text amendments will establish the definition of "multifamily”, the number of ADUs allowed, and development standard requirements. Update various portions of the ADU code inconsistent with State ADU laws. Procedural and development standards for ADUs and JADUs are updated to reflect changes in legislation. Outdated regulations will be removed and replaced to be in compliant with State regulations. These regulations include, but are not limited to: application and review process, zoning, number of ADUs and JADUs allowed on single-family and multifamily residences, configuration and location, building height, setbacks, owner occupancy requirements, design standards, and off-street parking. The proposed updates to the City’s ADU code will provide clear standards in reviewing ADUs and JADUs, promote architecturally compatible units within the City, and bring the ordinance into compliance with State ADU laws.
NMC Section 17.01.060, Section 17.05.205, and Chapter 17.05 Zoning Code Updates The following zoning code amendments are recommended to amend various sections of the zoning code by adding, removing, or clarifying requirements. The recommended amendments also ensure proper separation of buildings and neighborhood compatibility. In addition, the City Council November 18, 2025
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recommended amendments aim to minimize health, safety and privacy concerns. The recommended amendments include common and sound planning principals that are common place in neighboring cities and intend to maintain quality of life in the City’s residential neighborhoods.
Definitions (Section 17.01.060)
Delete duplicate ADU definition, revised definitions and provide illustrations for Floor Area Ratio, Building Height, and Lot Coverage, and add a definition for Top Plate Height.
Accessory Buildings and Structures (Section 17.05.205)
Add a new chapter to address development standards such as height, floor area, lot coverage, location, setbacks, design, and plumbing within accessory buildings. The current zoning code lacks clarity and specific standards in regulating accessory buildings and structures in residential zones.
Residential Zones (NMC Chapter 17.05)
Add accessory buildings and structures as a permitted use under Chapter 17.04.205; Revised height requirements and added top plate height requirements; Modified front, side, and rear yard requirements and added second story yard requirements and added distance between buildings requirement; Added lot coverage and floor area ratio (FAR) requirements; Added standards to improve the design of residential dwellings and require laundry facilities for each individual unit; and
In R-3 and R-4, added standards to enhance the appearance of trash enclosures and deleted accessible unit requirements that can be addressed by the Building Code.
Attachment No. 2 shows the redlined Zoning Code sections which have been. Staff will continuously review the Zoning Code for any corrections, clarifications, additions and changes in state law and provide annual updates accordingly.
October 22, 2025 Planning Commission Meeting
On October 22, 2025, the Planning Commission held a public hearing for review and consideration of Ordinance No. 25-1762 / ZTA No. 2025-01. During the hearing, the Planning Commission heard from a resident who requested that detached ADUs be allowed to be built over detached garages and exceed the maximum allowable height of 16 feet. The resident also noted that other cities allow ADUs to exceed the State’s maximum allowable height of 16 feet.
The Planning Commission unanimously recommended approval to the City Council of Ordinance No. 25-1762 / ZTA No. 2025-01 as presented and recommended by staff.
Fiscal Impact:
N/A
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Citizens Advised:
Notice of this public hearing was published in The Norwalk Patriot and posted at the City’s three designated posting sites and the city website on October 24, 2025.
Strategic Plan 2023 Implementation:
Strategic Goal No. 3 – Create Dynamic Neighborhoods
Recommended Action:
Staff recommend City Council:
a.consider and find the Ordinance No. 25-1762 / Zoning Text Amendment No. 2025-01 project exempt from CEQA pursuant to Section 15061(b)(3) (Common Sense Exemption); and
b.introduce by title only Ordinance No. 25-1762, AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NORWALK, CALIFORNIA, AMENDING TITLE 17 (ZONING) OF THE
NORWALK MUNICIPAL CODE UPDATING THE ACCESSORY DWELLING UNIT ORDINANCE AND VARIOUS SECTIONS OF THE NORWALK MUNICIPAL CODE, and schedule for adoption.
Attachments:
1. Ordinance No. 25-1762
2. Draft Ordinance No. 25-1762 (redlined)
3. Link to City Council 3/18/2025 ADU Study Session Staff Report
4. Link to Planning Commission 10/22/2025 ZTA No. 2025-01 Staff Report