Front St Historic District (Refer Chapter 3)
Town Square District (Refer Chapter 4)
Triangle District (Refer Chapter 5)
Firestone Blvd Corridor (Refer Chapter 6)
Firestone Boulevard
San Antonio Corridor (Refer Chapter 7)
San Antonio Drive
Railway Corridor (Refer Chapter 8)
Railway Trail
TRIANGLE DISTRICT:
Walkable urban living district
TOWN SQUARE DISTRICT:
Iconic shopping district with public plaz
SAN A
Backbo
FIRES
Signatu
0’
1’ = 500’
250’ 500’
Ordinance No. 25-1766 Page 34 of 366
za
FRONT ST HISTORIC DISTRICT:
Revitalized historic main street and entertainment district ANTONIO CORRIDOR:
one connection with a “neighborhood” feel
RAILWAY CORRIDOR:
Regional recreational trail
STONE CORRIDOR:
ure green boulevard
Pride in people and place Health and wellness Supportive community Ordinance No. 25-1766 Page 35 of 366
26 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
2.1 COMMUNITY VALUES AND URBAN DESIGN FRAMEWORK
Supportive Community
As discussed under the first community value,
“Pride in People and Place,” Norwalk residents feel
a strong sense of attachment to their community.
The “Supportive Community” value builds on this
by focusing on various strategies to deepen this
bond, such as the development of central places to
gather together and preventing displacement of the
existing community through housing affordability
interventions.
Front Street Fridays are an example of the Norwalk
community’s desire to gather together in public
spaces and at community events. Despite the total
current lack of public-facing businesses on Front
Street, residents have turned out by the hundreds to
the Front Street Fridays events organized by the City
in 2022, 2023, 2024, and 2025.
Another significant initiative is the formation of
the “Norwalk Unides” community group. Emerging
during the pandemic and spurred by the Heart of
Norwalk Vision Plan outreach efforts, this group of
predominantly young adults has become a vocal
advocate for environmental justice and affordable
housing protections. Like other young people we
heard from throughout this process, they are excited
by the possibility of making the City a place that they want to stay in, but they also need to ensure that it is a place they can stay in.
Community Comments:
“The Fourth of July Firework show never
fails to bring the community together!”
“Norwalk needs a town center/plaza
type space!”
“A food hall that helps startups would be
a fantastic space to eat and gather!”
“I wish we had a “downtown” something
to make it feel more community
centered!”
Vision Plan Community Survey Question and Response
Ordinance No. 25-1766 Page 36 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 27
CHAPTER 2 URBAN DESIGN FRAMEWORK
Central Gathering Places
To help support community connections, a central
gathering place will be created in each of the three
districts in the Heart of Norwalk. These gathering
places combine public open space with commercial
uses such as restaurants and cafes in a comfortable
and attractive setting. Unlike the City’s existing parks, these spaces are mostly intended for “hanging out,”
people-watching, and gathering in families or groups,
as opposed to active recreation.
The plan will also increase usage of Heart of Norwalk’s existing community centers, such as the Norwalk
Senior Center and Arts and Sports Complex, by
bringing community amenities closer and improving
walking and biking connections to them.
Affordable Housing
Currently, 73% of dwellings in Norwalk are detached
single-family homes. The plan will stimulate a diversity of housing types, helping affordability. While small- to medium-sized lots surrounding Front Street may be
most apt for the creation of small, affordably-priced
apartment units for young professionals and empty
nesters, the larger lots in the Triangle District may be more accommodating of a wide variety of multifamily
housing populations. Areas zoned for moderate density
are target locations for townhomes, appropriate for
first-time homebuyers and empty nesters.
The plan also encourages affordable housing
development through the use of density bonus, with
a by-right concession menu, and the Development
Opportunity Reserve for large projects (see Appendix
A). Norwalk has had recent experience obtaining
affordable housing and other public benefits through
its large development projects, and will use these
mechanisms to ensure that large projects contribute
to the community.
As described in Chapter 10, 100% affordable housing
developments will also be pursued by the City through
partnership with mission-driven landowners, including
public agencies, religious congregations, and non-profit organizations. Publicly-owned properties can be leased
for $1 to affordable housing developers. Downsizing
religious congregations can repurpose their properties
and/or buildings into right-sized spaces within a larger affordable housing development. School district
properties can be repurposed into employee housing
for staff or teachers.
Illustrative Plan and Buildout
Pages 28-29 give the illustrative plan for the buildout of the Specific Plan. The buildout scenario envisions
3,087 residential units and 173,250 sf of new
commercial space replacing older and underutilized
building. It is anticipated to occur over a thirty-year period (2025-2055). The illustrative plan also shows
the conceptual plan for streets to be modified in the
Specific Plan area, including Firestone Boulevard,
San Antonio Drive, Front Street, Pioneer Boulevard,
and Woods Avenue. The Front Street Historic District
has the potential to experience the most immediate
change within the timeline of the buildout.
SUPPORTIVE COMMUNITY
central places to gather together | housing | affordability Ordinance No. 25-1766 Page 37 of 366
Retail
Illustrative Plan and Buildout
Residential over Retail
Medical / Institutional
Residential
Private green space
Public green space
San Antonio Dr.
Rosecrans Ave
Orange St
Pioneer Blvd
Walnu
Sycamor St
Clarkd
Pioneer Blvd.
I-5
Foster Rd.
Union St.
Paddison Ave.
Ratliffe St.
Angell St.
Maza St.
Littchen St.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Corby Ave.
Imperial Hwy.
Zeus Ave.
Bombardier Ave.
Lyndora St.
Orr and Day Rd.
Woods Ave.
Erdwood Ave.
Firestone Blvd.
0’
1’ = 500’
250’ 500’
Ordinance No. 25-1766 Page 38 of 366
Norwalk Blvd.
San Antonio Dr.
Pine St.
nut St
arkdale Ave.
Elaine Ave.
Funston Ave.
Sproul St.
Olive St.
Olive St.
Esmond Ave.
5 Freeway
Delavan Ave.
Silverbrow Ave.
Sheridan St.
Norwalk Blvd.
Clarkdale Ave.
Funston Ave.
Ordinance No. 25-1766 Page 39 of 366
30 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
Street Classifications
The Heart of Norwalk lies along the original tracts
of the City of Norwalk, laid out in a grid layout in the 1880’s along a NW-SE-NE-SW orientation. Much later,
most of the rest of the Gateway Cities area was laid
out along a N-S-E-W grid with arterial roadways each
mile. The intersection of the two grid systems leads to the Heart of Norwalk possessing a greater density of
arterial roadways within it than other areas. Perhaps
as a result, volumes on the NW-SE-NE-SW-oriented
roads are lower than on the N-S-E-W-oriented roads
within and outside the Heart of Norwalk. Exacerbating
this pattern, the I-5 freeway (which runs NW-SE) was
recently widened through this area, diminishing
the role that Firestone Boulevard needed to play
accommodating spillover traffic.
The Specific Plan circulation network continues to
maintain the traffic-carrying role of the N-S-E-Woriented roads within the area: Imperial Highway, Rosecrans Avenue and Pioneer Boulevard. It takes
the opportunity to convert the NW-SE-NE-SW-oriented
arterials, Firestone Boulevard and San Antonio Drive,
into multimodal corridors, where traffic capacity is
balanced with design for livability, safety, sustainability and multiple modes of travel. The following roadway
types are planned:
Freeway
I-5 runs at one edge of the project area. The freeway
has one carpool lane and four general purpose lanes
in each direction, and is managed by Caltrans. The
area is primarily served by a set of entrances and
exits linked with frontage roads providing access to
Imperial Highway and Norwalk Boulevard/San Antonio
Drive; the Rosecrans Avenue interchange also provides
access to the southern portion of the area. I-605 and
I-105 are also close to the project area.
2.2 Mobility Framework
Major Highway
As defined in the Norwalk General Plan Circulation
Element, Major Highways are five or six-lane divided
roadways with a right-of-way (ROW) of 100 feet and
curb-to-curb width of approximately 80 feet. Imperial
Highway, Rosecrans Avenue and Pioneer Boulevard all
meet this criteria and would continue to under buildout of the Specific Plan.
Boulevard II
This new category refers to roadways with two lanes
in each direction, a continuous median with left
turn lanes, and complete streets elements including
protected bikeways and signalized pedestrian
crossings. While technically meeting the definition of a Major Highway with at least 100’ ROW, these roadways
are intended to have lower speeds and accommodate
pedestrian-friendly retail and residential uses along
each side than the roadways mentioned above.
Portions of San Antonio Drive and Firestone Boulevard
with higher traffic volumes are classified as Boulevard II.
Boulevard I
This category refers to other segments of 100’ ROW
boulevards which have only one through lane in each
direction, along with medians, left turn lanes, bikeways, signalized and unsignalized pedestrian crossings, and
on-street parking. Traffic volumes along Boulevard I
segments are intended to be below 20,000 ADT, and
speeds should be lower than in Boulevard II or Major
Highway roadways. Portions of San Antonio Drive and
Firestone Boulevard with lower traffic volumes are
classified as Boulevard I.
Ordinance No. 25-1766 Page 40 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 31
CHAPTER 2 URBAN DESIGN FRAMEWORK
Boulevard Connector
This category refers to streets which connect the
southern end of San Antonio Drive to the Five Points
intersection. This designation is required by the
creation of the linear park replacing the southbound
segment of San Antonio Drive between Orange Avenue
and the Five Points intersection (see Chapter 4).
Streets can be one-way or two-way, but are limited to
a single lane in each direction of travel, with volumes less than 10,000 ADT. Roadway design varies but
appropriate width for emergency vehicle access must
be maintained. The roadways which meet these criteria
are Orange Avenue and the northbound segment of
San Antonio Drive south of Orange Avenue.
Secondary Highway
Secondary highways are two to three lanes, with target
ADTs under 10,000, and right of way of approximately
80’. They distribute traffic between local streets,
major arterials, and boulevards, and play an important
connecting role in the bicycle network. Trees are
planted in parking lanes where possible. Foster Road/
Norwalk Boulevard and Woods Avenue meet this
definition.
Main Street
This new category refers to Front Street, which has very low ADTs and speeds, but a high level of pedestrian
traffic and placemaking. As described in Chapter 3, the street is intended to be designed with one-way traffic, diagonal parking and widened sidewalks.
Local
Local roadways provide access to abutting land
uses and should be hospitable for all modes of
transportation. Traffic calming devices can be used
where necessary to keep speeds at a level that allows
for safe mixing of transportation modes. Right-of-way
widths vary from 45’ to approximately 60’. One new
local roadway is proposed connecting Woods Avenue
with Pioneer Boulevard south of Imperial Highway; this
roadway has a ROW of 60’ with 38’ curb-to-curb.
Typical cross-sections are given on the next page.
Cross-sections will vary by street and segment based
on local conditions.
Ordinance No. 25-1766 Page 41 of 366
32 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
2.2 MOBILITY FRAMEWORK
P/L P/L
100’
Major Highway
Sidewalk Roadway Sidewalk
10’ 80’ 10’
P/L P/L
100’
Boulevard I
Sidewalk Roadway Sidewalk
10’ 80’ 10’
Sidewalk Roadway Sidewalk
10’
P/L P/L
80’
100’ - 120’
10’
Boulevard II
Major Highway Section
Boulevard I Section
Boulevard II Section
Ordinance No. 25-1766 Page 42 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 33
CHAPTER 2 URBAN DESIGN FRAMEWORK
P/L P/L
Sidewalk Roadway
40’
Main Street 60’
15’
Sidewalk
5’
Sidewalk Sidewalk
10’
P/L P/L
Roadway
38’ - 40’
Local Street 60’
10’
P/L P/L
80’
Secondary Highway
Sidewalk Roadway Sidewalk
8’-12’ 64’-68’ 8’-12’
Main Street Section
Local Street Section
Secondary Highway Section
Ordinance No. 25-1766 Page 43 of 366
San Antonio Dr
Pioneer Boulevard
Rosecrans Avenue
Alondra Boulevard
Studebaker Road
Front Street
Leibacher Avenue
Woods Ave
Imperial Highway
Major Highway
Boulevard II
Boulevard I
Boulevard Connector
Secondary Highway
Main Street
Interstate Highways
Metrolink (91/Perris
Valley Line and
Orange County Line)
and Norwalk/Santa
Fe Springs Station
Metro C Line
City of Norwalk
Boundary
0’
1’ = 1,500’
Ordinance No. 25-1766
1,500’
Civic Center
Drive
Bloomfield Avenue
Foster Road
Norwalk Boulevard
Firestone Boulevard
Shoemaker Avenue
Carmenita Road
Ordinance No. 25-1766 Page 45 of 366
36 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
2.2 MOBILITY FRAMEWORK
Bicycle Network
In the “Corridors” section of this Chapter (page 23), it’s noted that the distances between the three districts
in the Heart of Norwalk and the Civic Center are less
than one mile, easily walkable, yet bicycles (and similar wheeled transport like scooters or skateboards)
offer faster and sustainable mobility. Moreover, the
distances to the Metro C Line Station and Norwalk/
Santa Fe Springs Metrolink Station are less than two
miles, roughly a 10-minute bicycle ride.
Caltrans classifies bicycle facilities into four categories, all present in the Heart of Norwalk’s bicycle network
map on the next page, forming a robust network
providing strong connections between all areas.
The design intent is to create low-stress bikeways
accessible to everyone, encouraging those concerned
about road safety to opt for biking over driving. This
involves offering high levels of protection, with various facilities categorized accordingly:
• Local street: Class III
• Secondary Highway: Class II
• Boulevard II: Buffered Class II
• Boulevard I: Class IV
All planned bicycle facilities are consistent with the
Norwalk Bicycle Master Plan. Where opportunities
allow, the Heart of Norwalk Specific Plan upgrades
the level of safety of the bicycle facility (for example, upgrading a buffered bike lane to a cycle track). One
additional bicycle boulevard is added along Funston
Avenue between Rosecrans Avenue and Sproul Street
to improve access to Norwalk Park.
Furthermore, the bicycle facility on Firestone Boulevard and the one on the Norwalk Railway Corridor run
parallel. While the Railway Corridor offers a lowstress connection suitable for all, including children, it might be more challenging to construct due to
rail company right-of-way. Conversely, the Firestone
Boulevard facility provides a more readily constructible connection, directly accessible to current and future
developments along the corridor.
Ordinance No. 25-1766 Page 46 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 37
CHAPTER 2 URBAN DESIGN FRAMEWORK
Class II
Class I Class III
Class IV
Ordinance No. 25-1766 Page 47 of 366
Pioneer Boulevard
Rosecrans Avenue
Alondra Boulevard
Studebaker Road
Front Street
Pioneer Boulevard
Orr and Day Road
Fairford Avenue
Excelsior Drive
Mapledale Street
Maldstone Avenue
Leibacher Avenue
Elmcroft Avenue
Leffingwell Road
Gridley Road
Flallon Avenue
Gridley Rd
McRae Ave
Ratliffe Street
Hoxie Ave
Lyndora St
I-105 Freeway
San Gabriel River Trail
Washburn Rd Elmcroft Ave
Dune St
Fairford Ave
Woods Ave
Crew
Allard Street B
Metrolink (91/Perris
Valley Line and
Orange County Line)
and Norwalk/Santa Fe
Springs Station
Metro C Line
Existing
Planned
Class I Bike Path
Class II Bike Lanes
Class I Bike Path
Class II Bike Lanes
Class II (Buffered)
Class III Bike Route
Class III (Boulevard)
Class IV Cycle Track
Shared Sidewalk
Foster Road Greenbelt
Transit Connections
City of Norwalk
Boundary
0’
1’ = 1,500’
Ordinance
1,500’
No. 25-1766 Page 48 of 366
Civic Center
San Antonio Drive
Bloomfield Avenue
Foster Road
Norwalk Boulevard
Firestone Boulevard
Funston Avenue
Silverbow Avenue
Volunteer Ave
Foster Road
Civic Center Dr
we Street
Bombardier Ave
Leland Avenue
Carmenita Road Leffingwell Road
Alder Drive
Orden Drive
Foster Road
Shoemaker Avenue
Coyote Creek Bikeway
Ordinance No. 25-1766 Page 49 of 366
40 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
2.2 MOBILITY FRAMEWORK
Transit Network
The Heart of Norwalk is intended as a community that
prioritizes use of sustainable modes of transportation
including walking and biking, but also public transit.
Transit service in the City of Norwalk is provided
by Norwalk Transit System (NTS), the Los Angeles
County Metropolitan Transportation Authority (Metro),
and Metrolink. NTS provides fixed-route bus service
between the Norwalk/Santa Fe Springs Metrolink
Station and the Metro C (Green) Line Studebaker
station north of the Heart of Norwalk Specific Plan
Area. NTS also provides dial-a-ride paratransit services.
Most Norwalk Transit routes pass through the Heart
of Norwalk, leading to a variety of destinations that
can be reached by those beginning trips within the
Specific Plan area. NTS operates a total six lines, with the following four operating in the Heart of Norwalk
Specific Plan Area:
• Route 1 operates along Pioneer Boulevard and
carried 250,000 riders in fiscal year 2022-2023.
• Route 2 operates long San Antonio Drive to Foster
Road to Pioneer Boulevard and carried 184,000
riders in fiscal year 2022-2023.
• Route 5 operates along Rosecrans Avenue and
carried 69,000 riders in fiscal year 2022-2023.
• Route 7 operates along San Antonio Drive,
Firestone Boulevard and Imperial Highway and
carried 225,000 riders in fiscal year 2022-2023.
While the current network includes many routes,
frequencies are low with headways of at least 30
minutes on each route. As the Heart of Norwalk
is developed more intensively, it will be important
to increase frequencies of these lines. Generally,
maintained headways of 10-15 minutes are required
to create an environment where people can rely on
transit without being bound to restricted schedules.
The City plans to continue to improve line frequency
through the operation of more buses.
The removal of the southwest approach at the fivepoints intersection as part of the Heart of Norwalk Specific Plan would not affect any NTS routes, but
may require Metro Route 62 to utilize a revised route
to access Pioneer Boulevard (likely along westbound
Orange Street).
LA Metro Bus Line 62 operates along San Antonio Drive
between Norwalk Boulevard and Pioneer Boulevard
and averages approximately 3,200 riders per day over
its entire service length from Norwalk Boulevard to
Downtown Los Angeles.
LA Metro Bus Route 460 operates along Pioneer
Boulevard and averages approximately 4,200 riders
per day over its service length from Downtown Los
Angeles to Disneyland.
The Metrolink station is a top five ridership station
for the 91/Perris Valley and Orange County lines and
connects to the Norwalk Entertainment District, Civic
Center, and LA County government jobs.
Heart of Norwalk District Focal Points are served by
current bus services, however refinements to stop
conditions, placement and access can leverage transit
assets to improve access to the Specific Plan area.
• Triangle District: the Triangle District is focused
around Firestone Boulevard/Woods Avenue and
does not have direct transit service currently. The
closest stops are along Imperial Highway. Given
the high-demand and important connectivity
Imperial Highway provides between the Metro C
Line Station and the Metrolink Station, it should
be expected these would continue to be the
location of stops for the most frequent transit
service to the Triangle District. Improvements to
waiting areas and crossings of Imperial Highway
should be prioritized, as well as improvement
of north-south connections, to improve transit
access from the Triangle District. NTS 7 provides
service along Firestone Boulevard with stops at
Pioneer Boulevard and could have additional stops
installed at Firestone Boulevard/Woods Avenue.
• Front Street Historic District is focused around
the San Antonio Drive at Firestone Boulevard
intersection which is currently served by NTS lines
1 and 2 and Metro Line 62.
• Town Square District is focused around the Five
Points intersection which is served by Metro
Line 62 directly and NTS Line 1 and 2 at Pioneer
Boulevard due to the routes shifting from San
Antonio Drive to Pioneer Boulevard.
Ordinance No. 25-1766 Page 50 of 366
Integration of bicycle infrastructure with transit
Shelters with clear signage and real-time arrival
information
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 41
CHAPTER 2 URBAN DESIGN FRAMEWORK
Transit System Improvements in Norwalk
Imperial Highway Corridor Bus Priority Lanes and
Associated Last Mile Connectivity
LA Metro was awarded a federal grant (Imperial
Highway Corridor Bus Priority Lanes and Associated
Last Mile Connectivity) to implement bus priority lanes and last-mile connectivity improvements in several
corridors including Imperial Highway Corridor for Metro Line 172 (Studebaker Road to Bloomfield Avenue) and
Studebaker Road (Cecilia to I-105) in Norwalk. This will also have associated bicycle improvements to Hoxie
Avenue to connect to the existing dedicated bicycle
facility on Foster Road.
Transit Shelter Improvements
The City will be implementing a Transit Shelter
improvement project (Transportation Improvement
Program ID - LA9919276). - project will upgrade all
bus stops within city limits with equitable shelters
to protect patrons from intense heat/wet weather,
equipped with solar panels to provide renewable
energy for lighting, real-time customer information to
provide patrons with accurate wait times, and ample
seating. The street furniture palette recommendations
included in this Specific Plan should apply to the transit shelter furniture chosen along key streets during this
improvement project. As part of the initial planning for the project, the City will evaluate bus stop locations for the potential to be moved or removed. In order to better serve future development in the Specific Plan area, it
is recommended a new stop for NTS Line 7 be placed
at Firestone Boulevard at Woods Avenue.
Transit Wayfinding, Branding and Information
Provision of transit service alone does not provide for a successful and well-utilized system. Communicating
where bus stops are, where destinations are and
how long it will take to get there are important transit customer service components. The NTS system has
low visibility in the Specific Plan area with limited
signage, information and designation of areas where
buses pick up, drop off or the destinations they serve.
Ordinance No. 25-1766 Page 51 of 366
Pioneer Boulevard
Imperial Highway
Rosecrans Avenue
Studebaker Road
Alondra Boulevard
Norwalk Transit Route 1
Norwalk Transit Route 2
Norwalk Transit Route 3
Norwalk Transit Route 4
Norwalk Transit Route 5
Norwalk Transit Route 7
Metro Bus Route 62
Metro Bus Route 460
Existing Bus Stop
Metro Bus Route 62 -
Proposed Reroute
New/Relocated Bus Stop
Metrolink (91/Perris
Valley Line and
Orange County Line)
and Norwalk/Santa
Fe Springs Station
Metro C Line
City of Norwalk
Boundary
0’
1’ = 1,500’
Ordinance No.
1,500’
25-1766 Page 52 of 366
Civic Center
San Antonio Drive
Bloomfield Avenue
Norwalk Boulevard
Carmenita Road
Shoemaker Avenue
Front Street
Firestone Boulevard
Ordinance No. 25-1766 Page 53 of 366
Ordinance No. 25-1766 Page 54 of 366
FRONT ST HISTORIC DISTRICT
CHAPTER 3
Ordinance No. 25-1766 Page 55 of 366
Historic Front Street.
Source: Los Angeles Herald
46 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.1 FRAMEWORK AND VISION
3.1 Front St District - Framework and Vision
History
Front Street was once the lively main street of the
young City of Norwalk. This 2+ block area, between
the historic rail depot on the east and San Antonio
Drive on the west, was once bustling with pedestrians
and lined with retail shops and restaurants.
It is difficult to imagine that today. Many buildings
are vacant, and those that are occupied are of lowintensity, low-rent uses. The retail buildings on the north side of the street have been reoriented toward
Firestone Boulevard in an attempt to create a modern
strip center. The City acquired land for a surface
parking lot to support the center. But the age of the
buildings, multiple ownerships, and lack of a key
tenant caused the center to fail in competition with
new, larger retail centers which were developed and
managed by a single entity. The heavy commercial and
manufacturing zoning of the area filled the rest of the street with marginal industrial businesses unable to
afford higher rents at more modern industrial spaces.
The people of Norwalk highly value Front Street as
the historic center of their community. Residents
who participated in the Vision Plan workshops
overwhelmingly pointed to it as one of two potential
focal points for revitalization into activity centers for City residents and visitors, alike. They imagined Front Street restored as a pedestrian-friendly gathering
place, with storefronts on both sides of the street
providing retail, restaurant and entertainment
offerings. The new center might attract families and
older adults in the afternoon and early evening for
casual dining, and young adults in the later hours for
entertainment. The area is sufficiently isolated from
family residential neighborhoods to allow it to remain
active into the late night hours.
The Vision
The vision for the District is to revitalize Front Street as the historic main street of Norwalk and an
independent entertainment area that showcases
the pride of the Norwalk community in its culture
and history. Compared to the Norwalk Entertainment
District project to be built at the Civic Center, the Front Street Historic District will be more characterized
by a dynamic nightlife, including restaurants, bars
and live entertainment. Consistent with the historic
building fabric of the area, and the varied ownerships
of properties, the District is envisioned to feature an ever-evolving mix of independent businesses, artists
and events. Off Front Street, the District will contain a wide variety of supportive uses, including singles- and empty nester-oriented residential and public parking.
Ordinance No. 25-1766 Page 56 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 47
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Front Street District - Existing
Front Street District - Proposed
Ordinance No. 25-1766 Page 57 of 366
San Antonio Dr.
48 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.1 FRAMEWORK AND VISION
0’
1’ = 400’
200’ 400’
Retail Medical Residential over Retail Residential Private green space Public green space District Framework
The plan for the Front Street Historic District is focused on restoring and revitalizing the existing one- and twostory buildings along Front Street, stretching from San Antonio Drive to Clarkdale Avenue. The intention is to
eventually expand the district eastward to Funston
Avenue, where the City’s 1879 rail station site could
potentially be transformed into a park or another public amenity to complement the district.
Beyond Front Street, underutilized properties will be
repurposed into mixed-use and multi-family residential
developments, particularly along Firestone Boulevard
and within the multifamily residential neighborhood
north of Firestone. Additionally, Front Street will be
tightly connected to the Norwalk Arts and Sports
Complex, a vital community hub for various social and
recreational activities. This complex also houses the
Sproul Museum, which stands to benefit significantly
from the renewed interest in local history spurred by
the revitalization of Front Street. The enhancement of
pedestrian pathways, signage, and new developments
along Clarkdale and Funston Avenues will further
integrate this area into the broader Front Street
Historic District.
Adequate shared parking facilities will be strategically distributed throughout the district without
compromising its historic character or vibrancy. The
anticipated peak customer and employee parking
demand for the district is estimated at 323 spaces.
This demand will be met through the provision of
clearly designated and time-limited diagonal parking
along Front Street, spanning from San Antonio Drive
to its eastern curve beyond Norwalk Boulevard.
Additionally, plans include the development of public
parking near the intersection of Firestone Boulevard
and San Antonio Drive.
D1
D2
D4
D4
D5 S1
D3
S3 S2
S5
S4
S6
S7
P1
P2
P3
D6
Clarkdale Ave.
Funston Ave.
Firestone Blvd.
Sproul St.
Olive St.
Norwalk Blvd.
Esmond Ave.
Front St.
Foster Rd.
Ordinance No. 25-1766 Page 58 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 49
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Development Sites and Destinations (D)
Front St commercial revitalization - The 1920s
commercial building and Bank of Norwalk
building should be preserved and revitalized
into attractive restaurants and stores, supported
by the extended sidewalk for outdoor dining
presented in section 3.2.
Nightlife opportunity sites - Larger, single-story
“warehouse” type buildings which back up
to the rail line present opportunities for live
entertainment venues and private event halls.
Firestone/Clarkdale - A four-story housing project
has been entitled for this site; the housing should
provide small residential units with attainable
rents for young professionals, who can then help
create and patronize the Front Street commercial
businesses.
Religious Use Affordable Housing Opportunities
- Two churches with large properties in the
area present opportunities to leverage land for
affordable housing development.
Live/Work - Artist live/work would be a
complementary addition to the Front Street
district between Clarkdale Avenue and Funston
Avenue, helping to revitalize this second block.
Norwalk Arts and Sports Complex/Sproul
Museum – Large existing recreational complex
with courts, fields, pool, meeting rooms and local
history museum. Remote parking lots can be
developed into new affordable housing, replacing
public parking as necessary.
Streetscapes & Open Space (S)
Front Street - The focus of this district and primary
pedestrian promenade. As described in section
3.2, the street will be converted into a one-way
roadway (eastbound), with an expanded sidewalk
and diagonal parking. An overhead gateway sign
on Front Street just east of San Antonio Drive
will visually draw people from elsewhere to the
appropriate place to enter the street.
Firestone Boulevard Complete Street – Livable,
green boulevard concept with signature median
described in Chapter 6 to continue through the
Front Street Historic District; some streetscape
elements to be modeled on Front Street Historic
District guidelines as described in Section 3.3.
Crosswalks with median refuges provided at each
cross-street to facilitate connection between Front
Street and the larger district.
San Antonio Drive Complete Street – Active
transportation connection with iconic design
described in Chapter 7 to continue through the
Front Street Historic District; some streetscape
elements to be modeled on Front Street Historic
District guidelines as described in Section 3.3.
Pedestrian Passthrough – Off-street pedestrian
connection connecting public parking, Firestone
Boulevard, and development site D3 to Front
Street and the Norwalk Railway Corridor, while
creating a setting for public space and micro
interior-facing retail.
Funston Avenue Park Connection – Neighborhood
connection and calm, active transportationfriendly street connecting Norwalk Arts and Sports Complex/Sproul Museum to Front Street
and neighborhood south of Railway Corridor. New
signal at Firestone Boulevard.
Old Rail Station Park – Site of the City’s original rail station in 1879, this site provides an opportunity
for a historic-themed public park, shared parking
facility and/or catalytic development creating the
end-cap to Front Street.
Norwalk Railway Corridor – Off-street bicycle and
pedestrian trail as described in Chapter 8 helps
bring people to Front Street without taxing local
parking resources.
Parking (P)
Diagonal parking along Front Street, San Antonio
Drive to street curve – 72 spaces
Firestone Blvd - Potential parking structure,
holding approximately 122 spaces for district
commercial needs, plus any offsite residential
needs (e.g. D3). Possible interim use as surface
lot.
Old Rail Station Lot - 50 spaces
S2
S3
S4
S5
S6
S7
D1
D2
D3
D4
D5
D6
P2
P1
S1
P3
Ordinance No. 25-1766 Page 59 of 366
Front St Historic District
The Front St Historic District serves as a vibrant area for entertainment, dining, and social gatherings of all types. It is a creative district that allows for expression within the framework of historic buildings. Front Street itself forms the focal point for dining, nightlife and events, and it is activated with the help of new residential uses with a diverse, young population in surrounding areas, and comfortable parking and active transportation connections to Norwalk’s neighborhoods.
Front Street - Proposed
Gateway signage mar
this activated, “downto
New 3-5 story residential
developments along Firestone Blvd
Ordinance No. 25-1766 Page 60 of 366
Street can be utilized for
festival event space
Connection to the Regional recreational Rail Trail
Main street with commercial,
entertainment, and nightlife
Pride in people and place Health and wellness Supportive community rks entrance to
own” district
Ordinance No. 25-1766 Page 61 of 366
Historic Front Street - District and Street Key Plan
52 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - FRONT STREET
3.2 Front St District - Public Realm
San Antonio Dr - see Chapter 7
Firestone Blvd - see Chapter 6
Clarkdale Ave.
Front St.
Funston Ave.
Front Street
Front Street has a 60-foot right-of-way, with 82%
(49 feet) currently dedicated to vehicles, despite an
extremely low 1,299 daily trips and almost no parking
occupancy. Sidewalks range from eight to ten feet, too
narrow for outdoor dining or significant street furniture.
The proposed design aims to correct this imbalance by
expanding the sidewalk by nine feet, creating space
for street trees, outdoor dining, and lounging, while
keeping the existing curb lines to minimize costs. A root trench will manage runoff and provide soil for street
trees.
The street will be reconfigured as a one-way “in” to the district with 60-degree angled parking available for
those who require a short-term, convenient place to
park. The one-way configuration will reduce noise, while inviting pedestrians to cross at any point (pedestrians only need to look one way before crossing). The angled
parking will also allow for bulb-outs and small public
gathering areas at key crossings. The streetscape
design will blend historic elements with modern
touches, using used brick pavers, traditional lighting, and contemporary furniture to create a welcoming
environment. The following pages detail the proposed
modifications and design guidelines, which may be
refined through a more comprehensive design process.
In addition, the City aspires to Front Street becoming
so successful that in the future vehicles might be
removed from the street entirely, allowing the whole
width of the street to be enjoyed by people and support adjacent businesses. Thus, future, detailed designs for the street should also create flexibility to transition into a pedestrian mall over time.
Front Street - see page 20
Passthrough - see page 32
Local Streets - see page 34
P
P
F
F
L
L
Front St.
RailWay Trail - see Chapter 8
Ordinance No. 25-1766 Page 62 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 53
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Front Street - Existing
Front Street - Proposed
Ordinance No. 25-1766 Page 63 of 366
Front St.
54 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - FRONT STREET
4 10
1 2
2 3
3 4
9 10
9 7
7 8
8 6
5 5
Front Street - Proposed Improvements
Front Street - Rendering of Proposed Improvements
Retail Medical Residential over Retail Residential Private green space Public green space 0’
1’ = 120’
60’ 120’
Clarkdale Ave
San Antonio Dr
Front St
Firestone Blvd
Ordinance No. 25-1766 Page 64 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 55
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
1 2
3 4
5 6
7 8
9 10
Historic Front Street
District Gateway Feature. Brings sense of arrival
to district. See page 70.
Retail Spaces attract pedestrian activity and
serve surrounding community.
Mid-block Pass-through. Supports a more
walkable district and provides additional
opportunities for outdoor dining and
placemaking.
One-way street moving east with perpendicular
parking to slow street traffic and diverts traffic
to Firestone Blvd.
Tabled Road Crossing. Prioritize pedestrian rightof-way and provide traffic calming along Front St for safe pedestian crossing.
High visibility corner bulb-outs. Shorten
pedestrian crossings and prioritize pedestrian
right-of-way and safety. Create more continuous
pedestrian experience.
Widened Sidewalk and Pedestrian Paseo. Create
a walkable and accessible environment between
district blocks.
Modular Suspended Pavement/ Bioretention
System and Root Trench. A continuous
subterranean planting soil environment laterally
below the streetscape surface to connect below
ground spaces between trees as part of the
overall root growth zone. Maximizing good quality
planting soil volume in urban conditions.
Street Trees and Shading (new) buffer sidewalk
and improve walkability for pedestrians.
Southern Bulb-out protected area for pedestrian
activity.
Ordinance No. 25-1766 Page 65 of 366
56 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - FRONT STREET
Front Street - Existing
Front Street - Existing Right of Way Conditions
W/B P/L E/B P/L North Row Sout h Row
Sidewalk
Setback
3’
Setback
4’
Roadway
49’
Travel lane
9.5’
Travel lane
9.5’
Parking
8’
Parking
20’
Right -of - Way
60’
6’
Sidewalk
5’
Front St
0’
1’ = 25’
25’
Ordinance No. 25-1766 Page 66 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 57
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Front Street - Proposed Right of Way Improvements
Front Street - Proposed
0’
1’ = 25’
25’
Planted rain garden
to replace old paving
with pedestrian crossings
and bulb-outs
P/L E/B P/L North Row South Row
Sidewalk
Setback
3’
Setback
4’
Roadway
40’
Travel lane
20’
Parking
20’
Right -of - Way
60’
6’
Root Trench
9’
Sidewalk
5’
Front St
Ordinance No. 25-1766 Page 67 of 366
58 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - FRONT STREET
Front Street Plan - Historic District
1 7
3 2
5 6
4 8
Front Street - Proposed Streetscape Elements
Ordinance No. 25-1766 Page 68 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 59
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Streetscape Elements
Front Street
The base streetscape items should be historic in nature and reflect the rich history of Norwalk. However, on top of this historic base, contemporary accent elements
create a dynamic feel befitting a youthful district.
Planting
Street Trees planted within the north side
sidewalk extension:
25’-0” O.C., Refer to Appendix C for species.
Accent Planting in Planter Seat Wall at edge of
bulb-outs
Hardscape
Existing concrete walkways: to remain, unless
required by the city, If replacement of sidewalk is
required, new walkway shall match color, texture
with score joints to match existing walkway.
Sidewalk Extention: Used brick which highlights
the historic nature of the district. Or consider
permeable paver.
Passthrough: Saw-cut concrete in different
pattern from sidewalk or Pre-cast concrete
pavers.
Street Furniture
Historic Lighting: 50’-0” O.C. and flanking
passthrough
Available thru The Ruzika Company.
Historic Litter Bins: 50’-0” O.C. BRBS-103
Available thru Victory Stanley LLC.
Historic 4’-0” Tree Grates: 25’-0” O.C., north side
sidewalk extension Chinook Tree Grate
Available thru Urban Accessories, Inc.
Group Seating: in bulb-outs, south side. Stripes
Available thru Vestre.
Saw-cut Concrete
Accent Planting
4’-0” Tree Grates
Used Brick
Group Seating
Historic Bollard Litter Bins
Street Trees
1 2
3 4
5 6
7 8
9 Historic Light
Ordinance No. 25-1766 Page 69 of 366
60 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - FRONT STREET
Front St Streetscape Use and
Customization Guidelines
Businesses will be the key activator of Front Street. As such, businesses on the north side of the street are
invited and encouraged to make use of the streetscape
subject to the following guidelines.
Sidewalk Extension. The following elements may be
installed by property owners or businesses within
the brick-paved sidewalk extension area immediately
opposite their storefront, provided that these areas
are not required for pedestrian connectivity, utility
or transportation needs as determined by the Public
Services Department. All furniture must remain within
this area, and must be maintained clean and safe
by the business owner. Businesses shall submit an
application for Encroachment Permit prior to placing
furniture in this zone.
• Tables and Chairs: Bistro style tables and chairs
arranged in groups, of uniform manufacture to be
selected by the Public Services Department. Color
to be chosen by the business owner.
• Lounge furniture: A variety of other seating options
can be provided to accommodate situations that are
not groups sitting to have a formal meal or drink. Such furniture should have a natural or engineered wood
finish and may use contemporary forms. Illustrated
example is the Bloc, by Vestre.
• Umbrellas: Movable and tiltable shade umbrella
able to adapt to different light and heat conditions,
of uniform manufacture to be selected by the Public
Works Department. Example shown is Bay Master,
center post style, by Tucci.
• Barrier for Alcohol Service: If alcohol is served within this area, a barrier may be required to be erected to
restrict ingress and egress from the zone. The barrier
shall measure between 2’6” and 4’ high and should
be designed in a complementary fashion to the
district.
• Potted plants may be added, space allowing.
Front Street - Sidewalk Areas
Business Transition Zone (4’)Sidewalk Pedestrian Zone (6’)Sidewalk Extension (9’)South Sidewalk Ordinance No. 25-1766 Page 70 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 61
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Sidewalk Pedestrian Zone. The sidewalk pedestrian
zone will be the area for primary walking and passage
activity along the streetscape. This zone shall be 6’
wide and remain clear of all obstructions to pedestrian access and movement. If there is an obstruction in the
sidewalk pedestrian zone, a 6’ clear path must remain
through the business transition zone and/or sidewalk
extension.
Business Transition Zone. This zone is composed of the
4’ closest to the building facade along the north side
of the street. The following elements may be installed
by property owners or businesses within the sidewalk
amenity zone immediately opposite their storefront,
provided that these areas are not required for
pedestrian connectivity, utility or transportation needs as determined by the Public Services Department:
• Tables and Chairs: Bistro style tables and chairs
arranged in groups, of uniform manufacture to be
selected by the Public Works Department. Color to
be chosen by the business owner.
• A-Frame signage: Must advertise on-site offerings
only. 4 ft2 maximum area per side and 3’ maximum
height. Must be moved inside when the adjacent
business is closed.
• Menu signage: Display of a single-sided menu for
a restaurant on a pedestal. The size of the frame
shall not exceed 3 ft2.
• Potted plants, space allowing.
Front Street - Sidewalk Amenity Zone Example
Ordinance No. 25-1766 Page 71 of 366
Front Street - Proposed
Reconfigured one-way road prioritizes
pedestrian safety and diverts traffic to Firestone
Historic Front Street character
and building facades are preserved
Ordinance No. 25-1766 Page 72 of 366
Front Street
Front Street has new eateries and unique businesses within historically preserved buildings, nightlife. On a reconfigured one-way street with diagonal parking, enabling a new expanded sidewalk with outdoor dining and generous places to hang out.
Dining, music venues, and
public meeting places
Pride in people and place Health and wellness Supportive community Pass-through lined with microretail
links to new Firestone development
Updated street furniture and lighting defines
“revitalized historic” character of the district
Sidewalk extended to make space for outdoor
dining, shade, and stormwater infiltration
Ordinance No. 25-1766 Page 73 of 366
64 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - PASSTHROUGH
Front Street - Proposed Passthrough Improvements
Front Street - Proposed Passthrough Elements
8.00 LT
LT
LT
RT
RT
LT
RT
RT
LT
LT
RT
LT
RT
LT
RT
LT RT
LT
RT
LT
RT
RT
LT
RT
8.00 LT
LT
LT
RT
RT
LT
RT
RT
LT
LT
RT
LT
RT
LT
RT
LT RT
LT
RT
LT
RT
RT
LT
RT
4 5
6 10
9 13
12 Retail Medical Residential over Retail Residential Private green space Public green space 0’
1’ = 120’
60’ 120’
Front St
Firestone Blvd
Clarkdale Ave
San Antonio Dr
1 10
1 2
3 6
8 7
11 2
Ordinance No. 25-1766 Page 74 of 366
Tree located in semi-interior environment
Micro, passthrough-oriented retail.
7 8
7 13
9 Tree located in passthrough, Mural featuring
references to the community’s identity, Connection
to pedestrian trail.
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 65
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
3 4
5 6
7 8
9 10
11 12
13 14
Passthrough
District Placemaking Feature. Provides identity
to passthrough and district.
Mid-block Pass-through. Supports a more
walkable district as well as a connection of
Firestone Blvd to Front St and pedestrian trail.
Mid-block Pass-through provides additional
opportunities for outdoor dining and
placemaking.
Tabled Road Crossing. Prioritize pedestrian rightof-way and provide traffic calming along Front St for safe pedestian crossing.
Street Trees and shading (new) buffer sidewalk
and improve walkability for pedestrians.
Lobby spaces and retail in adjacent building
oriented toward passthrough.
Tree located in passthrough grows through
buildings roof opening embracing the
surrounding public space.
Micro retail businesses line the passthrough as
an opportunity for public space.
Placemaking feature serves as a wayfinding
node connecting pedestrian trail to district.
Seating area on street serves to improve
pedestrian experience and place.
Plaza space in alley serves as pick-up/drop-off
zone for Front Street.
Spill out space provides area for public
engagement.
Mural serves as a moment of community identity.
Southern Bulb-out protected area for pedestrian
activity.
1 2
Ordinance No. 25-1766 Page 75 of 366
66 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - PASSTHROUGH
Passthrough guidelines
The passthrough shall traverse from Firestone
Boulevard to the Norwalk Railway Corridor. It will be
a hardscaped pedestrian space measuring 25’ wide,
widening into plaza-like spaces in areas where local
conditions permit.
The passthrough traverses sidewalks on Firestone
Boulevard and Front Street, an alley, and the Norwalk
Railway Corridor. In each of these areas, the design
elements of the passthrough should take precedence
over the other circulation ways, as appropriate for
safety and engineering considerations.
Hardscape paving. Gray concrete tone similar to
existing sidewalks. Long longitudinal sawcut score
lines forming an elongated rectangle pattern as
illustrated in the rendering below.
Trees. In relatively unprogrammed areas and as
appropriate, trees should be planted in the middle of
the passthrough.
Passthrough through existing building. Where the
passthrough meets the current commercial block,
the central 25’ storefront should be removed from
the building to allow for public circulation. Portions of the roof and street frontage would be removed, while
structural elements would be retained. A large central
tree is envisioned for the center of this space, with
planter seating around its base, forming a unique
moment within the Front Street Historic District.
Bollards. Where the passthrough intersects the Front
Street roadway and the alley, retractable or removable
bollards should be spaced at a distance of 4’ to prevent cars from entering the passthrough. Traditional, black
metal style.
Passthrough terminations. Where the passthrough
terminates at Firestone Boulevard and the Railway
Front Street - Proposed Passthrough Guidelines
Ordinance No. 25-1766 Page 76 of 366
Accent Trees
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 67
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Corridor, special treatments should be installed:
• Change in sawcut concrete pattern, to highlight a
special place.
• Bulb-out into the parking lane on Firestone
Boulevard.
• End-cap tree centered on the passthrough to
establish a visual termination.
• Flanking end-cap tree with benches in the same
design language as Front Street bulb-out furniture.
• Gateway Monument (see page 73) and/ or corner
element on parking garage
• Consider etched or environmental graphic guiding
people to Front Street
Passthrough plazas. Where the passthrough has an
opportunity to widen (e.g. behind the Front Street
storefronts, on the south side of Front Street where
there is currently a parking lot), opportunities should be taken to fill these areas with additional shade,
lighting, seating, bicycle racks, trash cans and public art in Front Street design language.
Front Street - Proposed Passthrough termination view from Firestone Blvd Saw-cut Concrete
Bike Rack
Benches
Historic Light
Ordinance No. 25-1766 Page 77 of 366
P/L S/B N/B P/L
Travel lane
12’
Travel lane
12’
Parking
Sidewalk
10’
8’
Parking
Roadway
40’
Right - of - Way
60’
8’
Sidewalk
10’
West RowEast Row
Front St
Firestone Blvd
Clarkdale Ave
San Antonio Dr
1 5
2 3
4 68 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - LOCAL STREETS
Retail Medical Residential over Retail Residential Private green space Public green space 0’
1’ = 120’
60’ 120’
Typical Local/Collector Street Proposed Plan - e.g. Clarkdale Avenue Typical Local/Collector Street Proposed Cross-Section
Ordinance No. 25-1766 Page 78 of 366
High visibility corner bulb-outs. Shorten
pedestrian crossings and prioritize pedestrian
right-of-way and safety. Create more continuous
pedestrian experience.
Street Tree Wells serve as shading elements
and buffer sidewalk to improve walkability for
pedestrians.
Corridor lined with parking to provide additional
parking options for the district.
Southern Bulb-out protected area for pedestrian
activity.
Median Refuge serves as protected waiting area
for crossing pedestrians.
Tree well in parking lane.
Bulb-out. Source: City of Hoboken.
Comfortable median refuge allowing crossing across
Firestone Boulevard
2 1
6 Local Streets
The following guidelines apply to - Clarkdale, Funston, Norwalk Blvd, Sproul Street in the vicinity of the Front Street Historic District.
1 3
4 5
2 CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 69
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Ordinance No. 25-1766 Page 79 of 366
Local Street Streetscape - Front Street Historic District 8 1
6 7
2 3
4 5
5 Front Street - Proposed Streetscape Plans
70 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - LOCAL STREETS
Ordinance No. 25-1766 Page 80 of 366
Streetscape Elements
Local Streets
Planting
Street Trees planted in sidewalk: Aligned to
dividing lines between on-street parking stalls,
25’-0” O.C., refer to Appendix C for species.
Street Trees planted in parking lane tree wells:
one of every 4-5 spaces converted to tree well,
with bioretention, refer to Appendix C for species.
Accent Planting planted in parking lane tree
wells, see Appendix C
Hardscape
Existing concrete walkways: to remain, unless required
by the city, If replacement of sidewalk is required, new walkway shall match color, texture with score joints to match existing walkway.
Permeable Paving: in parking lane
Street Furniture
Street furniture required south of Firestone Boulevard
only
Historic Lighting: 50’-0” O.C.
Available thru The Ruzika Company.
Historic Litter Bins: 50’-0” O.C. BRBS-103
Available thru Victor Stanley, LLC.
Historic Benches: 50’-0” O.C. C-10
Available thru Victor Stanley, LLC.
Historic 4’-0” Tree Grates at each street tree
planted in sidewalk: See Appendix C for tree
species. Available thru Urban Accessories, Inc.
4’-0” Tree Grates
Historic Bollard Litter Bins
Street Trees
1 2
3 4
5 6
7 8
Historic Light
Benches
Accent Planting
Permeable paving
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 71
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Ordinance No. 25-1766 Page 81 of 366
72 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.2 PUBLIC REALM - GATEWAYS AND WAYFINDING
San Antonio Dr.
Retail Medical Residential over Retail Residential Private green space Public green space 0’
1’ = 500’
250’ 500’
Gateway and wayfinding design guidelines
The Specific Plan outlines the establishment of
strategic gateways and wayfinding signs to brand,
define and direct people to the Front Street Historic
District. Front Street has languished in vacancy and
economic depression for many years, with much of the
local and regional community unaware of its existence.
Moreover, being devoid of high traffic and signal
access, many individuals may have never encountered
it during their travels.
Chief among the gateway elements is an overhead
sign at the entrance to Front Street from San Antonio
Drive, poised to significantly enhance the street’s
visibility and designate it as a main street for the City of Norwalk. Other gateways are pivotal for directing
pedestrians and motorists towards the passthrough
and Norwalk Railway Corridor, while also integrating
the area around Firestone Boulevard and San Antonio
Drive into the Front Street Historic District. This
intersection holds particular significance due to its
heightened visibility compared to Front Street itself.
The wayfinding strategy for the Front Street Historic
District is crafted to enhance district visibility and
facilitate access to the proposed parking lot/structure at the corner of Firestone Boulevard and San Antonio
Drive. Several wayfinding signs are tailored to simplify garage usage for motorists unaccustomed to public
parking facilities, a scenario not uncommon given the
scarcity of such amenities in the immediate vicinity of Norwalk.
G1
G2
G3
G3
W1
W2
W3
W1
W3
W4
W4
W4
Sproul St.
Olive St.
Front St.
Clarkdale Ave.
Funston Ave.
Norwalk Blvd.
Ordinance No. 25-1766 Page 82 of 366
Small Gateway Pillar.
Overhead Gateway Sign.
Gateway intersection pillar.
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 73
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Gateway elements
The gateway elements should be designed as a family
to reflect the theme of the Front Street Historic District.
Brick bases and structures, black metal posts, and the
words “Front Street” are key elements of the design.
Gateway Intersection Pillar. To be implemented if
public parking facility is constructed as a surface
lot. Uplighting and 20’-25’ height.
Overhead Gateway Sign. Primary entry point into
Front Street; use metallic structure for overhead
element to reduce the visual impact. If overheard
gateway is visually impacted by new signal. Us
two pillars instead.
Small Gateway Pillar at entries to passthrough,
Roughly 15’ height, or consider corner element
on parking garage at Firestone entrance is built
concurrently.
Wayfinding signage
Freeway off-ramp oriented directional signage
“Reassurance” directional signage - reassures
travelers that they are traveling toward the Front
Street Historic District
Public parking-oriented directional signage.
Direct southbound San Antonio Drive traffic to
driveway to be located on Firestone Boulevard.
Direct westbound Firestone Boulevard traffic to
Clarkdale Avenue to use alley.
Parking projecting sign. Sign projecting from
parking garage and/or residential building
indicating place of entry into parking garage
or alley. Wall signage may also be appropriate
above the vehicular entry to the parking garage
itself.
In addition, opportunities should be explored with
Caltrans to place an informational sign on the
northbound and southbound I-5 freeway guiding
traffic to use exit 121 (Norwalk Blvd/Imperial Hwy)
to access the Norwalk Civic Center and Front Street
Historic District.
G1
G2
G3
G3
G2
G1
W1
W2
W3
W4
Ordinance No. 25-1766 Page 83 of 366
74 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.3 ZONING AND DESIGN GUIDELINES
This section gives the zoning and development/design
standards for the Town Square District. On the following pages, permitted land uses, height limits, residential
densities, frontage types, and setbacks are regulated.
Properties facing Front Street are additionally required to comply with the design standards given on page 82.
Any areas within the district boundary that are
represented without color in the maps on the following
pages are not governed by this Specific Plan. Rather,
the City’s Zoning Code and Map apply.
Zoning Strategy
The goal is to revitalize Front Street to its dual roles as a historic main street and entertainment district.
Preservation of quality existing structures and
reinvigoration with new, people-centric businesses is
key. Given this, and that the street is envisioned as
a bustling commercial and entertainment hub with
vibrant nightlife, residential developments along the
street are expressly prohibited.
Recognizing the essential role of increased population
in fostering patronage for businesses, however,
properties facing Firestone Boulevard, as well as
those facing other streets within the Firestone and San Antonio Corridors near the Front Street Historic District, are given more accommodating use regulations
permitting residences, with higher densities and height limits.
3.3 Front St District - Zoning and Design Guidelines
Ordinance No. 25-1766 Page 84 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 75
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
0’
1’ = 500’
250’ 500’
To I-5
Sproul St.
Firestone Blvd.
Front St.
Olive St.
Clarkdale Ave.
San Antonio Dr.
Funston Ave.
Foster Rd.
Norwalk Blvd.
Active Commercial Uses Only
Flexible Residential and/or Commercial
Active Commercial or Mixed Use
District Boundary Permitted Uses
Front Street itself (purple on map) permits commercial
uses, with limited allowances for light industrial
activities when paired with retail operations.
Residential uses are prohibited, but live/work
arrangements are permissible, subject to a conditional
use permit.
Properties facing Firestone Blvd permit residential
use. Commercial activities are mandated within one
block of the corner where San Antonio Drive intersects
with Firestone Boulevard. This pivotal intersection is
intended to remain bustling with pedestrian activity,
serving as a diverse and locally-oriented counterpart
to the entertainment-centric establishments of Front
Street and The Walk situated to its north. A minimum
of 10% of gross floor area for this corner should be
dedicated to active commercial uses.
The list of permitted uses for each area begins on the
following page.
Ordinance No. 25-1766 Page 85 of 366
76 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.3 ZONING AND DESIGN GUIDELINES
W = Wireless Telecommunicatons Facility Permit; P = Permitted; C = Conditional Use Permit Required N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Gross floor area dedicated to active commercial uses:
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
N/A 10% N/A
Mixed-Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
P P P
Retail
Department Stores C P P ACU
General Merchandise Stores C P C ACU
Quality Home Department Superstores C P C ACU
Book Superstores C P C ACU
Electronic Superstores C P C ACU
Supermarkets P P P ACU
Specialty food markets P P P ACU
Community oriented anchors over 65,000 sf C C C ACU
Apparel & accessory stores P P P ACU
Second hand/antique stores P P C ACU
Sporting good stores P P P ACU
Furniture & home furnishings P P P ACU
Book stores P P P ACU
Open air markets (Farmers Market) D D D
Appliance and electronic stores P P P ACU
Retail Tobacco Stores NP NP ACU
Alcohol sales (off-site) C C C
Entertainment
Movie Theaters C P P ACU
Concert Halls P P NP ACU
Performing Arts Theaters P P P ACU
Sports Venues (Indoor) P P NP ACU
w/ alcohol C C C ACU
Sports Venues (Outdoor) C NP NP
w/ alcohol C C C
Eating and Drinking Establishments
Full service P P P ACU
w/ Outdoor dining D D D ACU
w/ Live entertainment C C P ACU
w/ dancing C C P ACU
w/ alcohol C C C ACU
Food Truck P P P
Vendor carts, spaces, or stands D D D
Drive-through NP NP NP
Entertainment & Recreation
Permitted Uses List
Ordinance No. 25-1766 Page 86 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 77
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Types of Uses Notes/References
Small scale movie theaters C P P ACU
Bowling Centers P P P ACU
Billiards parlors NP C C ACU
Adult Entertainment NP NP NP
Health & excercise clubs P P P ACU
Health & excercise (greater than 3,000 Gfa) D D D ACU
Amusement arcades NP C C ACU
Convenience Uses
Small scale pharmacies P P P ACU
Small scale grocery or food sales P P P ACU
Convenience stores P P P ACU
Hardware stores / lock & key shops P P P ACU
Discount Stores C NP NP
Small collection / recycling facilities C C C
Delicatessens, cafes, bakeries P P P ACU
Florists P P P ACU
Eating & drinking establishments w/ less than 12 seats P P P ACU Business Services
Banks P P P
Mail / Shipping P P P
Financial Services P P P
Payday loan NP NP NP
Photocopying & printing P P P
Office supply P P P
Personal Services
Barber shops / hair & nail salons P P P ACU
Tanning salons & spas P P P ACU
Wellness studios/centers P P P ACU
Massage Establishments C C C
Animal care (Kennel/Grooming) P P P
Dry cleaning establishments P P P ACU
Self-service laundromats P P NP ACU
Body Art/Tattoo NP NP D ACU
Computer/Cell Phone Repair P P D ACU
Service Commercial & Repair
Plumbing services NP NP NP
Vacuum cleaner. Sewing, and appliance repair NP NP NP
Repair services (non-automotive) P P NP
Gas stations NP NP NP
Auto Repair shops C NP NP
Large Scale Commercial Goods
W = Wireless Telecommunicatons Facility Permit; P = Permitted; C = Conditional Use Permit Required Permitted Uses List Continued N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Ordinance No. 25-1766 Page 87 of 366
78 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.3 ZONING AND DESIGN GUIDELINES
Types of Uses Notes/References
Warehouse retail P P NP
Equipment retail P P NP
Construction supply NP NP NP
Restaurant supply NP NP NP
Auto supply stores NP NP NP
Vehicle Sales
Automobile sales (New/used vehicles) C NP NP
Carwash NP NP NP
Motorcycle/powersports sales NP NP NP
RV Sales/Rentals C NP NP
Civic and Cultural
Art Gallery P P P ACU
Auditoriums P P P ACU
Civic & private clubs C C P ACU
Museums P P P
Public Assembly (greater than 3,000 sf GFA) D D D
Libraries P P P ACU
Educational facilities C C C
Exhibition or conference centers C C C ACU
Police stations & fire stations P P P
Vocational school P NP NP
Community Facilities or courthouses NP NP P ACU
Performing arts facilities C C C ACU
Post offices P P P ACU
Social Services NP P NP ACU
Swimming pools P P P
Transit facilities or stations P P P
Hospitals C C NP
Banquet Halls or convention centers C C C ACU
Stadiums, not including stadiums for professional sports teams
C C NP
Minor Utilities P P P 2.Not along ground-floor street
frontage.
Commercial parking facility NP P NP
Indoor or outdoor public recreation facilities P P P ACU, only indoor facilities Workplace 2.Office uses not along ground
floor street frontage.
1. Professional Services
Research & development offices P P P
Print and electronic media offices (newspaper, magazine, radio, TV)
P P P
Any other professional, executive, or admin. office use P P P W = Wireless Telecommunicatons Facility Permit; P = Permitted; C = Conditional Use Permit Required Permitted Uses List Continued N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Ordinance No. 25-1766 Page 88 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 79
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Types of Uses Notes/References
Educational & institutional offices P P P
Tutoring Centers P P P
Data or telecommunications offices P P P
2. Medical Services
Medical, dental, or psychiatric offices or facilities P P NP ACU Counseling P P NP ACU
Indoor veterinary clinics P P NP
Acupuncture, physical therapy, chiropractic P P NP ACU
Mortuary / Undertaking services NP NP NP
3. Light Industrial
Artisanal manufacturing, fabrication, processing, or
assembly use
NP NP P
Product manufacturing, fabrication, processing, or
assembly use
NP NP C
Research and development labs or other facilities NP NP NP Brewery, winery, distillery, cidery, with or without tasting room
D D P
Wireless communications facility W W NP 1.Building, structure or facade mounted installation only, subject to
standards in MC 17.04.300(A).
Heavy industry such as manufacturing or processes that
invlove hazardous materials or waste
NP NP NP
Towing service (including towing yards) NP NP NP
Machine shop NP NP NP
Small collection/recycling facilities NP NP NP
Uses with more than 350 sf of bldg space per employee NP NP NP Indoor or outdoor storage warehouse NP NP NP
Lodging
Hotel/Extended Stay D D D
Motels C C C
Hostels C C NP
Residential
Single Family Homes P NP NP
Multi-family Residential P P NP
Single Room Occupancy (SROs) P P NP
Residential care facilities P P/C NP
Caretaker residential P NP C
Live/Work P P P
Trailer Park court NP C NP
Transitional housing P P NP
Emergency Shelter P NP NP
W = Wireless Telecommunicatons Facility Permit; P = Permitted; C = Conditional Use Permit Required Permitted Uses List Continued N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Ordinance No. 25-1766 Page 89 of 366
80 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.3 ZONING AND DESIGN GUIDELINES
0’
1’ = 500’
250’ 500’
To I-5
Sproul St.
Firestone Blvd.
Front St.
Olive St.
Clarkdale Ave.
San Antonio Dr.
Funston Ave.
Foster Rd.
Norwalk Blvd.
Residential Density
While no residential use is allowed on Front Street,
much of Firestone Boulevard, San Antonio Drive, and
the transitional neighborhoods adjacent to the Norwalk
Arts and Sports Complex (some of which are outside
the boundary of the Front Street Historic District),
are zoned with densities of 60-80 du/ac in order to
facilitate the evolution of this part of Norwalk into a vibrant, pedestrian-oriented district over time. Such
a development approach fosters diversity in housing
options, pricing, and living environments, steering
away from uniform drive-in/drive-out destinations or an entirely corridor-focused development strategy which
lends itself only to one type of housing.
60 du/ac
80 du/ac
District Boundary
Ordinance No. 25-1766 Page 90 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 81
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
0’
1’ = 500’
250’ 500’
To I-5
Sproul St.
Firestone Blvd.
Front St.
Olive St.
Clarkdale Ave.
San Antonio Dr.
Funston Ave.
Foster Rd.
Norwalk Blvd.
3 stories/40’
5 Stories/65’
No concession
6 Stories/75’
Height Limits
The intent of the Front Street Historic District is to retain existing buildings that contribute to the character of
the district. Where infill occurs, it should retain the overall scale of development present on the street.
For this reason, heights are capped at three stories.
Off Front Street, height limits are generally five stories, with an option to increase to six stories with on-site
affordable housing.
District Boundary
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
Ordinance No. 25-1766 Page 91 of 366
82 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.3 ZONING AND DESIGN GUIDELINES
0’
1’ = 500’
250’ 500’
To I-5
Sproul St.
Firestone Blvd.
Front St.
Olive St.
Clarkdale Ave.
San Antonio Dr.
Funston Ave.
Foster Rd.
Norwalk Blvd.
Frontage Types and Setbacks
Within the Front Street Historic District, there are two different sets of district-specific frontage and design standards which apply. The most stringent set of
design standards applies to Front Street, ensuring that restoration of existing structures and new construction are done in a way that respect the rhythm, materiality
and design language of the existing commercial
buildings, particularly the commercial block and Bank
of Norwalk building. These guidelines can be found on
page 84. In the remainder of the Front Street Historic
District, more flexibility is allowed in terms of frontage; nevertheless, certain design parameters, found on
pages 319-323, are required to signal the relationship
to Front Street and establish more of a traditional
“downtown” environment within this area.
District Boundary
Ordinance No. 25-1766 Page 92 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 83
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Color Indicated on Map
Shopfront (p. 319)
Street Setback
Yes1
4’ min/max(N)
3’ min/max(S)
Yes
0’ min
5’ max
Yes
0’ min
10’ max
Yes
0’ min
5’ max
Lobby (p. 320)
Street Setback
No No Yes
5’ min
15’ max
Yes
5’ min
15’ max
Stoop (p. 321)
Street Setback
No No Yes
10’ min
20’ max
Yes
10’ min
20’ max
Surface Parking (p. 322)
Maximum Width2
No No Yes
30%
Yes
50%
Structured Parking (p. 323)
Maximum Width3
No Yes
30%
Yes
30%
Yes
70%
1 Special design guidelines apply along Front Street, see page 84. 2 As a percentage of street frontage. Public parking lots exempt. 3 As a percentage of street frontage. Public parking structures exempt.
Street Frontage Types and Setbacks
Interior Property Line Setbacks
Color of Primary Frontage1
Interior Side Setback 0’ min 0’ min for 1st/2nd story commercial; else 5’ min + 1’ for each
story above 2nd
Rear Setback 0’ min 5’ min + 1’ for each story above
2nd; 0’ min adjacent to alley
1 Ordinance
The primar
No.
y frontage is the frontage whose color appears first (furthest to the left) in the tables above. 25-1766 Page 93 of 366
84 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
3.3 ZONING AND DESIGN GUIDELINES
Front Street Shopfront Guidelines and
Standards
Historic shopfronts are intact at several locations:
1. 12115 – 12139 Front Street
2. 12142 Front Street (Bank of Norwalk)
3. 13418 Front Street (multi-story building)
4. 12173 Front Street
5. 12183 Front Street
Key features of these shopfronts are shown in the
graphic at right.
The goal of the standards below is to preserve and
enhance these historic shopfronts, and encourage
other parcels along the street to implement shopfronts
that maintain the historic scale and character, activate the public realm, and celebrate the legacy of Norwalk.
Implementation of these standards is additive to the
standards of the “shopfront” frontage type (section
A.15.a) and all applicable design standards.
Objective Standards
1. Building facades on Front Street shall establish
a minimum of 80% transparency between two
feet and nine feet above sidewalk level.
2. Every façade shall incorporate a blockhead of
between one and two feet above sidewalk level.
3. Shopfronts shall incorporate integral (nonpainted on) brick as a primary wall or trim material.
4. No new curb cuts shall be provided on Front
Street.
Historic Shopfront Design versus Existing
Shopfront Design on Front Street
The design of shopfronts on Front Street in the 1930s
(seen in the top photo on the next page) included
specific design elements as listed below:
• Awnings with and without signage
• Projecting wall signage
• Signage elevated above awnings
• Recessed entry
• Transom windows
• Regularly spaced shopfronts and entries
• Shopfront windows
• Elevated roof/facade elements
Over the past decades, the design of the shopfronts
on Front Street has evolved. The existing shopfronts
still evoke memories of historic Front Street, however, changes could be made in the future to return the
design of the shopfronts to their historic origin.
Notable changes to the design of the shopfronts on
Front Street include:
• The removal of awnings
• The leveling of the roof line
• The covering of the transom window
transparency
• Some of the formerly recessed entries have been
made flush with the sidewalk
• Some of the windows have been altered to be
smaller than the original design
• Signage was moved lower on the facade, where
the transom windows were formerly located
• Some of the shopfronts have been combined,
creating an irregularly spaced pattern
The City’s goal is to preserve and enhance these
historic shopfronts, returning Front Street to the main street character and historic shopfront design of the
past. In order to restore these historic shopfronts to
their former glory the following list of improvements
may be made by property owners. It is imperative
that property owners coordinate to the same
facade improvements to ensure that Front Street is
transformed on the whole back to its historic design,
not in a haphazard, piecemeal fashion.
1. Awnings shall be restored to shopfronts. The
awnings sall be of a similar design to those on
the shopfronts as illustrated in the 1930s image
to the right.
2. The transom windows shall be uncovered and
their transparency restored.
3. All shopfront entries shall be recessed, to match
the 1930s design.
4. All windows shall be restored to the original
1930s design to match the recessed entries.
5. Signage shall be located either on the awnings,
above the transom windows, or both. Projecting
wall signage shall be allowed above transom
windows.
6. Where possible, shopfronts that were combined
will be split into separate facades and entries, so
as to restore the regular spacing of shopfronts.
Ordinance No. 25-1766 Page 94 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 85
CHAPTER 3 FRONT STREET HISTORIC DISTRICT
Historic Front Street District Shopfronts - circa 1930s Historic Front Street District Shopfronts - current condition (circa 2024) Historic Front Street District Shopfronts - current condition (circa 2024) Ordinance No. 25-1766 Page 95 of 366
Ordinance No. 25-1766 Page 96 of 366
TOWN SQUARE DISTRICT
CHAPTER 4
Ordinance No. 25-1766 Page 97 of 366
Historic Town Square
Source: Gold West
Historic Town Square
Source: Ralph Morris
88 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.1 FRAMEWORK AND VISION
4.1 Town Square District - Vision and Framework
History and Vision
Norwalk Town Square is one of the most iconic
locations in the City. Constructed in 1951 after being
designed by noted architect Stiles O. Clements, the
mall became one of the most popular shopping centers
in the Gateway Cities area. Norwalk Town Square
provided a gathering place for the community to eat,
shop, and socialize on weeknights and weekends.
Additionally, it was sizeable enough to host frequent,
large community events. Norwalk Town Square
included a variety of businesses such as department
stores J.C. Penney and Sears, drugstore Sav-On, food
market Market Basket, gift shops, sporting goods
stores, restaurants, donut shops, shoe repair shops,
jewelers, The Melody Shoppe (a music store), a barber
shop, and an eight-screen movie theater.
While Norwalk Town Square still serves some regular
needs in the community, the attraction of the center
is diminished, with new malls and districts in other
cities capturing much of the local market. The largest
tenants are currently discount stores, banks and a
health insurance office. The center does have an active marketing program: murals abound and a local movie
theater start-up, Milagro Cinemas, operates the eightscreen theater. People continue to identify with the iconic “Norwalk Square” sign designed by Clements.
Residents pose for photos in front of the sign, create
artwork featuring the sign, commission tattoos of the
sign, and more.
The Town Square District includes areas just to the east of the center along Pioneer Boulevard, San Antonio
Drive and Rosecrans Avenue. Since the 1970’s, these
areas have been a target of redevelopment activity.
They house some of the City’s densest housing,
Ordinance No. 25-1766 Page 98 of 366
Artistic expression visualizing pride in the City of Norwalk Norwalk Town Square Sign Tattoo.
Source: IG staceylynn_
Norwalk Town Square Today
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 89
CHAPTER 4 TOWN SQUARE DISTRICT
including 421 senior apartments, some located in
an eleven-story tower. The City’s senior center is also in this area. While these areas have been intensively
developed, they remain unlinked to the Town Square
District and City as a whole, leaving their often transitdependent residents isolated from amenities and opportunities.
Given the history of the Town Square shopping center
and the community’s ongoing identification with the
sign, it is no wonder that practically all of the residents who participated in community engagement events
identified the Town Square as one of two major focal
points to be revitalized in the Heart of Norwalk. While conversations with the property owner revealed that a
major re-visioning of the center itself is not imminent, urban design interventions around the Five Points
intersection will restore the area’s prominence,
create dramatic new community amenities, connect
the center to the community, and support the longterm improvement of the shopping experience. The centerpiece of these changes will be the repurposing
of the southbound lanes of San Antonio Drive into a
linear park and gateway plaza complementing the
Town Square sign as an entry into the Heart of Norwalk.
Ordinance No. 25-1766 Page 99 of 366
Long Crossing Distances
High-Density residential separated from Town Square
and surroundings
90 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.1 FRAMEWORK AND VISION
Rosecrans Ave
Pioneer Blvd
Rosecrans Ave
Pioneer Blvd
San Antonio Dr
Reorienting the Circulation to Create New
Connections and Open Spaces
The Five Points intersection is one of the most
important intersections in the City of Norwalk as it
represents the confluence of Pioneer Boulevard,
Rosecrans Avenue and San Antonio Drive. Instead of
taking advantage of its strategic location however, its current layout actually creates several major problems:
1. It is one of the most congested intersections in the City, because its five legs require an extra traffic
signal phase which induces greater delay for all
vehicles around the intersection.
2. The angle at which San Antonio Drive hits the
intersection requires long crossing distances,
which expose pedestrians (many of whom are
seniors) to crashes. At least six pedestrians and
seven cyclists were struck at the intersection
between 2010 and 2019.
3. The long crossing distances and complicated
signal cycles dissuade people from walking; it can
take up to eight to ten minutes to make a loop
around the intersection on foot. This can make
walking even the short distances between area
apartments and the Town Square a hassle.
The plan addresses all these issues by eliminating the
southwest-bound leg of San Antonio Drive south of
Orange Street. Vehicular traffic, which is only 13,960
daily vehicles south of Firestone Boulevard, would
be redirected to westbound Orange Street, where
it can either enter Norwalk Town Square directly or
turn south along Pioneer Boulevard to reach the Five
Points intersection. (Traffic analyses show that this
Orange/Pioneer intersection has sufficient capacity
to handle the resulting traffic.) With the elimination of this leg, average delays for drivers at the Five Points intersection would be reduced from approximately 95
seconds to 40 seconds in the AM peak hour, and from
80 to 45 seconds in the PM peak hour. In addition,
pedestrian crossing distances would be reduced from
194 to 110 feet across the northern two legs of the
intersection, allowing for a more efficient use of traffic signal green time by the vehicular phases.
The closure of the southwest-bound leg of the
intersection frees up over 27,000 square feet to
be repurposed into a linear park serving the local
community. Currently, the closest park to this highdensity neighborhood is 0.8 miles away. The initial concept for the linear park can be found in section 4.2. 110’ 84’
96’
80’
80’
Ordinance No. 25-1766 Page 100 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 91
CHAPTER 4 TOWN SQUARE DISTRICT
Town Square District - Existing Circulation Patterns
Town Square District - Proposed Circulation Patterns
Existing Condition
Proposed Condition
Crossing Distance 194’(North Side)
Crossing Distance 110’(North Side)
AM Vehicle Delay 95 sec (Average)
AM Vehicle Delay 40 sec (Average)
Rosecrans Ave
Pioneer Blvd
San Antonio Dr
Orange St
Orange St
San Antonio Dr
Pioneer Blvd
Rosecrans Ave
80’
110’
30’
84’
Ordinance No. 25-1766 Page 101 of 366
92 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.1 FRAMEWORK AND VISION
0’
1’ = 500’
250’ 500’
Retail Medical Residential over Retail Residential Private green space Public green space District Framework
The framework for the Town Square District focuses on
urban design interventions east of the Town Square
shopping center that bridge the gap and transition
between the residential, “village” environment of San
Antonio Drive (see Chapter 7) and the large and autooriented character of Norwalk Town Square, turning the area into a livable and attractive district. A linear park replacing southbound San Antonio Drive provides
new amenities to current and future residents, and
Pioneer Boulevard is enhanced in this section as a
short walkable storefront commercial segment,
complementing Town Square.
Further, the district framework creates a strong
gateway to the Heart of Norwalk from the south or west.
The northwest corner of the Five Points intersection
continues to be dominated by the Town Square sign,
with development set back and view corridors toward
the sign preserved. The large intersection, auto
body shop and gas station on the northeast corners
are replaced by a gateway plaza guiding drivers,
pedestrians and cyclists toward the Front Street
Historic District and Civic Center.
D1
D2
D6
D3
D5
D4
C1
C3
C2
C5
C4
P1
C6 San Antonio Dr
Rosecrans Ave
Pioneer Blvd
Funston Ave
Clarkdale Ave
Orange St
Sycamore St
Walnut St
Pine St
Ordinance No. 25-1766 Page 102 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 93
CHAPTER 4 TOWN SQUARE DISTRICT
Streetscapes & Open Space
Heart of Norwalk Gateway Plaza and Heart
of Norwalk Gateway Plaza and Reconfigured
Five Points Intersection – Replacement of
southbound San Antonio Drive leg with gateway
plaza extending out into the current intersection
footprint. Plaza also extends in a circumferential
fashion east of San Antonio Drive to Rosecrans
Avenue, with potentials to extend westward in a
similar fashion under current Town Square sign.
Plaza designed with high visibility and united
with high visibility crossings as described in
section 4.2.
San Antonio Drive Linear Park – Linear park
continuing gateway plaza in a northeast direction
along San Antonio Drive to Orange Street. Trails
and recreational amenities are focus.
Town Square Open Space Connections –
Potential for open space connections to and
through Town Square, including gateway plaza
enveloping the sign (see C1), interior connections
and spaces guiding to movie theater, and bicycle
connection along Flallon Avenue.
Pioneer Boulevard – Storefront commercial
stretch with on-street parking and pedestrian
amenities including new shade trees,
supporting existing commercial, new mixeduse development, and eventual Town Square engagement with the street.
Orange Street – Connection for San Antonio
Drive vehicles to Pioneer Boulevard, enhanced
for westbound vehicles.
Pioneer/Orange Pocket Park – New Pocket Park
on northeast corner of this intersection, created
through the reorientation of Orange Street to
create a more perpendicular intersection into
Pioneer Boulevard, Town Square and St. John
of God Church.
Development Sites and Destinations
Norwalk Town Square – Long-term upgrading
or redevelopment opportunity, preserving the
iconic sign and improving retail commercial
offerings. Shorter-term development potentials
may lie in the interior parking lot and shallow
commercial strip on the west side, maintaining
an appropriate transition to adjacent singlefamily residential.
Gateway Plaza Developments – New
developments facing, engaging and activating
gateway plaza. Ideal location for commercial
office, retail and/or restaurant.
Rosecrans Retail Development – Storefront
commercial development replacing building
burned in fire activates Rosecrans Avenue.
Development Site created by intersection
reorientation – Mixed-use development on bank
property provides northern bookend to Pioneer
Boulevard walkable commercial stretch.
Senior Center and Senior Housing - Existing City
senior center surrounded by 421 units of senior
housing.
School Redevelopment – Recently shuttered
school. Although the School District’s Advisory
Committee has been interested in utilizing the
site for green space, leasing space to community
groups or retail stores, and utilizing the site as
a performing arts center, it is also a potential
affordable housing site.
Parking
Orange/San Antonio shared parking lot –
Existing commercial parking lot to be converted
to shared parking for stores (daytime) and
Orange Avenue residents (nighttime). Replaces
nighttime parking need from south side of
Orange Avenue.
C1 D1
D2
D3
D4
D5
P1
C2
C3
C4
C5
C6
D6
Ordinance No. 25-1766 Page 103 of 366
Gateway plaza with public
space and outdoor dining
Town Square Shopping Center
and views to historic sign
Ordinance No. 25-1766 Page 104 of 366
Reconfiguration of San Antonio to create linear
park with neighborhood-serving amenities
Pride in people and place Health and wellness Supportive community Simpler and more compact intersection
improves safety and traffic flow
Ordinance No. 25-1766 Page 105 of 366
Town Square District - District and Street Key Plan
Five Points Intersection and Gateway Plaza - see
page 114
San Antonio Drive Linear Park - see page 116
Pioneer Boulevard (main street section) - see
page 118
Orange Street - see page 122
Rosecrans Avenue - see page 124
96 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.2 PUBLIC REALM - FIVE POINTS INTERSECTION
4.2 Town Square District - Public Realm
San Antonio Dr - see Chapter 7
Orange St
Pioneer Blvd
Rosecrans Ave
Five Points Intersection
As described in Section 4.1, closing southbound San
Antonio Drive to vehicular traffic significantly reduces the size of the Five Points intersection. This creates
a much safer environment for pedestrians crossing
from the linear park and senior housing into the Town
Square, while also reducing vehicular delay. The newly
available space is transformed into the gateway plaza,
which features two primary areas: the front space,
which is highly visible and open, where people move
across quickly except when taking photographs of the
Town Square sign or the plaza’s signature art piece.
Although the noise from the Five Points intersection is considerable in this area, further back (north) in the
plaza, there are comfortable spaces for spending time.
These include potential spill-out areas for future retail and restaurant uses surrounding the plaza which can
be developed with redevelopment of the current auto
body shop at the corner.
This pattern of having a public, open, ceremonial, and
movement-oriented front, with a back more suitable
for lingering, can be applied to the envisioned portions of the plaza east of San Antonio Drive (currently the
Shell gas station) or in the front corner of Norwalk Town Square once it implements open space. Eventually,
the gateway plaza may form a semicircular or oval
shape, extending from western Rosecrans Avenue to
the eastern portions of the same street.
O
P
P
S
S
O
5 5
R
R
Ordinance No. 25-1766 Page 106 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 97
CHAPTER 4 TOWN SQUARE DISTRICT
V05
DJI_20230905111342_0033_D
Five Points Intersection - Existing
Five Points Intersection - Proposed
Rosecrans Ave
San Antonio Dr
Pioneer Blvd
San Antonio Dr
Rosecrans Ave
Pioneer Blvd
Ordinance No. 25-1766 Page 107 of 366
98 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.2 PUBLIC REALM - FIVE POINTS INTERSECTION
2 5
2 3
4 4
3 5
1 1
7 8
8 7
6 6
0’
1’ =200’
100’ 200’
Five Points Intersection - Proposed Plan
Five Points Intersection - Proposed Improvements Rendered Retail Medical Residential over Retail Residential Private green space Public green space San Antonio Dr
Rosecrans Ave
Pioneer Blvd
Ordinance No. 25-1766 Page 108 of 366
Gateway art feature
Outdoor dining activates plaza edge
Pedestrian/bicycle wayfinding signage
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 99
CHAPTER 4 TOWN SQUARE DISTRICT
1 2
3 4
5 6
7 8
Key Notes:
Historic Norwalk Town Square Sign. Iconic Sign
brings sense of arrival into the Heart of Norwalk
and identity to the City.
Visible art feature with relationship to Norwalk
sign serves as a wayfinding node creating a
sense of arrival and place to add to the driver
and pedestrian experience.
Gateway Plaza. Open, visible public space to
support a more walkable district as it brings
a sense of destination to the Five Points
Intersection.
Outdoor dining area serves as spill out space
for pedestrians. Protects pedestrians from noisy
intersection as a shaded, buffered area and
activates the plaza.
Extended Southern Corner. Supports a more
walkable district providing shorter and safer
pedestrian crossing distances from Pioneer Blvd
across San Antonio Dr.
Gateway Plaza East. Complements gateway
plaza as element to create a sense of entry to
Heart of Norwalk. New buildings to front and
activate plaza.
Retail spaces attract pedestrian activity, activate
plaza and stimulate pedestrian travel to Pioneer
Blvd.
Norwalk Town Square serves the local
community with retail spaces and cinema as
well as long-term potential for upgrading or
redevelopment opportunity with a corner plaza
extension bringing people into the center from
intersection.
Wayfinding signage at the pedestrian/bicycle
and vehicular scales, located around the
intersection at appropriate places. Signage
directly to Town Square parking, linear park,
Front Street Historic District, Civic Center, and
freeways via prioritized routes for each mode.
9 4
2 9
Ordinance No. 25-1766 Page 109 of 366
100 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.2 PUBLIC REALM - SAN ANTONIO DR LINEAR PARK
1 2
3 4
5 7
6 0’
1’ = 200’
100’ 200’
San Antonio Drive Linear Park - Proposed Plan
Retail Medical Residential over Retail Residential Private green space Public green space 57’
San Antonio Dr
Rosecrans Ave
Pioneer Blvd
Ordinance No. 25-1766 Page 110 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 101
CHAPTER 4 TOWN SQUARE DISTRICT
1 2
3 4
5 6
7 Passive recreational area in northern portion
of the park providing a community garden
and shaded green open space in proximity to
residential and mixed-use development.
Active recreation area in middle of park with
activity centered amenities such as pickleball,
shuffleboard, and picnic areas as well as a
playground for local children.
Transition from recreational linear park to urban
gateway plaza. Seating, children’s activities, a
dog area, or a small lawn area would draw upon
gateway plaza retail and enhance the spatial
change to the urban corner.
Gateway plaza providing a public space
to support a more walkable district as it
brings a sense of destination to the Five
Points Intersection and provides additional
opportunities for outdoor dining and
placemaking.
Pedestrian and bike trail serve as a connection
through the linear park to enhance the
pedestrian connection and experience.
Activates and improves the walkability of the
park.
Existing median trees integrated into linear
park, interacting with pedestrian and bike trail.
One-way street northbound between Five
Points Intersection and Orange Street is
narrowed to facilitate crossings (see Chapter
7). Buffered Bike Facility connecting to bike
network enhancing pedestrian experience and
travel to other City districts. Traffic moving south
down San Antonio diverts to Orange St.
San Antonio Drive Linear Park
Key Notes:
Recreational activities that complement outdoor
retail/dining
Pedestrian/bicycle trail
6 Median trees
5 3
Ordinance No. 25-1766 Page 111 of 366
102 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.2 PUBLIC REALM - PIONEER BOULEVARD
1 2
3 4
6 5
0’
1’ = 200’
100’ 200’
7 7
Pioneer Boulevard - Proposed Plan
Retail Medical Residential over Retail Residential Private green space Public green space San Antonio Dr
Pioneer Blvd
Orange St
Rosecrans Ave
Ordinance No. 25-1766 Page 112 of 366
Pocket Park with Green Infrastructure
4 Infill street trees
2 CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 103
CHAPTER 4 TOWN SQUARE DISTRICT
7 Intersection realigned to created a more traffic
effective turn from westbound Orange St onto
Pioneer Blvd. This creates an ideal location for
highlighted entry into Norwalk Town Square
and St. John of God Church.
Pocket park created from intersection
realignment; potential planting and seating
area, and rain garden.
Development Site created from potential
property acquisition for intersection
realignment. Mixed-Use residential at this
corner with ground floor retail will create a
northern bookend destination for the street.
Infill street trees on sidewalk along both sides
of street serve as shading elements and buffer
sidewalk to improve walkability for pedestrians.
On-Street Parking stalls added to the west side
of Pioneer Blvd to add supply and welcome
potential future pedestrian-friendly retail along
street in Town Square.
Retail and open space at the gateway plaza
improve pedestrian activity along Pioneer Blvd
as they wrap pedestrian traffic onto the street
from the linear park and nearby neighborhoods.
Long-term opportunities to move Town Square
retail out to street, creating street frontage
complementary to east side of street.
Pioneer Boulevard
Key Notes:
1 2
3 4
5 6
Ordinance No. 25-1766 Page 113 of 366
104 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.2 PUBLIC REALM - PIONEER BOULEVARD
Pioneer Blvd. Streetscape - Town Square District
4 1 1
2 3
5 6
8 Pioneer Blvd. Streetscape - Town Square District
Ordinance No. 25-1766 Page 114 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 105
CHAPTER 4 TOWN SQUARE DISTRICT
Streetscape Elements
Pioneer Blvd.
Planting
Street Trees: 50’-0” O.C., Refer to Appendix C
for species. Offset between existing Mexican fan
palm trees on west side of street. East side of
street to line up with west side.
Convert hardscape in median to landscape, infill
with accent planting (see Appendix C)
Hardscape
Existing concrete walkways: to remain, unless
required by the city, If replacement of sidewalk is
required, new walkway shall match color, texture
with score joints to match existing walkway.
Street Furniture
Street Furniture should be contemporary in nature.
Pedestrian Lighting: 50’-0” O.C. SHUFFLE
Available thru Landscape Forms.
Benches: 50’-0” O.C. FGP Bench
Available thru Landscape Forms.
Litter Bins: 50’-0” O.C. Generation 50
Available thru Landscape Forms.
Bike Rack: 100’-0” O.C. MultipliCITY
Available thru Landscape Forms.
4’-0” Tree Grates: 50’-0” O.C.
KIVA Tree Grate
Available thru Urban Accessories, Inc.
1 2
3 4
5 6
7 8
Tree Grates
Accent Planting
ADA Access
Litter Bin Bike Racks
Bench Seating
Pedestrian Lighting
Street Trees
Ordinance No. 25-1766 Page 115 of 366
106 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.2 PUBLIC REALM - ORANGE STREET
Sidewalk
Travel lane
14’
Travel lane
14’
Sidewalk
12’
8’
Parking
8’
Parkway
8’
Walkway
P/L P/L
Roadway
36’
Right -of - Way
60’
12’
E/B W/B
South RowNorth Row
1 1
3 2 San Antonio Dr
Pioneer Blvd
Orange St
0’
1’ = 200’
100’ 200’
Orange Street - Proposed Plan
Orange Street - Proposed Section
Retail Medical Residential over Retail Residential Private green space Public green space 4 Ordinance No. 25-1766 Page 116 of 366
3 Traffic Diverter
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 107
CHAPTER 4 TOWN SQUARE DISTRICT
Orange Street
As discussed in Section 4.1, traffic moving
southbound along San Antonio Drive will be
redirected onto westbound Orange Street. To help
this connection feel more intuitive, parking on the
south side of the street will be eliminated to allow
12’ lanes, more suitable for the anticipated traffic
flow than the current 8’ lanes. Parking occupancy is
currently less than 50% an alternative to this change
would be to make the street one-way westbound while
allowing parking on both sides. Current eastbound
traffic volumes are fairly low (75 vehicles in peak hour AM hour and 88 vehicles in the peak PM hour), but
any change in access patterns should be cleared prior
by the community.
Parking on south side of street is eliminated to
create standard-width lanes to improve flow of
traffic.
Shared parking lot (parking for San Antonio Drive
commercial uses during the day, residential
overflow parking at night) to relieve street onparking loss.
Traffic Diverter in intersection to slow traffic and
intuitively redirect southbound traffic along San
Antonio Dr to Orange St
Street trees and parkway to be filled per City
standards
1 3
4 2
Ordinance No. 25-1766 Page 117 of 366
108 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.3 ZONING AND DESIGN GUIDELINES
This section gives the zoning and development/design
standards for the Town Square District. On the following pages, permitted land uses, height limits, residential
densities, frontage types, and setbacks are regulated.
Any areas within the district boundary that are
represented without color in the maps on the following
pages are not governed by this Specific Plan. Rather,
the City’s Zoning Code and Map apply
Zoning Strategy
The Town Square District is primarily a commercial
district; however, zoning regulations will be modified
to allow mixed or residential uses as a driver of
investment. While mixed-use zoning is applied
generally along Pioneer Boulevard, Rosecrans Avenue
and San Antonio Drive, heights, densities, frontage
types and commercial requirements vary to take into
account the very different character of each street that has been described in Sections 4.1 and 4.2.
Norwalk Town Square presents a unique case.
The property owner has indicated that wholesale
redevelopment into the more urban-style development
types generally provided for in this Specific Plan
is not on the horizon in the short term. However,
some incremental redevelopment concepts have
been considered. These concepts may require
departures from the frontage and development
standards implemented in this Plan. Further, there
are potentials for significant public open spaces on
the property, which depending on their scale and
the overall development program may require other
types of incentives to be provided by the City for their development and ongoing maintenance. Finally, the
community is highly invested in this site and a robust
community engagement process around potential
redevelopment of the center would be helpful. For
all these reasons, the Specific Plan establishes a
development agreement process for this site. Major
zoning criteria is set by this plan, but the ultimate
development plan will need to be approved by City
Council at the time that it is proposed.
District-Specific Design Standards
1. No curb cuts are permitted on San Antonio
Drive. If a property has frontage on only Pioneer
Boulevard and San Antonio Drive, one curb cut
shall be allowed on Pioneer Boulevard.
4.3 Town Square District - Zoning and Design Guidelines Ordinance No. 25-1766 Page 118 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 109
CHAPTER 4 TOWN SQUARE DISTRICT
Permitted Uses
Pioneer Boulevard and the Town Square are the central
commercial areas in the Town Square district. Each
of these areas are to remain commercial in nature,
with allowances for residential use integrated. In these areas, a minimum of 10% of gross floor area should
be dedicated to active uses. Rosecrans Avenue is
zoned for flexible residential or commercial use, with
a variety of smaller and larger scale properties. Orange Street is also rezoned due to its increased visibility
with the future rerouting of southbound San Antonio
Drive traffic. It is primarily residential in nature, but also houses a couple commercial buildings. For this
reason, it is zoned flexibly for residential or commercial use. The table on the facing page gives the land use
regulations for each of the colors indicated on the map.
The list of permitted uses for each area begins on the
following page.
Flexible Residential and/or Commercial
Active Commercial or Mixed Use
Development Agreement Required
Drive - Thru Overlay
0’
1’ = 500’
250’ 500’
District Boundary
Foster Rd
Pine St
Walnut St
Sycamore St
Orange St
Pioneer Blvd
Rosecrans Ave
San Antonio Dr.
Ordinance No. 25-1766 Page 119 of 366
110 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required P = Permitted, N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Gross floor area dedicated to active commercial uses:
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
N/A 10%
Mixed-Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
P P
Retail
Department Stores C P ACU
General Merchandise Stores C P ACU
Quality Home Department Superstores C P ACU
Book Superstores C P ACU
Electronic Superstores C C ACU
Supermarkets P P ACU
Specialty food markets P P ACU
Community oriented anchors over 65,000 sf C C ACU
Apparel & accessory stores P P ACU
Second hand/antique stores P P ACU
Sporting good stores P P ACU
Furniture & home furnishings P P ACU
Book stores P P ACU
Open air markets (Farmers Market) D D
Appliance and electronic stores P NP ACU
Retail Tobacco Stores NP NP ACU
Alcohol sales (off-site) C C
Entertainment
Movie Theaters C P ACU
Concert Halls P P ACU
Performing Arts Theaters P P ACU
Sports Venues (Indoor) P P ACU
w/ alcohol C C ACU
Sports Venues (Outdoor) C CUP
w/ alcohol C C
Eating and Drinking Establishments
Full service P P ACU
w/ Outdoor dining D D ACU
w/ Live entertainment C C ACU
w/ dancing C C ACU
w/ alcohol C C ACU
Food Truck P P
Vendor carts, spaces, or stands D D
Drive-through NP* NP *Permitted in Drive Thru Overlay by Director Approval Entertainment & Recreation
Ordinance No. 25-1766 Page 120 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 111
CHAPTER 4 TOWN SQUARE DISTRICT
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; P = Permitted; C = Conditional Use Permit Required N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Small scale movie theaters C P ACU
Bowling Centers P P ACU
Billiards parlors NP C ACU
Adult Entertainment NP NP
Health & excercise clubs P P ACU
Health & excercise (greater than 3,000 Gfa) D D ACU
Amusement arcades NP C ACU
Convenience Uses
Small scale pharmacies P P ACU
Small scale grocery or food sales P P ACU
Convenience stores P P ACU
Hardware stores / lock & key shops P P ACU
Discount Stores C NP
Small collection / recycling facilities C C
Delicatessens, cafes, bakeries P P ACU
Florists P P ACU
Eating & drinking establishments w/ less than 12 seats P P ACU Business Services
Banks P P
Mail / Shipping P P
Financial Services P P
Payday loan NP NP
Photocopying & printing P P
Office supply P P
Personal Services
Barber shops / hair & nail salons P P ACU
Tanning salons & spas P P ACU
Wellness studios/centers P P ACU
Massage Establishments C C
Animal care (Kennel/Grooming) P P
Dry cleaning establishments P P ACU
Self-service laundromats P P ACU
Body Art/Tattoo NP NP ACU
Computer/Cell Phone Repair P P ACU
Service Commercial & Repair
Plumbing services NP NP
Vacuum cleaner. Sewing, and appliance repair NP NP
Repair services (non-automotive) P P
Gas stations NP NP
Auto Repair shops C NP
Large Scale Commercial Goods
Ordinance No. 25-1766 Page 121 of 366
112 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Warehouse retail P P
Equipment retail P P
Construction supply NP NP
Restaurant supply NP NP
Auto supply stores NP NP
Vehicle Sales
Automobile sales (New/used vehicles) C NP
Carwash NP NP
Motorcycle/powersports sales NP NP
RV Sales/Rentals C NP
Civic and Cultural
Art Gallery P P ACU
Auditoriums P P ACU
Civic & private clubs C C ACU
Museums P P
Public Assembly (greater than 3,000 sf GFA) D D
Libraries P P ACU
Educational facilities C C
Exhibition or conference centers C C ACU
Police stations & fire stations P P
Vocational school P NP
Community Facilities or courthouses NP NP ACU
Performing arts facilities C C ACU
Post offices P P ACU
Social Services P P ACU
Swimming pools P P
Transit facilities or stations P P
Hospitals C C
Banquet Halls or convention centers C C ACU
Stadiums, not including stadiums for professional sports teams
C C
Minor Utilities P P
Commercial parking facility NP P
Indoor or outdoor public recreation facilities P P ACU, only indoor facilities Workplace
1. Professional Services
Research & development offices P P
Print and electronic media offices (newspaper, magazine, radio, TV)
P P
Any other professional, executive, or administrative office use
P P
Ordinance No. 25-1766 Page 122 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 113
CHAPTER 4 TOWN SQUARE DISTRICT
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Educational & institutional offices P P
Tutoring Centers P P
Data or telecommunications offices P P
2. Medical Services
Medical, dental, or psychiatric offices or facilities P P ACU Counseling P P ACU
Indoor veterinary clinics P P
Acupuncture, physical therapy, chiropractic P P ACU
Mortuary / Undertaking services NP NP
3. Light Industrial
Artisanal manufacturing, fabrication, processing, or
assembly use
NP NP
Product manufacturing, fabrication, processing, or
assembly use
NP NP
Research and development labs or other facilities NP NP Brewery, winery, distillery, cidery, with or without tasting room
D D
Wireless communications facility W W 1.Building, structure or facade mounted installation only, subject to standards in MC 17.04.300(A).
Heavy industry such as manufacturing or processes that
invlove hazardous materials or waste
NP NP
Towing service (including towing yards) NP NP
Machine shop NP NP
Small collection/recycling facilities NP NP
Uses with more than 350 sf of building space per
employee
NP NP
Indoor or outdoor storage warehouse NP NP
Lodging
Hotel/Extended Stay D D
Motels C C
Hostels C C
Residential
Single Family Homes P NP
Multi-family Residential P P Multi-family Residential uses are only permitted with ground floor active commercial uses (%) in the red
district.
Single Room Occupancy (SROs) P P
Residential care facilities P P/C
Caretaker residential P NP
Live/Work P P
Trailer Park court NP C
Transitional housing P P
Emergency Shelter P NP
Ordinance No. 25-1766 Page 123 of 366
114 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.3 ZONING AND DESIGN GUIDELINES
30 du/ac
40 du/ac
60 du/ac
Development Opportunity Reserve Eligible
Residential Density
Permitted residential densities are generally modest
in the Town Square District to help maintain the
commercial emphasis of the district. 40 du/ac is
established as a density along Orange Street and
Pioneer Boulevard; these densities enable roughly
three-story development with surface parking in the
rear. 60 du/ac is allowed on Rosecrans Avenue, which
is a much larger roadway and in proximity to the elevenstory Norwalk Towers Apartments.
The two large sites in the area which would need to
undergo public processes for new development are the
Town Square property (see page 93) and the school
district site, as a result of its public ownership. The Specific Plan establishes a development opportunity
reserve strategy for these two sites, whereby
proponents have the option of pursuing a project in
excess of the permitted density in exchange for public
benefits subject to City Council approval.
0’
1’ = 500’
250’ 500’
District Boundary
Foster Rd
Pine St
Walnut St
Sycamore St
Orange St
Pioneer Blvd
Rosecrans Ave
San Antonio Dr.
Ordinance No. 25-1766 Page 124 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 115
CHAPTER 4 TOWN SQUARE DISTRICT
Height Limits
Height limits for the Town Square District respond to
the width and character of each of the streets that
the properties lie on. Three stories is the maximum
along Pioneer Boulevard in keeping with its low-rise
character and intimate commercial scale; five stories is permitted on Rosecrans Avenue due to its much larger
scale, and five stories is permitted in Town Square.
Transitional height requirements are established
where height limits in excess of three stories are
adjacent to single-family zoned neighborhoods.
If projects are residential and provide affordable
housing to qualify for a density bonus, they may opt for concessions to the height limit. On-menu, or by-right,
concessions are also described at right.
See the definition for “height, structural” in the City’s Municipal Code Section 17.01.060 Definitions.
3 stories/40’
3 Stories/40’
4 Stories/55’
5 Stories/65’
No concession
4 Stories/50’
5 Stories/65’
6 Stories/75’
0’
1’ = 500’
250’ 500’
District Boundary
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
100’
40’
40’
Foster Rd
Pine St
Walnut St
Sycamore St
Orange St
Pioneer Blvd
Rosecrans Ave
San Antonio Dr.
Ordinance No. 25-1766 Page 125 of 366
0’
1’ = 500’
250’ 500’
116 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
4.3 ZONING AND DESIGN GUIDELINES
Frontage Types
Pioneer Boulevard requires storefront or forecourt
frontages, which will help it retain and strengthen its identity as a walkable commercial strip. Other streets
in the area have more flexible frontage requirements
suitable for ground-floor commercial or residential use.
For properties facing the Five Points intersection
between the north leg (Pioneer Boulevard) and the
east leg (Rosecrans Avenue), frontage requirements
follow the intended gateway plaza to be established in
this location. The ultimate border of this gateway plaza is yet to be determined. If the gateway plaza is not
established, the frontage requirements should follow
the outline of the property.
No frontage types are defined for Town Square,
given that it is currently surrounded by parking,
and development here will require a development
agreement. However, the transition of the properties
to shopfront commercial along Pioneer Boulevard,
matching the properties on the east side of the street, is encouraged; shopfront commercial uses would also
be encouraged along the potential extension of the
gateway plaza around the Town Square sign at the
entry corner to the shopping mall.
District Boundary
Foster Rd
Pine St
Walnut St
Sycamore St
Orange St
Pioneer Blvd
Rosecrans Ave
San Antonio Dr.
Ordinance No. 25-1766 Page 126 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 117
CHAPTER 4 TOWN SQUARE DISTRICT
Color Indicated on Map
Shopfront (p. 319)
Street Setback
Yes
0’ min
5’ max
Yes
0’ min
10’ max
Lobby (p. 320)
Street Setback
No Yes
5’ min
15’ max
Stoop (p. 321)
Street Setback
No Yes
10’ min
20’ max
Surface Parking (p. 322)
Maximum Width1
No Yes
30%
Structured Parking (p. 323)
Maximum Width2
Yes
30%
Yes
30%
1 Public parking lots exempt.
2 Public parking structures exempt.
Street Frontage Types and Setbacks
Interior Property Line Setbacks
Color of Primary Frontage1
Interior Side Setback 0’ min for 1st/2nd
story commercial;
else 5’ min + 1’ for each
story above 2nd
Rear Setback 5’ min + 1’ for each
story above 2nd; 15’
abutting R-1 zone
1 The primary frontage is the frontage whose color appears first (furthest to the left) in the tables above. In the case of a site that has more than one frontage color, the higher classification street with the frontage color shall be considered the frontage.
Ordinance No. 25-1766 Page 127 of 366
Ordinance No. 25-1766 Page 128 of 366
TRIANGLE DISTRICT
CHAPTER 5
Ordinance No. 25-1766 Page 129 of 366
Shuttered car wash site on Firestone Boulevard in the
Triangle District
Underutilized land in the Triangle District
120 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.1 FRAMEWORK AND VISION
5.1 Triangle District - Vision and Framework
Vision
The Triangle District is the area bounded by Imperial
Highway, Pioneer Boulevard, and the rail line, with
a few commercial properties on the east side of
Pioneer Boulevard. It stands out due to its exceptional accessibility, being close to I-5 and Imperial Highway, the highest-volume roadways in the area. Bus routes
connect it to the Metro C Line (Green) and Metrolink
Stations, which may soon benefit from a new bus
lane. This unparalleled accessibility, combined with
the clear boundaries separating it from low-density
neighborhoods, makes it ideal for meeting a significant portion of Norwalk’s RHNA requirements in an ecofriendly, minimally impactful manner.
Currently, the area is a mix of commercial, industrial, and residential uses, with the Northgate Market
shopping center and the Metropointe Apartments (the
City’s highest-density market-rate apartment building)
standing out. However, much of the area comprises
large, underutilized properties ripe for redevelopment.
A comprehensive transformation is needed to replace
the vehicle-dominated landscape with a livable and
pedestrian- and bicycle-friendly community.
Inspired by successful eco-district and transit-oriented development projects (see examples on facing page),
the planning team envisions a sustainable district that supports urban living and meets residents’ daily needs
within walking distance. Ongoing, proactive planning
and close collaboration with property owners and
developers will be essential to achieving this vision
and creating a cohesive new district.
Ordinance No. 25-1766 Page 130 of 366
GWL Terrain is Amsterdam’s oldest eco-district, built on the site of a former municipal drinking water company
and completed in 1998. The founders of the ecodistrict envisioned and constructed GWL Terrain as a environmentally friendly, car-free, and high density
residential development. Six hundred residential units
are interspersed in the eco-district among common
open spaces, rooftop gardens, and private open
spaces. Source: KCAP
Hassalo on Eighth is the inaugural development of
Portland’s Lloyd EcoDistrict. Hassalo, completed
in 2015, is a 1.1 million square foot mixed use
development comprising 650 sustainable housing
units and 50,000 sf of commercial space. The
development was built in an underdeveloped urban
commercial zone. Hassalo is located near light-rail
and street car transit, entertainment, and commercial
amenities. Additionally, Hassalo manages all water
usage with a Natural Organic Recycling Machine
(NORM) which collects, treats, and reuses 100% of
the development’s wastewater. Source: GBD Architects
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 121
CHAPTER 5 TRIANGLE DISTRICT
Ordinance No. 25-1766 Page 131 of 366
122 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.1 FRAMEWORK AND VISION
0’
1’ = 500’
250’ 500’
Retail Medical Residential over Retail Residential Private green space Public green space District Framework
The framework plan for the Triangle District takes
advantage of the numerous development opportunity
sites and oversized roadways in the area to build out
a complete community mixing single- and multifamily
residences, stores and restaurants to meet daily
needs, a variety of open spaces, and a network of
multimodal transportation. New on- and off-street
pedestrian and bicycle connections break up the
area’s immense blocks and connect all areas of the
District to the Firestone Boulevard and the Railway
Trail. Planned open spaces include visible and active
plazas with commercial uses, passthroughs for
strolling, pocket parks with sufficient size for active recreation, and more protected spots appropriate for
playgrounds.
Preliminary work conducted by SCAG in its 2017-18
Green Line Extension Study indicated that a station
could also be located near the intersection of Firestone Boulevard and Woods Avenue. This latter intersection
presents many more opportunities to create a livable
community, including the transformation of Firestone
Boulevard into a green, multimodal road (see Chapter
6), proximity to the railway trail (see Chapter 8),
existing retail uses, and adequate development sites
for high-density housing and potential station plazas.
Imperial Highway is less desirable as a station location because it is a loud, wide, high-volume roadway near
its capacity, and has single-family residential lining
the north side. Nevertheless, whereever the station
is ultimately built, the plan can respond to connect its location to Firestone Boulevard and the center of this
district.
C1
C2
C4
D1
D2
D3
D4
D5
D6
C5
C6
C7
C3
C8
C7
Pioneer Blvd
Firestone Ave
Woods Ave
Jersey Ave
Ratliffe St Union St
Angel St
Imperial Hwy
Ordinance No. 25-1766 Page 132 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 123
CHAPTER 5 TRIANGLE DISTRICT
Streetscapes & Open Space
Firestone Boulevard - Green, livable and
multimodal boulevard featuring separated bike
lanes, planted median, and pedestrian crossings
at intersections with passthroughs and open
spaces (see Chapter 6).
Transit/District Center Plaza - Plaza at the central
intersection of Firestone Boulevard and Woods
Avenue, representing a node of the district.
Plaza to be proportioned adequately for potential
future portal to underground Metro station.
Northgate Market Side Linear Park - Flexible
plaza for market spill-out space, food trucks.
Norwalk Railway Trail - Pedestrian and bicycle
trail (see Chapter 8).
Vista Verde Park and Cross-Trail Connection
- Pedestrian bridge over rail line connecting
Triangle District residents to Vista Verde Park.
North-South Passthrough - Continuous publiclyaccessible pedestrian/bicycle passthrough connecting Imperial Highway to Railway Trail.
Local Open Spaces - Publicly-accessible
recreational spaces with programming for
adults, children and pets. One located on either
side of Woods Avenue to ensure proximity to all
future residential development.
Woods Avenue - Pleasant multimodal collector
street which may be a major connector to
potential future Metro locations at Imperial
Highway, Firestone Boulevard or in between.
Development Sites and Destinations
98 Cent Store Trapezoidal Site - Catalytic
development site envisioned for multifamily
residential development with neighborhoodserving commercial and Transit/District Center Plaza (C2).
Durham Residential Site - Redevelopment site
with multifamily or townhome potential.
Norwalk Car Wash Site - Catalytic development
site envisioned for multifamily residential
development, commercial, and publiclyaccessible open space. Affordable housing potential.
Northgate Shopping Center - Key center
providing options for new residents to meet daily
needs such as groceries, beauty services, coffee
and casual food. Opportunity for infill retail
strengthening center’s connection to Firestone
Boulevard; expanded walkways providing
connecting eastern parts of the shopping center
to Northgate Market, the railway trail, Firestone
Boulevard and the open space network. Parking
can be rearranged into two east-west rows
north of the expanded walkway for maximum
efficiency.
Church Redevelopment - Repurposing of
underutilized church property into affordable
housing or for-sale housing, while providing
church upgraded, right-sized facilities on-site.
Teacher Housing – Opportunity to redevelop
underutilized portion of Norwalk/La Mirada
Unified School District headquarters property
into housing for employees. Potential use of
tax credits pursuant to AB 3308, or creation of
shared equity ownership housing.
C1 D1
D2
D3
D4
D5
C2
C3
C4
C5
C6
C7
C8
D6
Ordinance No. 25-1766 Page 133 of 366
c
Emphasis on active transportation,
public transportation, and sustainability
New 3-5 story development activates
area without impacting nearby residential
Ordinance No. 25-1766 Page 134 of 366
Infill retail at Northgate
Shopping Center
Linked network of open spaces
creates a highly livable environment
Pride in people and place Health and wellness Supportive community Surrounded by good
transportation infrastructure
Ordinance No. 25-1766 Page 135 of 366
Triangle District - District and Street Key Plan
District Center Plaza - see page 129
Passthrough - see page 131
Woods Avenue - see page 133
Firestone Ave - see Chapter 6 Woods Ave
P
W
P
W
D
D
126 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.2 PUBLIC REALM - DISTRICT CENTER PLAZA
5.2 Triangle District - Public Realm
District Center Plaza and Linear Park
The Triangle District, poised for significant growth,
currently lacks a defining center to attract higherdensity living. The Plan proposes establishing a district center plaza at the southwest corner of Firestone
Boulevard and Woods Avenue, with a linear park
connecting to the Northgate Market shopping center.
This intersection is ideally situated, with all properties within a 7-minute walk.
The envisioned district center plaza will be an inviting urban space featuring seating, small commercial
establishments, and native landscaping, embodying
the sustainable vision of the Triangle District.
Its creation is anticipated through a multi-site
development initiative, potentially negotiated using
the Development Opportunity Reserve (see page 272).
The Northgate Market shopping center, situated along
Firestone Boulevard between Woods Avenue and
Pioneer Boulevard, will retain its role as the primary
commercial hub of this area. To connect the district
center plaza to this center, a linear park is proposed
along the north side of Northgate Market. This park will function as an appealing corridor linking the shopping
center and future Metro station, likely developed
through a collaborative public/private effort.
RailWay Trail - see Chapter 8
Ordinance No. 25-1766 Page 136 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 127
CHAPTER 5 TRIANGLE DISTRICT
V06 OPT-01
DJI_20230905082516_0011_D
Triangle District - Existing (Streets pictured include Firestone Blvd, Woods Ave, Imperial Hwy, and Pioneer Blvd) Triangle District - Proposed (Streets pictured include Firestone Blvd, Woods Ave, Imperial Hwy, and Pioneer Blvd) Firestone Blvd
Firestone Blvd
Woods Ave Woods Ave
Ordinance No. 25-1766 Page 137 of 366
0’
1’ = 100’
50’ 100’
District Center Plaza - Proposed Plan
District Center Plaza - Proposed Improvements Rendered
Firestone Ave
Woods Ave
128 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.2 PUBLIC REALM - DISTRICT CENTER PLAZA
Retail Medical Residential over Retail Residential Private green space Public green space 1 2
3 2
4 5
6 6
7 7
8 9
9 10
11 9
4 Ordinance No. 25-1766 Page 138 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 129
CHAPTER 5 TRIANGLE DISTRICT
Key Notes:
Area approximately 140’ x 120’ to be left as open
space/with limited structure (pink outline)
Well-landscaped central plaza for the Triangle
District. Potential elements include spaces to sit,
eat, children’s play elements (non-playground) and
flexible area for events, such as farmer’s market
shown in rendering.
Small, freestanding commercial uses can be
included in the plaza area to help activate the
space.
Edges of central plaza to be used for additional
retail and residential amenity space. Structure can
serve as loading area for retail uses located on
structure edge.
Convenient short-term parking for commercial uses,
located in visible spot.
Shared driveway providing vehicular access to
parking structure, truck access to rear of Northgate
Market for deliveries, and bicycle access to Norwalk
Railway Corridor.
Linear park/allee walk along side of Northgate
Market with blank wall. Food trucks and other
activators could populate the space. If needed, park
can be constructed with temporary, flexible and lowcost materials.
Existing Northgate Market outdoor dining area, to
be activated further with linear park connection.
Wide, tabled crossings establishing pedestrian
priority across driveways
Approximate possible alternate location of transit
portal, to be left without major structures (pink
outline)
Mid-block crossing with median refuge connecting
to district recreational park
District Center Plaza
Northgate Market dining area.
Source: Blanca Hernandez via Yelp
8 2
7 Linear park with low-cost materials
1 2
3 4
5 6
7 8
9 10
11 Ordinance No. 25-1766 Page 139 of 366
Passthrough - Proposed Plan
Passthrough - Proposed Section
Passthrough
25’
Setback
(see frontage standards)
X’
Setback
(see frontage standards)
X’
130 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.2 PUBLIC REALM - PASSTHROUGH
Retail
0’
1’ = 400’
200’ 400’
Medical Residential over Retail Residential Private green space Public green space 3 4
5 6
1 8
2 7
9 Pioneer Blvd
Firestone Ave
Woods Ave
Imperial Hwy
Ordinance No. 25-1766 Page 140 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 131
CHAPTER 5 TRIANGLE DISTRICT
Passthrough
A north-south passthrough is to be established connecting Imperial Highway with the Norwalk Railway Corridor and
providing access to Firestone Boulevard.
Each property along the line shown on the opposite page shall provide a 25’ pedestrian/bicycle passthrough for
public use, as described below.
Key Notes and Guidelines:
Connection to Imperial Highway provides
penetration through 1,500’ long block. All street/
path connections to be signed as public, open to the
public from at least 6am to 9pm, ADA accessible,
and provide bollards at entries to stop cars from
entering.
Mid-block crossing at Firestone Boulevard.
Passthrough should line up on both sides of the
street.
Tree cover should be provided along length of
passthrough.
Walk/bike zone of at least 12’ width. The width
may be interrupted by landscaping, as shown in the
illustrative section.
Landscaping.
Adjacent development complying with frontage
requirements (Section A.15 Frontage Standards).
Unit front doors, common space entries, garage
entries, egress stairs are all appropriate uses to
front the passthrough.
Connection to Norwalk Railway Corridor shared use
path.
Opportunity for second passthrough west of
required passthrough.
Opportunity for connection through 98 cent store
site catalytic development to district center plaza
Passthrough design precedent: special moments with
public art
Passthrough design precedent: open space accessed
from passthrough
Passthrough design precedent: center tree option
1 2
3 4
5 6
7 8
9 Ordinance No. 25-1766 Page 141 of 366
Woods Avenue - Proposed Plan
Woods Avenue - Proposed Section
P/L S/B N/B P/L
West RowEast Row
Travel lane
11’
Travel lane
11’
Parking
Sidewalk
12’
8’
Parking
Roadway
56’
Right -of - Way
80’
8’
Bike lane
6’
Bike lane
6’
Sidewalk
12’
Bu er
3’
Bu er
3’
Firestone Ave
Woods Ave
Retail
0’
1’ = 100’
50’ 100’
Medical Residential over Retail Residential Private green space Public green space 1 2
3 3
5 6
6 4
132 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.2 PUBLIC REALM - WOODS AVENUE
Ordinance No. 25-1766 Page 142 of 366
Woods Avenue
Woods Avenue is to be a pleasant multimodal collector
street playing an important role to connect to potential future Transit locations at Imperial Highway, Firestone Boulevard or in between. The current configuration is
extremely wide for the only 3,286 daily trips taken on
the street in 2016.
The street’s width allows it to accommodate a Class IV
protected bikeway, which also requires some unique
design features.
Key Notes:
Current center turn lane eliminated and through
lanes narrowed from 18’ to 11’. This will introduce
more friction to traffic and moderate speeds.
On-street parking maintained next to through lane
Street Tree Wells provided intermittently in parking
lane serve as shading elements and buffer sidewalk
to improve walkability for pedestrians. Trees
provided large soil volume to be able to grow over
adjacent bike lane and sidewalk.
Root trench and tree planting strip added to existing
sidewalk to create 12’ total dimension.
6’ protected bikeway located between parking lane
and curb.
At signalized intersections, parking lane drops
to enable approach direction to accommodate
a dedicated left-turn lane. Leading pedestrian
intervals or bicycle signals encouraged to help
cyclists increase visibility ahead of right-turning
vehicles approaching the intersection from the
same direction.
Street tree wells with on-street parking
Parking-protected bikeway.
Source: SFMTA blog by Aaron Bialick
4 3
1 2
3 4
5 6
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 133
CHAPTER 5 TRIANGLE DISTRICT
Ordinance No. 25-1766 Page 143 of 366
Woods Avenue - Proposed Section
Woods Avenue Streetscape
Woods Ave.
1 1
2 2
3 4
5 6
8 Woods Ave.
134 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.2 PUBLIC REALM - WOODS AVENUE
Ordinance No. 25-1766 Page 144 of 366
Streetscape Elements
Woods Avenue
Planting
Street Trees planted in sidewalk:
25’-0” O.C., Refer to Appendix C for species.
Street Trees planted in parking lane tree wells:
one of every 5 spaces converted to tree well, See
Appendix C
Accent Planting planted in parking lane tree
wells/bioretention zone, see Appendix C
Hardscape
Existing concrete walkways: to remain, unless
required by the city, If replacement of sidewalk is
required, new walkway shall match color, texture
with score joints to match existing walkway.
Permeable Paving: in parking lane
Street Furniture
Street furniture should be contemporary in nature to
express the future orientation of the Triangle District.
Lighting: 50’-0” O.C. Outline Column Light
Available thru Landscape Forms.
Bike Rack: 125’-0” O.C. RING Bike rack
Available thru Landscape Forms.
4’-0” Tree Grates: 25’-0” O.C.
KIVA Tree Grate
Available thru Urban Accessories, Inc.
1 2
3 4
5 6
7 8
Tree Grates
Litter Bin Bike Racks
Outline Column Light
Street Trees
Accent Planting
Permeable paving
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 135
CHAPTER 5 TRIANGLE DISTRICT
Ordinance No. 25-1766 Page 145 of 366
136 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.3 ZONING AND DESIGN GUIDELINES
This section gives the zoning and development/design
standards for the Town Square District. On the following pages, permitted land uses, height limits, residential
densities, frontage types, and setbacks are regulated.
Any areas within the district boundary that are
represented without color in the maps on the following
pages are not governed by this Specific Plan. Rather,
the City’s Zoning Code and Map apply.
Zoning Strategy
The Plan establishes flexible regulations in the Triangle District encouraging new development in this area.
Given the large size and development potential of a
good number of properties, use of the Development
Opportunity Reserve (Section A.1) is encouraged.
Through development agreements, developers can
create higher-intensity projects, while providing
benefits to the City and community such as affordable
housing and open space. The Transit/District Center
Plaza (C2 on the District Framework map, pages
122-123) and Local Open Spaces (C7 on the same
map) are examples of open spaces that are hoped
to be created through the Development Opportunity
Reserve. These open spaces, or others, may be
created in different locations around the district as
development opportunities permit.
The central node of the district is located around
the intersection of Firestone Boulevard and Woods
Avenue. Properties near this intersection contain
taller height limits, active frontage requirements, and modest commercial requirements.
The Metropointe Apartments located on the northwest
corner of Firestone Boulevard and Woods Avenue were
entitled through a separate Specific Plan, known as
Specific Plan 12. We are leaving Specific Plan 12
intact to avoid any nonconformities resulting from the
adoption of this Specific Plan.
Similarly, the Northgate Market shopping center was
developed under the City’s C-3 (General Commercial)
zone. The shopping center is encouraged to add new
open spaces and infill retail buildings in a pedestrianfriendly format as described in sections 5.1 and 5.2.
However, the zoning remains the same, recognizing
that the center has an important role to play as the
primary retail anchor for the Triangle District and
surrounding lower-density neighborhoods. The
shopping center has the opportunity to add more retail
spaces due to the City’s reduction in comercial center
parking requirements, passed in 2020.
Finally, Imperial Highway remains mostly unchanged.
This corridor is mostly zoned C-1 (Limited Commercial).
Although there are a small number of residential uses
and several motels on the corridor, the environment
of the street is in general hostile to residential or
other pedestrian-heavy uses, and therefore most of
the corridor is not rezoned. Standalone commercial
uses such as small shopping centers and drive-thru
restaurants may be appropriate. In the future, if the
vision for the corridor changes with the introduction
of bus rapid or fixed rail transit, an amendment to
this Specific Plan or new zoning instrument could be
prepared to allow for mixed-use development while
taking proactive steps to transform of the street
environment.
5.3 Triangle District - Zoning and Design Guidelines
Ordinance No. 25-1766 Page 146 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 137
CHAPTER 5 TRIANGLE DISTRICT
Flexible Residential and/or Commercial
Active Commercial or Mixed Use
Residential Only
Drive - Thru Overlay
Permitted Uses
All rezoned areas permit residential use, in recognition not only of market conditions driving redevelopment,
but also the existence of intermittent residential uses throughout the Triangle District today. Commercial
requirements minimum of 2% of gross floor area are
concentrated along Firestone Boulevard, continuing
the line created by the Northgate Market shopping
center to the west around the district center. Other
portions of major streets are given flexible use
requirements. Woods Avenue is zoned residential in
recognition of the lower visibility of the corridor. Civic uses are permitted in this residential area, however,
ensuring that the existing religious congregations are
able to remain.
The list of permitted uses for each area begins on the
following page.
0’
1’ = 500’
250’ 500’
District Boundary Pioneer Blvd
Firestone Ave
Woods Ave
Jersey Ave
Ratliffe St Union St
Angel St
Imperial Hwy
Ordinance No. 25-1766 Page 147 of 366
138 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Gross floor area dedicated to active commercial uses:
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
N/A 2% N/A
Mixed-Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
P P P
Retail
Department Stores C C NP ACU
General Merchandise Stores C C NP ACU
Quality Home Department Superstores C C NP ACU
Book Superstores C P NP ACU
Electronic Superstores C C NP ACU
Supermarkets P P NP ACU
Specialty food markets P P NP ACU
Community oriented anchors over 65,000 sf C C NP ACU
Apparel & accessory stores P P NP ACU
Second hand/antique stores P P NP ACU
Sporting good stores P P NP ACU
Furniture & home furnishings P P NP ACU
Book stores P P NP ACU
Open air markets (Farmers Market) D D NP
Appliance and electronic stores P P NP ACU
Retail Tobacco Stores NP NP NP ACU
Alcohol sales (off-site) C C C
Entertainment
Movie Theaters C C NP ACU
Concert Halls P P P ACU
Performing Arts Theaters P P NP ACU
Sports Venues (Indoor) P P NP ACU
w/ alcohol C C C ACU
Sports Venues (Outdoor) C NP NP
w/ alcohol C C C
Eating and Drinking Establishments
Full service P P NP ACU
w/ Outdoor dining D D NP ACU
w/ Live entertainment C C NP ACU
w/ dancing C C NP ACU
w/ alcohol C C NP ACU
Food Truck P P NP
Vendor carts, spaces, or stands D D NP
Drive-through NP* NP NP *Permitted in Drive Thru Overlay by Director Approval
Ordinance No. 25-1766 Page 148 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 139
CHAPTER 5 TRIANGLE DISTRICT
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Entertainment & Recreation
Small scale movie theaters C C NP ACU
Bowling Centers P P NP ACU
Billiards parlors NP C NP ACU
Adult Entertainment NP NP NP
Health & excercise clubs P P NP ACU
Health & excercise (greater than 3,000 Gfa) D D D ACU
Amusement arcades NP C NP ACU
Convenience Uses
Small scale pharmacies P P NP ACU
Small scale grocery or food sales P P NP ACU
Convenience stores P P NP ACU
Hardware stores / lock & key shops P P NP ACU
Discount Stores C NP NP
Small collection / recycling facilities C C NP
Delicatessens, cafes, bakeries P P NP ACU
Florists P P NP ACU
Eating & drinking establishments w/ less than 12 seats P P NP ACU Business Services
Banks P P NP
Mail / Shipping P P NP
Financial Services P P NP
Payday loan NP NP NP
Photocopying & printing P P NP
Office supply P P NP
Personal Services
Barber shops / hair & nail salons P P NP ACU
Tanning salons & spas P P NP ACU
Wellness studios/centers P P NP ACU
Massage Establishments C C NP
Animal care (Kennel/Grooming) P P NP
Dry cleaning establishments P P NP ACU
Self-service laundromats P P NP ACU
Body Art/Tattoo NP NP NP ACU
Computer/Cell Phone Repair P P NP ACU
Service Commercial & Repair
Plumbing services NP NP NP
Vacuum cleaner. Sewing, and appliance repair NP NP NP
Repair services (non-automotive) P P NP
Gas stations NP NP NP
Auto Repair shops C NP NP
Large Scale Commercial Goods
Ordinance No. 25-1766 Page 149 of 366
140 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Warehouse retail P P NP
Equipment retail P P NP
Construction supply P P NP
Restaurant supply NP NP NP
Auto supply stores NP NP NP
Vehicle Sales
Automobile sales (New/used vehicles) C NP NP
Carwash NP NP NP
Motorcycle/powersports sales NP NP NP
RV Sales/Rentals C NP NP
Civic and Cultural
Art Gallery P P NP ACU
Auditoriums P P NP ACU
Civic & private clubs C C P ACU
Museums P P NP
Public Assembly (greater than 3,000 sf GFA) D D P
Libraries P P P ACU
Educational facilities C C P
Exhibition or conference centers C C NP ACU
Police stations & fire stations P P P
Vocational school P NP NP
Community Facilities or courthouses NP NP P ACU
Performing arts facilities C C NP ACU
Post offices P P P ACU
Social Services P P NP ACU
Swimming pools P P P
Transit facilities or stations P P P
Hospitals C C NP
Banquet Halls or convention centers C C NP ACU
Stadiums, not including stadiums for professional sports teams
C C NP
Minor Utilities P P NP
Commercial parking facility NP P NP
Indoor or outdoor public recreation facilities P P NP ACU only indoor facilities Workplace
1. Professional Services
Research & development offices P P NP
Print and electronic media offices (newspaper, magazine, radio, TV)
P P NP
Any other professional, executive, or administrative office use
P P NP
Ordinance No. 25-1766 Page 150 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 141
CHAPTER 5 TRIANGLE DISTRICT
Permitted Uses List Continued
W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as an Active Commercial Use Types of Uses Notes/References
Educational & institutional offices P P NP
Tutoring Centers P P NP
Data or telecommunications offices P P NP
2. Medical Services
Medical, dental, or psychiatric offices or facilities P P NP ACU Counseling P P NP ACU
Indoor veterinary clinics P P NP
Acupuncture, physical therapy, chiropractic P P NP ACU
Mortuary / Undertaking services NP NP NP
3. Light Industrial
Artisanal manufacturing, fabrication, processing, or
assembly use
NP NP NP
Product manufacturing, fabrication, processing, or
assembly use
NP NP NP
Research and development labs or other facilities NP NP NP Brewery, winery, distillery, cidery, with or without tasting room
D D NP
Wireless communications facility W W NP 1.Building, structure or facade mounted installation only, subject to
standards in MC 17.04.300(A).
Heavy industry such as manufacturing or processes that
invlove hazardous materials or waste
NP NP NP
Towing service (including towing yards) NP NP NP
Machine shop NP NP NP
Small collection/recycling facilities NP NP NP
Uses with more than 350 sf of building space per
employee
NP NP NP
Indoor or outdoor storage warehouse NP NP NP
Lodging
Hotel/Extended Stay D D NP
Motels C C NP
Hostels C C NP
Residential
Single Family Homes P NP P
Multi-family Residential P P P
Single Room Occupancy (SROs) P P NP
Residential care facilities P NP P
Caretaker residential P NP NP
Live/Work P P P
Trailer Park court NP C NP
Transitional housing P P P
Emergency Shelter P NP NP
Ordinance No. 25-1766 Page 151 of 366
142 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.3 ZONING AND DESIGN GUIDELINES
30 du/ac
Development Opportunity Reserve Eligible
Residential Density
The Triangle District allows a base density of 30
du/ac, but all properties are eligible for use of the
Development Opportunity Reserve, allowing higher
density in exchange for public benefits through a
development agreement.
0’
1’ = 500’
250’ 500’
District BoundaryPioneer Blvd
Firestone Ave
Woods Ave
Jersey Ave
Ratliffe St Union St
Angel St
Imperial Hwy
Ordinance No. 25-1766 Page 152 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 143
CHAPTER 5 TRIANGLE DISTRICT
Height Limits
The entire Triangle District is given height limits of
4 stories/55’ or 5 stories/65’ with density bonus
concession, with the exception of small areas
adjacent to single-family residences east of Pioneer
Boulevard. Additional height may be granted through
the Development Opportunity Reserve process.
3 stories/40’
4 Stories/55’
No concession
5 Stories/65’
0’
1’ = 500’
250’ 500’
District Boundary
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
40’
40’
Pioneer Blvd
Firestone Ave
Woods Ave
Jersey Ave
Ratliffe St Union St
Angel St
Imperial Hwy
Ordinance No. 25-1766 Page 153 of 366
144 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
5.3 ZONING AND DESIGN GUIDELINES
Frontage Types
The frontage regulations in the Triangle District have
different, somewhat more flexible characteristics than
in other districts in the Heart of Norwalk. Within the
central, red frontage districts, properties may front
on Firestone Boulevard with shopfronts (serving
the purposes of retail, building entries or common/
amenity spaces) or lobbies with flanking secondary
spaces.
Most other streets allow all types of frontages, but
require a level of pedestrian-friendliness in the design.
Along the north-south passthrough, a residential feel
is envisioned, with building lobbies and stoops, and
smaller setback requirements from the passthrough
than from a busy public street.
0’
1’ = 500’
250’ 500’
District Boundary Pioneer Blvd
Firestone Ave
Woods Ave
Jersey Ave
Ratliffe St Union St
Angel St
Imperial Hwy
Ordinance No. 25-1766 Page 154 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 145
CHAPTER 5 TRIANGLE DISTRICT
Color Indicated on Map
Shopfront (p. 319)
Street Setback
Yes
0’ min
5’ max
Yes
0’ min
10’ max
Yes
0’ min
5’ max
Corners
Only
Lobby (p. 320)
Street Setback
Yes
5’ min
15’ max
Yes
5’ min
15’ max
Yes
5’ min
15’ max
Yes
0’ min
10’ max
Stoop (p. 321)
Street Setback
No Yes
10’ min
20’ max
Yes
10’ min
20’ max
Yes
5’ min
Surface Parking (p. 322)
Maximum Width1
No Yes
30%
Yes
70%
Yes
30%
Structured Parking (p. 323)
Maximum Width2
Yes
30%
Yes
30%
Yes
70%
Yes
30%
1 Public parking lots exempt.
2 Public parking structures exempt.
Street Frontage Types and Setbacks
Interior Property Line Setbacks
Color of Primary Frontage1
Interior Side Setback 0’ min for 1st/2nd story commercial; else 5’ min + 1’ for each
story above 2nd
Rear Setback 5’ min + 1’ for each story above 2nd
1 The primary frontage is the frontage whose color appears first (furthest to the left) in the tables above. In the case of a site that has more than one frontage color, the higher classification street with the frontage color shall be considered the frontage.
Ordinance No. 25-1766 Page 155 of 366
Ordinance No. 25-1766 Page 156 of 366
FIRESTONE CORRIDOR
CHAPTER 6
Ordinance No. 25-1766 Page 157 of 366
Much of Firestone’s character is as a wide, high-speed, placeless roadway
Disinvestment along the corridor
148 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.1 FRAMEWORK AND VISION
6.1 Firestone Corridor - Framework and Vision
Existing Conditions
Firestone Boulevard stands as Norwalk’s oldest major
commercial thoroughfare, yet its age has been more
of a liability than a strength over the past decades.
Characterized by numerous smaller commercial and
industrial establishments, many of which suffer from
neglect and lack significant customer traffic, the
boulevard has seen minimal development since the
emergence of the Metropointe apartment complex in
the Triangle District during the 1980s.
A glimpse into the ongoing disinvestment along
Firestone Boulevard can be gleaned from its street
layout and traffic patterns, discussed in section 2.2.
Traffic volumes along the N-S-E-W oriented arterials far surpass those along Firestone Boulevard. For instance,
the average daily trips along Imperial Highway (42,937) and Rosecrans Avenue (31,483) are significantly
higher than that of Firestone (22,817 near Woods
Avenue, 13,252 near Norwalk Blvd). Moreover, in
the late 2010s, Caltrans relocated the I-5 freeway
entry/exit from the corner of Firestone Boulevard
and Bloomfield Avenue to Rosecrans Avenue east
of Bloomfield, further diverting traffic away from
Firestone Boulevard.
This shift in traffic presents an opportunity to reimagine the boulevard’s streetscape, reducing its emphasis on
vehicular capacity and fostering a more pedestrianfriendly environment conducive to diverse community uses. The vision for Firestone Boulevard entails
transforming it into a distinctive green boulevard,
adorned with a blend of residential, retail, and office spaces. This active yet inviting arterial roadway setting will set Norwalk apart, offering a unique identity for the city while enhancing its livability and appeal.
Ordinance No. 25-1766 Page 158 of 366
Traffic Access Map - Heart of Norwalk Specific Plan Area CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 149
CHAPTER 6 FIRESTONE CORRIDOR
Ordinance No. 25-1766 Page 159 of 366
150 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.1 FRAMEWORK AND VISION
0’
1’ = 600’
300’ 600’
Firestone Blvd.
Triangle District
Lesser St.
Olive St.
Frontage Rd. Pioneer Blvd.
Foster Rd.
Union St.
Paddison Ave.
Ratliffe St.
Angell St.
Maza St.
Littchen St.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Corby Ave.
Imperial Hwy.
Bombardier Ave.
Lyndora St.
Arlee Ave.
Kalnor Ave
Orr and Day Rd.
Woods Ave.
Corridor Framework
The Firestone Corridor traverses the Heart of Norwalk,
serving as a pivotal component of both the Triangle
District (Chapter 5) and the Front Street Historic
District (Chapter 3). Catalytic development sites
are concentrated at the epicenter of these districts,
although the corridor is earmarked for development
along its entire length.
As outlined in Section 6.2, two significant
enhancements to the roadway are proposed:
the installation of a distinctive median and the
establishment of a consistent, secure bicycle facility.
While the bicycle path mirrors the envisioned Railway
Corridor (Chapter 8), it presents a potentially more
feasible alternative. Implementing these improvements
along the corridor leads to the delineation of two
distinct roadway segments:
• Segment 1, spanning from Imperial Highway to
Pioneer Boulevard, encompasses the section
with the highest traffic volumes, closer to the
I-605 interchange, and boasts a wider rightof-way. This segment will retain four lanes of traffic.
• Segment 2, extending from Pioneer Boulevard
to Bloomfield Avenue, is significantly impacted
by the relocation of the I-5 on- and off-ramps.
With a narrower right-of-way and numerous
older properties ripe for redevelopment, this
segment will feature only two traffic lanes,
augmented by turn lanes at intersections.
The redesigned roadway is poised to realize the
envisioned benefits of a revitalized Firestone Corridor while ensuring adequate vehicular throughput. Traffic
forecasts anticipate that the Level of Service will
maintain at grade C at the intersections of Firestone
Boulevard with Pioneer Boulevard and San Antonio
Drive. Furthermore, drivers formerly reliant on
Firestone Boulevard for accessing the I-5 freeway now
have alternative routes available, courtesy of newly
constructed multilane frontage roads flanking the
freeway.
D1
S1
Ordinance No. 25-1766 Page 160 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 151
CHAPTER 6 FIRESTONE CORRIDOR
Front St Historic
District
Norwalk Blvd. Norwalk Blvd.
San Antonio Dr.
Pine St.
Clarkdale Ave.
Clarkdale Ave.
Elaine Ave.
Funston Ave.
Funston Ave.
Sproul St.
Esmond Ave.
Delavan Ave.
Silverbrow Ave.
Sheridan St.
Erdwood Ave.
Bloomfield Ave
Segments
(Imperial Highway to Pioneer Boulevard) FourLane Boulevard with Cycle Track (Pioneer Boulevard to Bloomfield Avenue) TwoLane Boulevard with Class II Bicycle Lane Development Site and Destinations
Private Futsal Business site- Opportunity for
redevelopment into large residential community
Firestone Plaza site- Longer-term mixed-use
development opportunity at key corner
Religious Use Affordable Housing OpportunityChurch presents opportunity to leverage land for affordable housing development
D1
D2
D2
D3
D3
S2
S1
S2
Ordinance No. 25-1766 Page 161 of 366
152 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
Firestone Corridor Redesign
The Firestone Boulevard redesign aims to transform
the street into a vibrant, people-friendly thoroughfare, enhancing Norwalk’s local identity. The revamped
streetscape will feature two main elements:
Signature Median
The plan introduces a cohesive green median
extending from Imperial Highway to Bloomfield Avenue,
unifying the boulevard’s identity. This median will
improve biodiversity, reduce the urban heat island
effect, control traffic speeds, and facilitate pedestrian crossings, significantly improving the boulevard’s
appeal as a pedestrian-friendly space.
Continuous Bicycle Facility
Firestone Boulevard will include a dedicated bicycle
lane for cyclists of all ages and abilities, promoting
sustainable transportation. This lane will connect the
Triangle District, Front Street Historic District, Civic Center/Norwalk Entertainment District, and major
transit hubs, reducing traffic congestion and parking
demands. It will also accommodate e-bikes and
motorized scooters.
Implementing these strategies will reduce traffic
lanes from two to one in each direction between
Pioneer Boulevard and Bloomfield Avenue, improving
pedestrian safety and reducing motorist crashes by
limiting lane jockeying and speeding.
West and East Front Street
This section also covers the guidelines for two
segments of Front Street within the Firestone Corridor
boundary.
6.2 Firestone Corridor - Public Realm
Firestone Corridor - District and Street Key Plan
(Imperial Highway to Pioneer Boulevard) - see
page 154
(Pioneer Boulevard to Bloomfield Avenue) - see
page 158
West Front Street - see page 166
East Front Street - see page 168
Firestone Ave
San Antonio Dr - see chapter 7
S1
S1
S2
F1
F1
F2
F2
S2
Ordinance No. 25-1766 Page 162 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 153
CHAPTER 6 FIRESTONE CORRIDOR
Firestone Boulevard - Existing
Firestone Boulevard - Proposed
Ordinance No. 25-1766 Page 163 of 366
Firestone Boulevard (Imperial Highway to Pioneer Boulevard) - Proposed Plan Firestone Boulevard (Imperial Highway to Pioneer Boulevard) - Proposed Section 154 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
LT
LT
LT
RT
RT
LT
LT
LT
RT
LT
RT
RT
LT
RT
LT
RT
LT
LT
LT
RT
LT
RT
1 LT
Travel lane
11’
Travel lane
10’
Bike lane
6’
Median
South RowNorth Row
16’
Roadway
90’
Sidewalk
13’
Sidewalk
13’
Travel lane
10’
Travel lane
11’
Bike lane
6’
Bu er
2’ Parking
8’
Parking
P/L P/L
116’
W/B W/B E/B E/B
8’
Bu er
2’
Right - of - Way
Pioneer Blvd
Woods Ave
Woods Ave
Retail Medical Residential over Retail Residential Private green space Public green space Firestone Blvd
Firestone Blvd
3 4
2 4
5 6
3 Ordinance No. 25-1766 Page 164 of 366
Class IV bicycle facility, street trees in tree wells and on-street parking
Bulb-out for bus stop with protected bike lane
Midblock Crossing
2 6
3 CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 155
CHAPTER 6 FIRESTONE CORRIDOR
Firestone Boulevard
(Imperial Highway to Pioneer Boulevard):
Median serves community with better street
conditions, refuge and safer driving experience.
High visibility corner bulb-outs. Shorten
pedestrian crossings and prioritize pedestrian
right-of-way and safety. Create more continuous
pedestrian experience. Bulb-out also serves
as bus stop location, eliminating bus/bike
conflicts, maintaining the sidewalk free of
obstructions, and increasing bus speed by
eliminating merging movements.
Class IV on-street protected bicycle lane,
separated from vehicular traffic by parking,
with 2’ buffer, and tree wells. Flexible delineator
posts can be used in buffer as needed.
Street Trees and Tree Wells serve as shading
elements and buffer bicycle lane for safer
travel. Large size enhances tree growth.
Bioretention zone in the tree well is connected
to storm drain inlets through a subdrain to
improve water quality and decrease flooding.
Corridor lined with parking to provide additional
parking options for the district.
Mid Block Crossing provides pedestrians
the opportunity to cross in the middle of long
blocks.
1 2
3 4
5 3
4 5
6 S1
Ordinance No. 25-1766 Page 165 of 366
156 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
Firestone Boulevard (Imperial Highway to Pioneer Boulevard) - Existing Firestone Boulevard (Imperial Highway to Pioneer Boulevard) - Existing Section Sidewalk Travel lane
20’
Travel lane
11’
Exchange Lane
South RowNorth Row
18’
Roadway
90’
Travel lane
11’
Travel lane
14’
Parking Sidewalk
8’ 13’
Parking
P/L P/L
116’
W/B W/B E/B E/B
13’ 8’
Right - of - Way
0’
1’ = 50’
25’ 50’
Firestone Blvd
Ordinance No. 25-1766 Page 166 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 157
CHAPTER 6 FIRESTONE CORRIDOR
Firestone Boulevard (Imperial Highway to Pioneer Boulevard) - Proposed Firestone Boulevard (Imperial Highway to Pioneer Boulevard) - Proposed Section Travel lane
11’
Travel lane
10’
Bike lane
6’
Median
South RowNorth Row
16’
Roadway
90’
Sidewalk
13’
Sidewalk
13’
Travel lane
10’
Travel lane
11’
Bike lane
6’
Bu er
2’ Parking
8’
Parking
P/L P/L
116’
W/B W/B E/B E/B
8’
Bu er
2’
Right - of - Way
0’
1’ = 50’
25’ 50’
Firestone Blvd
Ordinance No. 25-1766 Page 167 of 366
158 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
Firestone Boulevard (Pioneer Boulevard to Bloomfield Avenue) - Proposed Plan Firestone Boulevard (Pioneer Boulevard to Bloomfield Avenue) - Proposed Section Travel lane
Bu er
2’
Bu er
2’
12’
Median
North RowSouth Row
Roadway
20’
Travel lane
12’
Parking
8’
Parking
P/L P/L
76’
Sidewalk
12’
Sidewalk
12’
100’
W/B E/B
8’
Right - of - Way
Bike lane
6’
Bike lane
6’
Retail Medical Residential over Retail Residential Private green space Public green space Firestone Blvd
Paddison Ave
Kalnor Ave
San Antonio Dr
Firestone Blvd
Clarkdale Ave
Firestone Blvd
3 4 2 6
5 7 1
2 Ordinance No. 25-1766 Page 168 of 366
Signature median concept
Street trees in tree wells in parking lane, Class II
Bicycle lane, Corridor lined with parking
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 159
CHAPTER 6 FIRESTONE CORRIDOR
Firestone Boulevard
(Pioneer Blvd to Bloomfield Ave)
Median serves community with better street
conditions and safer driving experience.
High visibility corner bulb-outs. Shorten
pedestrian crossings and prioritize pedestrian
right-of-way and safety. Create more continuous
pedestrian experience.
Street Trees serve as shading elements
improving pedestrian experience.
Street Trees in tree wells in parking lane allow
for greater soil volume and larger growth.
Bioretention zone in tree well helps regulate
and treat stormwater runoff.
Class II Bicycle Lane with outer buffer provides
safer pedestrian travel.
Corridor lined with parking to provide additional
parking options for the district; loading zones
provided at key locations.
Median Refuge serves as protected waiting
area for crossing pedestrians.
Note: Median and lane widths to vary east of
Norwalk Boulevard to accommodate existing
median conditions.
1 2
3 4
5 6
7 5
1 4
6 S2
Ordinance No. 25-1766 Page 169 of 366
Front Street - Proposed
Signature boulevard
New 3-4 story residential
and mixed-use development
Ordinance No. 25-1766 Page 170 of 366
Creates a calmer and more
liveable environment
Pride in people and place Health and wellness Supportive community Primestor project activates area with
attainable housing for young professionals
Pass-through connects
to Front Street District
Ordinance No. 25-1766 Page 171 of 366
162 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
Firestone Boulevard Streetscape - View within Segment 1 (Imperial Highway to Pioneer Avenue) 3 Firestone Blvd
Woods Ave.
Firestone Boulevard Streetscape - View within Segment 2 (Pioneer Avenue to Bloomfield Avenue) 1 2
4 5
5 6
7 8
10 Ordinance No. 25-1766 Page 172 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 163
CHAPTER 6 FIRESTONE CORRIDOR
Planting
Street Trees planted on sidewalk: Aligned to
dividing lines betwen on-street parking stalls,
25’-0” O.C., Refer to Appendix C for species.
Large Street Trees planted in parking lane
tree wells: one of every 5 spaces converted to
tree well 125’-0” O.C., Refer to Appendix C for
species.
Accent Planting planted in parking lane tree
wells/bioretention zone, see Appendix C
Hardscape
Existing concrete walkways: to remain, unless
required by the city, If replacement of sidewalk is
required, new walkway shall match color, texture
with score joints to match existing walkway.
Accent Pavers: precast concrete pavers in areas
requiring emphasis
Street Furniture
Street furniture should be contemporary in nature,
same as Triangle District, except within Front Street
Historic District, where historic furniture palette should be substituted.
Lighting: 50’-0” to 75’-0” O.C. Outline Column
Light, Available thru Landscape Forms.
Benches: Located behind large street trees
planted in parking lane tree wells FGP Bench
Available thru Landscape Forms.
Litter Bins: Located behind large street trees
planted in parking lane tree wells FGP Litter
Available thru Landscape Forms.
Bike Rack: 125’-0” O.C. RING Bike rack
Available thru Landscape Forms.
4’-0” Tree Grates at each street tree planted on
sidewalk: KIVA Tree Grate
Available thru Urban Accessories, Inc.
Tree Grates
ADA Access
Litter Bin Bike Racks
Bench Seating
Outline Column Light
Street Trees Natural Stone Pavers
Streetscape Elements
Firestone Boulevard
1 2
3 4
5 6
7 8
9 10
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164 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
Firestone Boulevard Median - View within Segment 2 (Pioneer Boulevard to Bloomfield Avenue) Naturalized median w/ informal planting /rock Naturalized median w/ informal planting /rock Ordinance No. 25-1766 Page 174 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 165
CHAPTER 6 FIRESTONE CORRIDOR
Median Elements
Firestone Boulevard
The median along Firestone Boulevard is envisioned
as a naturalistic area that contributes to the sense
of a livable corridor along the street. It will require a full design process to develop a complete concept. It
should be implemented at one time, or in complete
segments by the City.
The following is one potential concept for the design.
See Appendix B for more information and options on
plant types.
Topography
Encourage topographic variation/mounding for visual
appeal and best water use, using gabion baskets
where necessary.
Trees
Crape Myrtle, Western Redbud , California Sycamore,
Scrub oak, Chinese flame. Arranged in an informal,
naturalistic pattern; larger trees with higher water
use can sit in local low points and smaller, more
colorful trees can sit on the ends in narrower sections adjacent to left turn lanes. Branches on larger trees
may potentially overhang the driving lanes, taking care to ensure a minimum clearance of 15 feet.
Median Grasses and Groundcovers
Use wildflowers in addition to grasses to create
seasonal blooms and varied colors. See Appendix B
for palette.
California Sycamore
Accent Tree
Gabion Baskets
Grasses
Accent Planting
Accent Planting
Groundcovers
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166 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
W/B E/B P/L South Row
P/L
North Row
Sidewalk
Travel lane
9.5’
Travel lane
9.5’
Sidewalk
10’
8’
Parking
8’
Parking
Roadway
35’
Right -of - Way
55’
10’
Sidewalk
Dedication
5’
San Antonio Dr
Front St
0’
1’ = 200’
100’ 200’
West Front Street - Proposed Plan
West Front Street - Proposed Section
Retail Medical Residential over Retail Residential Private green space Public green space 1 3
4 2
Ordinance No. 25-1766 Page 176 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 167
CHAPTER 6 FIRESTONE CORRIDOR
3 Traffic Diverter
West Front Street
The western segment of Front Street, between Pioneer
Boulevard and San Antonio Drive, is a narrow street
providing access to industrial businesses on either
side. Sidewalks on the south side are substandard;
their 5’ width does not allow sufficient space for
street trees or for meeting ADA requirements. As this
segment of the street transforms over time to include
a mix of uses, the right-of-way will need to widen to
accommodate an adequate sidewalk, and the current
lot frontages dominated by fences and blank walls will
be replaced by buildings that support the walkable
character.
Gateway intersection establishing walkable
connection between West Front Street and the
Front Street Historic District across San Antonio
Drive
Adjacent live/work or residential development
complying with frontage requirements (page
182-183).
5’ sidewalk dedication for properties on the
south side of the street.
Street trees and tree wells to be added per City
standard.
1 3
4 2
F1
Ordinance No. 25-1766 Page 177 of 366
168 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.2 PUBLIC REALM
W/B E/B P/L
North Row
Travel lane
11’
Travel lane
11’
Sidewalk
10’
20’
Parking
8’
Parking
Roadway
50’
Right -of - Way
70’
Sidewalk
10’
P/L South Row
Sidewalk
Dedication
5’
Sidewalk
Dedication
5’
Norwalk Blvd
Front St
0’
1’ = 200’
100’ 200’
East Front Street - Proposed Plan
East Front Street - Proposed Section
Retail Medical Residential over Retail Residential Private green space Public green space 1 3
4 5 5
6 2
Ordinance No. 25-1766 Page 178 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 169
CHAPTER 6 FIRESTONE CORRIDOR
3 Traffic Diverter
East Front Street
The eastern segment of Front Street, between Funston
Avenue and the bend east of Norwalk Boulevard, has
a wider roadway which can accommodate diagonal
parking on one side of the street, adding to the
available parking serving the Front Street Historic
District. Since sidewalks are substandard, however,
dedication is necessary to establish an accessible
walkway. If a parking structure is constructed in the
Front Street Historic District as suggested in Section
3.1, roadway narrowing may also be considered,
allowing an accessible sidewalk to be constructed
on both sides without dedication.
Pocket park recognizing historic site of Norwalk’s
train depot.
Diagonal parking continuation of Front Street
Historic District on-street parking.
Old Rail Station site parking lot.
Properties on the south side of the street will
be made shallower by dedication, but have an
appropriate depth for street-facing, rear-loaded
townhomes.
Dedication to establish accessible sidewalks on
both sides of the street.
Street trees and tree wells to be added per City
standard.
1 3
4 5
6 2
F2
Ordinance No. 25-1766 Page 179 of 366
170 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
This section gives the zoning and development/design
standards for the Firestone Corridor. On the following
pages, permitted land uses, height limits, residential
densities, frontage types, and setbacks are regulated.
Any areas within the district boundary that are
represented without color in the maps on the following
pages are not governed by this Specific Plan. Rather,
the City’s Zoning Code and Map apply.
Zoning Strategy
The zoning along the Firestone Corridor is mostly
flexible, allowing residential, commercial and mixed
uses. The goal is to incentivize development and
recycling of older, poorly-maintained and underutilized properties by limiting the restrictions placed on
development in this area.
On the north side of Firestone Boulevard, the mostly
residential properties along the south side of Sproul
Avenue are rezoned into a higher-density residential
designation, allowing them to function as parts of
larger residential developments that front on Firestone Boulevard but requiring them to maintain a residential
character and frontage facing the Sproul Avenue
neighborhood.
Light Industrial Area and Standards
South of Firestone Boulevard and along Front Street
within the Firestone Corridor boundary, there are a
number of industrial businesses. To maintain flexibility and encourage redevelopment in this area, residential
uses are permitted in this area; however, given the
unique circumstances of individual sites and business
adjacencies, a conditional use permit is required.
Light industrial uses continue to be permitted as well, and are not required to meet frontage standards of
this Chapter or design standards and guidelines of
Appendix A.
With this potential proximity, diligent application of the Plan’s noise and buffering guidelines (Section A.12)
is needed. At the very southern end of the Corridor
are properties which back up to the Norwalk Railway
Corridor (Chapter 8); these properties shall be required to comply with the “Trail Access Standards” described
in Section 8.3.
6.3 Firestone Corridor - Zoning and Design Guidelines
Ordinance No. 25-1766 Page 180 of 366
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CHAPTER 6 FIRESTONE CORRIDOR
Ordinance No. 25-1766 Page 181 of 366
172 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
Olive St.
Lesser St.
Firestone Blvd.
Pioneer Blvd.
Imperial Hwy.
Front St.
Foster Rd.
Bombardier Ave.
Paddison Ave.
Zeus Ave.
Lyndora St.
Union St.
Angell St.
Jersey Ave.
Ratliffe St.
Maza St.
Littchen St.
Flallon Ave.
Alburtis Ave.
Angell St.
Corby Ave.
Woods Ave.
0’
1’ = 400’
200’ 400’
Flexible Residential and/or Commercial
Active Commercial or Mixed Use
Residential Only
Commercial and Light Industrial with
Conditional Residential
Permitted Uses
Use regulations are generally flexible allowing
both residential and commercial uses. However, a
minimum of 10% of gross floor area at the corner of
San Antonio Drive and Firestone Boulevard should be
dedicated to active commercial uses. Light industrial
businesses are also permitted along Front Street,
where residential uses are conditionally permitted.
Existing light industrial businesses within other areas may continue to operate as nonconforming uses. The
table of permitted uses is given on the next page.
The list of permitted uses for each area begins on the
following page.
District Boundary
Ordinance No. 25-1766 Page 182 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 173
CHAPTER 6 FIRESTONE CORRIDOR
San Antonio Dr.
Sproul St. Clarkdale Ave.
Funston Ave.
Funston Ave.
Norwalk Blvd.
Pine St.
Clarkdale Ave.
Norwalk Blvd.
Sheridan St. Silverbrow Ave.
Esmond Ave.
Delavan Ave.
Elaine Ave.
I-5 Freeway
Ordinance No. 25-1766 Page 183 of 366
174 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Gross floor area dedicated to active commercial uses:
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
N/A 10% N/A N/A
Mixed-Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
P P P P
Retail
Department Stores C P NP P ACU
General Merchandise Stores C P NP C ACU
Quality Home Department Superstores C P NP P ACU
Book Superstores C P NP P ACU
Electronic Superstores C P NP P ACU
Supermarkets P P NP P ACU
Specialty food markets P P NP P ACU
Community oriented anchors over 65,000 sf C P NP C ACU
Apparel & accessory stores P P NP P ACU
Second hand/antique stores P P NP P ACU
Sporting good stores P P NP P ACU
Furniture & home furnishings P P NP P ACU
Book stores P P NP P ACU
Open air markets (Farmers Market) D D NP D
Appliance and electronic stores P P NP P ACU
Retail Tobacco Stores NP NP NP NP ACU
Alcohol sales (off-site) C C C C
Entertainment
Movie Theaters C P NP P ACU
Concert Halls P P P P ACU
Performing Arts Theaters P P NP P ACU
Sports Venues (Indoor) P P NP P ACU
w/ alcohol C C C C ACU
Sports Venues (Outdoor) C P NP C
w/ alcohol C C C C
Eating and Drinking Establishments
Full service P P NP P ACU
w/ Outdoor dining D P NP D ACU
w/ Live entertainment C P NP C ACU
w/ dancing C P NP C ACU
w/ alcohol C P NP C ACU
Food Truck P P NP P
Vendor carts, spaces, or stands D P NP D
Drive-through NP P NP NP
Entertainment & Recreation
Ordinance No. 25-1766 Page 184 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 175
CHAPTER 6 FIRESTONE CORRIDOR
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Small scale movie theaters C P NP P ACU
Bowling Centers P P NP P ACU
Billiards parlors NP C NP C ACU
Adult Entertainment NP NP NP NP
Health & excercise clubs P P NP P ACU
Health & excercise (greater than 3,000 Gfa) D D D C ACU Amusement arcades NP C NP C ACU
Convenience Uses
Small scale pharmacies P P NP P ACU
Small scale grocery or food sales P P NP P ACU
Convenience stores P P NP P ACU
Hardware stores / lock & key shops P P NP P ACU
Discount Stores C NP NP NP
Small collection / recycling facilities C C NP C
Delicatessens, cafes, bakeries P P NP P ACU
Florists P P NP P ACU
Eating & drinking establishments w/ less than 12 seats P P NP P ACU Business Services
Banks P P NP P
Mail / Shipping P P NP P
Financial Services P P NP P
Payday loan NP NP NP NP
Photocopying & printing P P NP NP
Office supply P P NP P
Personal Services
Barber shops / hair & nail salons P P NP P ACU
Tanning salons & spas P P NP P ACU
Wellness studios/centers P P NP P ACU
Massage Establishments C C NP NP
Animal care (Kennel/Grooming) P P NP P
Dry cleaning establishments P P NP NP ACU
Self-service laundromats P P NP NP ACU
Body Art/Tattoo NP NP NP P ACU
Computer/Cell Phone Repair P P NP P ACU
Service Commercial & Repair
Plumbing services NP NP NP P
Vacuum cleaner. Sewing, and appliance repair NP NP NP P Repair services (non-automotive) P P NP P
Gas stations NP NP NP NP
Auto Repair shops C NP NP P
Large Scale Commercial Goods
Ordinance No. 25-1766 Page 185 of 366
176 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Warehouse retail P P NP P
Equipment retail P P NP P
Construction supply NP NP NP NP
Restaurant supply NP NP NP NP
Auto supply stores NP NP NP NP
Vehicle Sales
Automobile sales (New/used vehicles) C NP NP P
Carwash NP NP NP NP
Motorcycle/powersports sales NP NP NP C
RV Sales/Rentals C NP NP C
Civic and Cultural
Art Gallery P P NP P ACU
Auditoriums P P NP P ACU
Civic & private clubs C C P C ACU
Museums P P NP P
Public Assembly (greater than 3,000 sf GFA) D D P C
Libraries P P P P ACU
Educational facilities C C P C
Exhibition or conference centers C C NP C ACU
Police stations & fire stations P P P P
Vocational school P NP NP NP
Community Facilities or courthouses NP NP P NP ACU
Performing arts facilities C C NP C ACU
Post offices P P P P ACU
Social Services P P NP P ACU
Swimming pools P P P NP
Transit facilities or stations P P P P
Hospitals C C NP P
Banquet Halls or convention centers C C NP C ACU
Stadiums, not including stadiums for professional sports teams
C C NP C
Minor Utilities P P NP P
Commercial parking facility NP P NP C
Indoor or outdoor public recreation facilities P P NP C ACU, only indoor Workplace
1. Professional Services
Research & development offices P P NP P
Print and electronic media offices (newspaper, magazine, radio, TV)
P P NP P
Any other professional, executive, or administrative office use
P P NP P
Ordinance No. 25-1766 Page 186 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 177
CHAPTER 6 FIRESTONE CORRIDOR
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Educational & institutional offices P P NP NP
Tutoring Centers P P NP NP
Data or telecommunications offices P P NP P
2. Medical Services
Medical, dental, or psychiatric offices or facilities P P NP NP ACU Counseling P P NP P ACU
Indoor veterinary clinics P P NP P
Acupuncture, physical therapy, chiropractic P P NP P ACU Mortuary / Undertaking services NP NP NP D
3. Light Industrial
Artisanal manufacturing, fabrication, processing, or
assembly use
NP NP NP P
Product manufacturing, fabrication, processing, or
assembly use
NP NP NP C
Research and development labs or other facilities NP NP NP NP Brewery, winery, distillery, cidery, with or without tasting room
D D NP D
Wireless communications facility W W NP W 1.Building, structure or facade mounted installation only, subject
to standards in MC 17.04.300(A).
Heavy industry such as manufacturing or processes that
invlove hazardous materials or waste
NP NP NP NP
Towing service (including towing yards) NP NP NP C
Machine shop NP NP NP NP
Small collection/recycling facilities NP NP NP C
Uses with more than 350 sf of building space per
employee
NP NP NP NP
Indoor or outdoor storage warehouse NP NP NP P
Lodging
Hotel/Extended Stay D D NP D
Motels C C NP C
Hostels C C NP C
Residential
Single Family Homes P NP P NP
Multi-family Residential P P P C
Single Room Occupancy (SROs) P P NP P
Residential care facilities P NP P P
Caretaker residential P NP NPP P
Live/Work P P NP D
Trailer Park court NP C NP NP
Transitional housing P P P P
Emergency Shelter P NP NP P
Ordinance No. 25-1766 Page 187 of 366
178 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
Olive St.
Lesser St.
Firestone Blvd.
Pioneer Blvd.
Imperial Hwy.
Front St.
Foster Rd.
Bombardier Ave.
Paddison Ave.
Zeus Ave.
Lyndora St.
Union St.
Angell St.
Jersey Ave.
Ratliffe St.
Maza St.
Littchen St.
Flallon Ave.
Alburtis Ave.
Angell St.
Corby Ave.
Woods Ave.
0’
1’ = 400’
200’ 400’
Residential Density
The entire Firestone Corridor is zoned at a sufficient
density to allow townhome or moderate-density
multifamily construction. Higher densities are
concentrated near the Front Street Historic District, to feed and activate that area, and engage the transition
of this portion of the City into an active urban district supported with the Norwalk Arts and Sports Complex
and Front Street businesses. Large properties within
the corridor are for eligible Development Opportunity
Reserve.
30 du/ac
40 du/ac
60 du/ac
80 du/ac
Development Opportunity Reserve Eligible
District Boundary
Ordinance No. 25-1766 Page 188 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 179
CHAPTER 6 FIRESTONE CORRIDOR
Pine St.
San Antonio Dr.
Sproul St. Clarkdale Ave.
Funston Ave.
Funston Ave.
Norwalk Blvd.
Pine St.
Clarkdale Ave.
Norwalk Blvd.
Sheridan St. Silverbrow Ave.
Esmond Ave.
Delavan Ave.
Elaine Ave.
I-5 Freeway
Ordinance No. 25-1766 Page 189 of 366
180 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
Imperial Hwy.
Olive St.
Lesser St.
Firestone Blvd.
Pioneer Blvd.
Imperial Hwy.
Front St.
Foster Rd.
Bombardier Ave.
Paddison Ave.
Zeus Ave.
Lyndora St.
Union St.
Angell St.
Jersey Ave.
Ratliffe St.
Maza St.
Littchen St.
Flallon Ave.
Alburtis Ave.
Angell St.
Corby Ave.
Woods Ave.
0’
1’ = 400’
200’ 400’
Height Limits
Heights are tallest at the highest-density area near
the intersection of San Antonio Drive and proximate to
the Front Street Historic District. They transition down toward the lower-density residential neighborhoods
along Sproul Street, west of San Antonio. A slightly
lower height limit is also imposed immediately on West
Front Street in recognition of the narrow right-of-way
in this area.
3 stories/40’
3 Stories/40’
4 Stories/55’
5 Stories/65’
No concession
4 Stories/50’
5 Stories/65’
6 Stories/75’
District Boundary
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
Ordinance No. 25-1766 Page 190 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 181
CHAPTER 6 FIRESTONE CORRIDOR
San Antonio Dr.
Sproul St. Clarkdale Ave.
Funston Ave.
Funston Ave.
Norwalk Blvd.
Pine St.
Clarkdale Ave.
Norwalk Blvd.
Sheridan St. Silverbrow Ave.
Esmond Ave.
Delavan Ave.
Elaine Ave.
I-5 Freeway
Ordinance No. 25-1766 Page 191 of 366
182 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
6.3 ZONING AND DESIGN GUIDELINES
Lyndora St.
Olive St.
Lesser St.
Firestone Blvd.
Pioneer Blvd.
Imperial Hwy.
Front St.
Foster Rd.
Bombardier Ave.
Paddison Ave.
Zeus Ave.
Lyndora St.
Union St.
Angell St.
Jersey Ave.
Ratliffe St.
Maza St.
Littchen St.
Flallon Ave.
Alburtis Ave.
Angell St.
Corby Ave.
Woods Ave.
0’
1’ = 400’
200’ 400’
Color Indicated on Map
Shopfront (p. 319)
Street Setback
Yes
0’ min, 5’ max
Yes
0’ min, 10’ max
Yes
0’ min, 5’ max
No
Lobby (p. 320)
Street Setback
No Yes
5’ min, 15’ max
Yes
5’ min, 15’ max
No
Stoop (p. 321)
Street Setback
No Yes
10’ min, 20’ max
Yes
10’ min, 20’ max
Yes
10’ min, 20’ max
Surface Parking (p. 322)
Maximum Width1
No Yes
30%
Yes
50%
Yes
100% up to 100’
Structured Parking (p. 323)
Maximum Width2
Yes
30%
Yes
30%
Yes
70%
Yes
100% up to 100’
Street Frontage Types and Setbacks
Ordinance No. 25-1766 Page 192 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 183
CHAPTER 6 FIRESTONE CORRIDOR
San Antonio Dr.
Sproul St. Clarkdale Ave.
Funston Ave.
Funston Ave.
Norwalk Blvd.
Pine St.
Clarkdale Ave.
Norwalk Blvd.
Sheridan St. Silverbrow Ave.
Esmond Ave.
Delavan Ave.
Elaine Ave.
I-5 Freeway
Interior Property Line Setbacks
Color of Primary Frontage1
Interior Side Setback 0’ min for 1st/2nd story commercial; else 5’ min + 1’ for each
story above 2nd
5’ min
+ 1’ for
each story
above 2nd
Rear Setback 5’ min + 1’ for each story above
2nd; 0’ min adjacent to alley
0’ min
1 The primary frontage is the frontage whose color appears first (furthest to the left) in the tables above.
District Boundary
Ordinance No. 25-1766 Page 193 of 366
Ordinance No. 25-1766 Page 194 of 366
SAN ANTONIO CORRIDOR
CHAPTER 7
Ordinance No. 25-1766 Page 195 of 366
Pine Trees along San Antonio Drive
City Water Tower - Vertical Landmark along San Antonio
Drive
7.1 San Antonio Corridor - Vision and Framework
186 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.1 FRAMEWORK AND VISION
Existing Conditions and Community Input
San Antonio Drive is among the most charming areas
in the Heart of Norwalk. Key features contributing to
its appeal include:
Tall Pine Trees.
Though limited in number, the tall pine trees in the
median make a significant impression on passing
drivers.
Vertical Landmarks.
The City water tower, First Baptist Church steeple, and Norwalk Town Square sign are spaced rhythmically,
giving travelers a sense of destination.
Distinct Character Segments.
The street features diverse zones, including a
commercial segment near the freeway, a more intimate
residential and neighborhood commercial district
south of Foster Road, and a senior-focused area near
the Five Points intersection with a wide-open roadway.
Pedestrian-Friendly Character.
The street-oriented design of older neighborhood
commercial establishments, churches, and many
residential areas creates a potential for pedestrianfriendliness.
Despite these strengths, community members noted
a lack of destinations and underutilization along
the street. However, they also identified it as an
opportunity for change, given that it is the connector
between the Front Street District and Norwalk Town
Square, It became a street they could envision as a
“complete street” prioritizing cyclists and pedestrians over vehicles.
Ordinance No. 25-1766 Page 196 of 366
Norwalk Town Square Sign - Vertical Landmark along San
Antonio Drive
Village Character on San Antonio Drive, South of Foster Road
Veteran Villas at San Antonio - New residential
development along the corridor
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 187
CHAPTER 7 SAN ANTONIO CORRIDOR
Vision
Leveraging existing assets and the community’s
desire for thoughtful development, San Antonio Drive
is poised to become an iconic city corridor. It will link three key locations in Norwalk: the Civic Center/
future “The Walk” mixed-use development, the Front
Street Historic District, and the Town Square District.
Additionally, as a gateway from the I-5 freeway, it will define Norwalk’s identity to the broader region.
Enhanced in ways that draw out its latent strengths,
San Antonio Drive will become the rare L.A.-area
corridor that is eminently pleasant, in part due to its legibility as an urban path. With its distinct character segments punctuated and separated by open spaces
and landmarks, people (particularly those on foot
and bicycle) will experience a desire to travel along
its length, discovering more and encountering new
experiences to enjoy.
San Antonio Drive will evolve into a “complete
street” corridor. The distances from the Town Square
District to the Front Street Historic District and from the Front Street Historic District to the Civic Center
are approximately half a mile, a 10-minute walk, or
a 3-minute bike ride. Enhancements will focus on
improving walkability and bikeability, including a
continuous, low-stress bicycle facility. This facility will form a crucial link connecting various points in the
Heart of Norwalk to the Metro C Line and Metrolink
stations.
As shown on the next page, the corridor is divided
into four segments which correspond and support
the character of the different existing and proposed
character areas along the street. Between Five Points
intersection and Orange Street, the southbound lanes
are diverted and become a linear park (Chapter 4)
providing accessible open space to the Town Square
District and the many senior apartments in this area.
Between Orange Street and Foster Road, the intimate
single-family homes and neighborhood commercial
uses are supported with a slower street with one lane
in each direction and a bike lane. North of Foster Road, the street opens up to two lanes in each direction,
accommodating freeway-bound traffic; however,
the bicycle lane continues as a protected bikeway.
Finally, different interventions are also proposed for
the crossing beneath the I-5 freeway and connection
to the Civic Center/”The Walk” area to ensure that a
safe bicycle connection can also reach this critical
destination.
Ordinance No. 25-1766 Page 197 of 366
188 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.1 FRAMEWORK AND VISION
0’
1’ = 400’
200’ 400’
San Antonio Drive
Pioneer Boulevard
Rosecrans Avenue
Orange Street
Sycamore Street
Walnut StreetPine Street
Foster Road
Town Square
District
Segments
Segment 1: One-Way Northbound Street with
Class II Bicycle Lane
Segment 2: Two-Lane Boulevard with Class II
Bicycle Lane
Segment 3: Four-Lane Boulevard with Class IV
Protected Bikeway
Segment 4: Freeway/Civic Center Connection
will Class IV Protected Bikeway
Vertical Landmarks
Norwalk Town Square sign
First Baptist Church steeple
City of Norwalk water tower
Front Street Historic District overhead gateway
(see Chapter 3)
Front Street Historic District vertical pillar (see
Chapter 3)
I-5 freeway overpass
S2
S3
S2
C1
S4
D1
V1
V2
D2
V3
southbound
traffic
Metro C
Line bicycle
connection
V1
V2
V3
V4
V5
V6
Railway
Corridor
bicycle
connection
(Chapter 8)
C3
C4
C2 S1
S1
Ordinance No. 25-1766 Page 198 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 189
CHAPTER 7 SAN ANTONIO CORRIDOR
Front StreetFirestone Boulevard
Olive Street
Norwalk Boulevard
Civic Center Drive
Sproul Street
Front St Historic
District
Civic Center/
“The Walk”
Development Sites and Destinations
Norwalk Senior Center
Veterans Affordable Housing
Caltrans Property - Opportunity for gateway
mixed-use, hotel, or commercial project. Subject
to Surplus Land Act.
United Methodist Church - Opportunity for partial
or complete redevelopment into affordable
housing
Norwalk Arts and Sports Complex/Sproul
Museum – Large existing recreational complex
with courts, fields, pool, meeting rooms and local
history museum. Remote parking lots can be
developed into new affordable housing, replacing
public parking as necessary.
Open Spaces
Gateway Plaza at Five Points intersection (see
Chapter 4)
Linear Park (see Chapter 4)
Parklet(s) at Orange Street - public or outdoor
dining area providing views to First Baptist
Church and Town Square sign
Parklet at Walnut Street - greening/seating or
outdoor dining area providing water tower views
Arts and Sports Complex Gateway Pocket Park -
church forecourt park marking entrance to Arts
and Sports Complex and Sproul Museum
S3 S4
D3
D4
V5
V6
D5
Arts and Sports
Complex
connection Metrolink bicycle
connection
V4
D1
D2
D3
D4
D5
C5
C1
C2
C3
C4
C5
Ordinance No. 25-1766 Page 199 of 366
Front Street - Proposed
Conne
and Ci
The backbone o
revitalized bikew
Green median provides
shade and biodiversity
Retail and dining serves nearby senior,
multifamily, and single-family housing
Ordinance No. 25-1766 Page 200 of 366
Pride in people and place Health and wellness Supportive community ects Historic Front Street District
vic Center to Town Square District
of Norwalk’s
way system
2-3 story mixed-use and residential
complement the “neighborhood” feel
Ordinance No. 25-1766 Page 201 of 366
192 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
7.2 San Antonio Corridor - Public Realm
Segments 1 and 2 (Five Points Intersection
to Foster Road)
Segments 1 and 2 constitute a portion of San Antonio
Drive which have less than 14,000 average daily
trips.1 The street currently consists of two lanes in
each direction, but this volume of traffic can easily
be handled with one lane each way. Each of these
segments will thus be narrowed, enabling bike lanes,
easy pedestrian crossings to help bring out people
from the densely populated neighborhoods east and
west of the street, and new people-focused areas
within the former roadway.
Segment 1, from the Five Points Intersection to Orange
Street, will be a one-way street northbound opposite
the Linear Park formed out of the conversion of the
southbound lanes. (Southbound traffic will be diverted
to Orange Street - see Chapter 4). This street, with only a 23-foot wide roadway exclusive of parking lane, aims
to provide northbound vehicular and bicycle access
while permitting access from the nearby senior center
and senior apartments to the “outdoor living room”
created in the linear park.
Segment 2, from Orange Street to Foster Road,
possesses a special “village” character which has
been somewhat undermined by the wide roadway and
some inconsiderate development. During outreach,
this was the area that the community identified as an
opportunity for a people-oriented complete street. The
two lanes in each direction will be replaced with one
travel lane and a buffered bicycle lane.
1 2016 ADT and Collision Study, City of Norwalk.
The curb-adjacent lane can take various forms
depending on the needs of adjacent land uses and
the desire to dot public spaces within a reasonable
distance of each other along the corridor. The next
spread details four different potential uses of this lane:
• on-street parking in front of single-family
residences
• curb extensions/parklets for outdoor dining
outside restaurants
• greening curb extensions/parklets outside
buildings which are set back from the street,
and do not need on-street parking
• parking with intermittent tree wells along the
remainder of the corridor
Firestone Corridor - District and Street Key Plan
(Imperial Highway to Pioneer Boulevard) - see
pages 156-159
(Pioneer Boulevard to Bloomfield Avenue) - see
pages 160-161
Firestone Ave
San Antonio Dr - see chapter 7
D2
D3
D1
S1
S1
S2
S2
Ordinance No. 25-1766 Page 202 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 193
CHAPTER 7 SAN ANTONIO CORRIDOR
San Antonio Drive (Orange Street to Foster Road) - Existing San Antonio Drive (Orange Street to Foster Road) - Proposed Ordinance No. 25-1766 Page 203 of 366
194 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
LT RT
RT
RT
LT
LT RT
LT
RT
LT
RT
LT
RT
LT
RT
RT
RT
RT
LT
LT
RT
LT
RT
LT
LT
West RowEast Row
P/L P/L
Sidewalk
Bike lane
6’
Bike lane
6’
Travel lane
13’
Median
Right - of - Way
14’
Roadway
76’
Travel lane
13’
Parking
Sidewalk
12’
8’
Parking
100’
8’
12’
Bu er
2’
Bu er
2’
Bu er
2’
Bu er
2’
S/B N/B
San Antonio Dr
San Antonio Dr
Foster
Pine St
Orange St
Orange St
Sycamore St
Sycamore St
Retail Medical Residential over Retail Residential Private green space Public green space Firestone Blvd
San Antonio Drive (Orange Street to Foster Road) - Proposed San Antonio Drive (Orange Street to Foster Road) - Proposed 2 1
5 6
3 3
7 4
4 Linear park - south of Orange Street
(see Chapter 4)
8 Ordinance No. 25-1766 Page 204 of 366
Outdoor dining curb extension/parklet
On-street parallel parking with tree wells
Greening/seating curb extension/parklet
6 8
5 CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 195
CHAPTER 7 SAN ANTONIO CORRIDOR
San Antonio Drive
(Five Points Intersection to Foster Road):
Roadway Features:
Shortened, decorative crossings with sidewalk
bulb-outs at signalized intersections enhancing
ability for pedestrians to engage both sides of
the street from neighborhoods. New signal to be
added at Walnut Street (not shown).
Shortened, decorative crossings with sidewalk
bulb-outs and median refuge at unsignalized
intersections. Rectangular rapid flashing beacons
or other appropriate signage and lights to stop
drivers when pedestrians are crossing.
Existing medians remain and are extended where
possible to allow for planting of additional pine
trees. Goal to have at least one on every block.
Consider prohibition on southbound left turns
onto Pine Street (not shown) to allow median
extension.
Double buffered Class II bicycle lane.
Curb extension/parklet in front of active
commercial businesses allowing for outdoor
dining or enhanced entryway. May be combined
with crossing curb extensions as long as driver
visibility and pedestrian path of travel to and
from crosswalks are preserved. Outdoor dining
may also be accommodated with parklets
constructed with impermanent materials (e.g.
wood) where curb extensions are not present.
On-street parallel parking with tree wells every
third to fourth space, allowing for the planting of
large shade trees.
Standard parallel parking without tree wells in
front of single-family residences. Tree wells would
conflict with frequent driveways. Additional street
trees to be added to sidewalks in these areas.
Curb extension/parklet in front of existing
buildings set back from the street, which do not
need on-street parking. Consider greening /
stormwater retention infrastructure and seating
areas.
Curbside Lane Options:
S2
1 2
3 4
5 6
7 8
S1
Ordinance No. 25-1766 Page 205 of 366
San Antonio Drive (Orange Street to Foster Road) - Existing San Antonio Drive (Orange Street to Foster Road) - Existing 196 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
0’
1’ = 50’
25’ 50’
West RowEast Row
P/L P/L
Sidewalk
Travel lane
11’
Median
14’
Roadway
76’
Travel lane
11’
Parking
Sidewalk
12’
9’
Parking
100’
9’
12’
N/B
Travel lane
11’
S/B N/B
Travel lane
11’
S/B
Right - of - Way San Antonio Dr
Ordinance No. 25-1766 Page 206 of 366
San Antonio Drive (Orange Street to Foster Road) - Proposed San Antonio Drive (Orange Street to Foster Road) - Proposed CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 197
CHAPTER 7 SAN ANTONIO CORRIDOR
0’
1’ = 50’
25’ 50’
West RowEast Row
P/L P/L
Sidewalk
Bike lane
6’
Bike lane
6’
Travel lane
13’
Median
Right - of - Way
14’
Roadway
76’
Travel lane
13’
Parking
Sidewalk
12’
8’
Parking
100’
8’
12’
Bu er
2’
Bu er
2’
Bu er
2’
Bu er
2’
S/B N/B San Antonio Dr
Ordinance No. 25-1766 Page 207 of 366
198 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
San Antonio Streetscape (Five Points Intersection to Foster Road) 1 2
4 5
6 7
3 San Antonio Streetscape (San Antonio Drive and Orange Street Intersection) Ordinance No. 25-1766 Page 208 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 199
CHAPTER 7 SAN ANTONIO CORRIDOR
Planting
Street Trees planted on sidewalk: Spacing to be
determined based on the curbside condition and
presence of existing trees: See Appendix C
Street Trees planted in parking lane tree wells:
See Appendix C
Median: Complement existing pines and
Sycamore with Accent Trees (refer to Appendix C)
Accent Planting planted in parking lane tree
wells/bioretention zone, see Appendix B
Hardscape
Existing concrete walkways: to remain, unless
required by the city, If replacement of sidewalk is
required, new walkway shall match color, texture
with score joints to match existing walkway.
Permeable Paving: in parking lane
Accent Pavers: stone pavers in curb extension
areas and others requiring emphasis
Street Furniture
Street furniture can match Town Square District
palette, with opportunities for customized seating in
parklets/open spaces. Furniture required in areas with
commercial requirements, may be applied selectively
in areas with flexible zoning. Like trees, spacing should be determined by local conditions.
Lighting: SHUFFLE, Available thru Landscape
Forms.
Litter Bins: Generation 50
Available thru Landscape Forms.
Bike Rack: 125’-0” O.C. MultipliCITY
Available thru Landscape Forms.
4’-0” Tree Grates at each street tree planted on
sidewalk: KIVA Tree Grate
Available thru Urban Accessories, Inc.
Streetscape Elements
San Antonio Corridor (Five Points
Intersection to Foster Road)
1 2
3 4
6 7
7 8
9 10
5 Tree Grates
Accent Planting
Litter Bin Accent Paving
Pedestrian Lighting Bike Racks
Street Trees
Accent Trees
Saw-Cut Concrete
Ordinance No. 25-1766 Page 209 of 366
200 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
San Antonio Drive (Foster Road to Olive Street) - Proposed San Antonio Drive (Foster Road to Olive) - Existing
San Antonio Dr
San Antonio Dr
Sproul St
Sproul St
OliveSt
Foster Rd
Front St
Firestone Blvd
Firestone Blvd
West RowEast Row
P/L P/L
Sidewalk
Bike lane
6’
Bike lane
6’
Travel lane
11’
Travel lane
12’
Median
14’
Roadway
80’
Travel lane
11’
Sidewalk
10’
100’
10’
Bu er 4’Bu er
4’
S/B N/B N/B
Travel lane
12’
S/B
Right - of - Way
Retail Medical Residential over Retail Residential Private green space Public green space 1 2
3 Ordinance No. 25-1766 Page 210 of 366
Short median with pine trees
1 Curb-adjacent bikeway protected with bollards
Raised platform connecting pedestrians across curbadjacent bike lane to board buses 3 CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 201
CHAPTER 7 SAN ANTONIO CORRIDOR
San Antonio Drive
(Foster Road to Olive Street)
Curb-adjacent protected bikeway, protected with
bollards. Upgrade bollard to planter boxes as
budget and space allow.Existing street parking
removed and replaced with parking in the
Firestone/San Antonio lot (see Chapter 3).
Opportunities to widen median and add pine
trees on each block, depending on left turn
storage needs. Even a short median and single
tree can significantly help define the corridor.
Upgraded bus stop with shelters. To deal with
bicycle lane conflict, bike lane raised platform is
used to allow pedestrians to cross bike lane and
board buses waiting in #2 lane.
Decorative intersection at Firestone Boulevard
and San Antonio Drive (see Chapter 3).
New, consistent street trees providing shade to
pedestrians.
S3
1 2
3 4
5 2
Ordinance No. 25-1766 Page 211 of 366
202 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
San Antonio Drive (Foster Road to Olive Street) - Existing San Antonio Drive (Foster Road to Olive Street) - Existing West Row East Row
P/L P/L
Sidewalk
Travel lane
11’
Median
14’
Roadway
80’
Travel lane
13’
Parking
Sidewalk
10’
100’
8’
10’
N/B
Travel lane
11’
Parking
11’
S/B N/B
Travel lane
12’
S/B
Right - of - Way
0’
1’ = 50’
25’ 50’
San Antonio Dr
Ordinance No. 25-1766 Page 212 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 203
CHAPTER 7 SAN ANTONIO CORRIDOR
San Antonio Drive (Foster Road to Olive Street) - Proposed San Antonio Drive (Foster Road to Olive) - Proposed West Row East Row
P/L P/L
Sidewalk
Bike lane
6’
Bike lane
6’
Travel lane
11’
Travel lane
12’
Median
14’
Roadway
80’
Travel lane
11’
Sidewalk
10’
100’
10’
Bu er 4’Bu er
4’
S/B N/B N/B
Travel lane
12’
S/B
Right - of - Way
0’
1’ = 50’
25’ 50’
San Antonio Dr
Ordinance No. 25-1766 Page 213 of 366
204 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
San Antonio Corridor Streetscape (Foster Road to Olive Street) 1 2
3 4
6 7 8
10 San Antonio Corridor Streetscape (Foster Road to Olive Street) Ordinance No. 25-1766 Page 214 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 205
CHAPTER 7 SAN ANTONIO CORRIDOR
Planting
Street Trees planted on sidewalk:
50’-0” O.C., refer to Appendix C for species.
Median: Complement existing pines and
Sycamore with Accent Trees (refer to Appendix
C) Where median can be expanded into a new
block, add at least one pine for continuity.
Potential for accent planting in planter boxes in
bicycle lane buffer.
Hardscape
Existing concrete walkways: to remain, unless
required by the city, If replacement of sidewalk is
required, new walkway shall match color, texture
with score joints to match existing walkway.
Accent Pavers: stone pavers in areas requiring
emphasis
Street Furniture
Street furniture can match Town Square District
palette, except in the Front Street Historic District,
where it should harmonize with the historic palette.
Furniture required in areas with commercial
requirements, may be applied selectively in areas
with flexible zoning. Like trees, spacing should be
determined by local conditions.
Lighting: 50’-0” O.C. SHUFFLE, Available thru
Landscape Forms.
Benches: 100’-0” O.C. FGP Bench
Available thru Landscape Forms
Litter Bins: 100’-0” O.C. Generation 50
Available thru Landscape Forms.
Bike Rack: 100’-0” O.C. MultipliCITY
Available thru Landscape Forms.
4’-0” Tree Grates at each street tree planted on
sidewalk: KIVA Tree Grate
Available thru Urban Accessories, Inc.
Streetscape Elements
San Antonio Corridor (Foster Road to Olive
Street)
1 2
3 5
6 7
8 9
4 Tree Grates
Accent Planting
Litter Bin Accent Paving
Pedestrian Lighting Bike Racks
Saw-Cut Concrete
10 Street Trees
Accent Trees
S4
Ordinance No. 25-1766 Page 215 of 366
206 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.2 PUBLIC REALM
Retail Medical Residential over Retail Residential Private green space Public green space San Antonio Drive Freeway Intersection - Proposed
San Antonio Drive - Proposed
1 1
2 4
5 2
6 7
3 Ordinance No. 25-1766 Page 216 of 366
Median enhancements
Bicycle signal and right turn arrow
Rectangular rapid flashing beacon crossing with inroadway lights 4 6
1 1
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 207
CHAPTER 7 SAN ANTONIO CORRIDOR
San Antonio Drive/ Norwalk Boulevard
(Freeway to Civic Center Segment)
Median planted keeping with the San Antonio
Corridor theme. Median can be widened to take
over adjacent areas which are striped to not
allow cars.
Curb-adjacent Class IV bicycle lane protected
by bollards, reaching Civic Center Drive at a
minimum. Width is sufficient to upgrade to
landscaped curb buffer if desired. Alternatively,
consider two-way Class IV cycle track along east
side of street.
Potential Class IV extension northward on
Norwalk Boulevard as recommended in Bicycle
Plan.
Bicycle upgraded intersection to protect cyclists
against conflicts with right-turning vehicles onto
I-5 southbound. Island ensures vehicles use
tighter turning radius and lower speeds onto onramp. Red right turn arrow and bicycle signal to be installed; right turn arrow red while bicycles
have green to continue; bicycles have red while
right turning vehicles have green. Alternatively,
bicycle lane could move between through and
right-turn lanes, but this is likely less comfortable
for cyclists.
San Antonio Drive served adequately with two
through lanes; a third northbound through
lane can be added if desired by restriping area
currently striped to not allow cars.
New pedestrian and bicycle crossing allowing
access to Norwalk Arts and Sports Complex
from neighborhood west of San Antonio, and
southbound cyclists on San Antonio. Rectangular
rapid flashing beacons with in-roadway lights,
activated through push buttons, should be used.
Arts and Sports Complex gateway pocket park at
entry to church.
1 2
3 4
5 5
6 7
Ordinance No. 25-1766 Page 217 of 366
The San Antonio Corridor has a vision of intimate, humanscaled developments that engage the street.
Activated streetscape along San Antonio Corridor.
208 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
7.3 San Antonio Corridor - Zoning and Design Guidelines This section gives the zoning and development/design
standards for the San Antonio Corridor. On the following pages, permitted land uses, height limits, residential
densities, frontage types, and setbacks are regulated.
Properties facing Front Street are additionally required to comply with the design standards given on page 84.
Any areas within the district boundary that are
represented without color in the maps on the following
pages are not governed by this Specific Plan. Rather,
the City’s Zoning Code and Map apply.
Zoning Strategy
As stated before, the San Antonio Corridor links three
of the most important districts and nodes in the
City of Norwalk: the Town Square District, the Front
Street Historic District, and the Civic Center/the Walk.
These three districts each take up a portion of the
corridor itself, and are the corridor’s most important
placemaking and commercial nodes.
The portions of the corridor covered in this chapter
comprise the linkages between these three districts.
These areas have carefully crafted regulations that
can encourage new investment while not overpowering
the strengths of the existing corridor. While it has been these areas which have seen most new development
in the last few decades, future development along the
corridor is likely to be more incremental in nature, with the possible exception of areas close to the I-5 freeway.
Zoning regulations and guidelines seek to establish
an intimate and human-scaled land use pattern and
buildings that engage the street. Although most of
the development anticipated on the corridor will be
residential in nature, areas with requirements for small Ordinance No. 25-1766 Page 218 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 209
CHAPTER 7 SAN ANTONIO CORRIDOR
commercial spaces are dotted along the corridor, with
a relationship to planned open spaces discussed in
sections 7.1 and 7.2; buildings are generally limited
to 3-4 stories in the lower-density Segment 2 (Orange
Street to Foster Road) and 4-5 stories between
Firestone Boulevard and the I-5 freeway, and districtspecific standards are enacted requiring smaller-scale articulation of street-facing building facades.
District-Specific Design Standards
1. Building facades of three stories or more
along public streets shall incorporate at
least one variation in depth in the wall plane
at least every 30 feet. Each change in plane
shall be at least two feet deep, and the
average change in plane across each façade
shall be a minimum of four feet (modifies
A.3.10)
2. The roof line shall be articulated to include a
change in pitch or change in height at least
every 50 feet of frontage along San Antonio
Drive
3. Development projects with over 100 feet of
linear frontage on the primary street shall
incorporate at least one break in the massing
of the project above podium or ground level
of at least 50-foot depth and width of at least
15% of the elevation length (modifies A.3.12).
Ordinance No. 25-1766 Page 219 of 366
210 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
Pioneer Boulevard
Rosecrans Avenue
Orange Street
Sycamore Street
Walnut StreetPine Street
Foster Road
Flexible Residential and/or Commercial
Active Commercial or Mixed Use
Permitted Uses
The San Antonio Corridor today contains a mix of
single-family residential, multi-family residential and neighborhood commercial uses. The proposed use
regulations retain this flexibility. However, a small
amount of active commercial uses 5% of gross floor
area are required at key street corners; these corners, along with associated open spaces, help to form “lilly
pads” helping people (frogs, in this analogy) make it
from one district to another in smaller steps.
The table of permitted uses is given on the next spread.
District Boundary
Ordinance No. 25-1766 Page 220 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 211
CHAPTER 7 SAN ANTONIO CORRIDOR
Front StreetFirestone Boulevard
Olive Street
Norwalk Boulevard
Sproul Street
Ordinance No. 25-1766 Page 221 of 366
212 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List
W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Gross floor area dedicated to active commercial uses:
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
N/A 5%
Mixed-Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
P P
Retail
Department Stores C C ACU
General Merchandise Stores C C ACU
Quality Home Department Superstores C C ACU
Book Superstores C P ACU
Electronic Superstores C C ACU
Supermarkets P P ACU
Specialty food markets P P ACU
Community oriented anchors over 65,000 sf C C ACU
Apparel & accessory stores P P ACU
Second hand/antique stores P P ACU
Sporting good stores P P ACU
Furniture & home furnishings P P ACU
Book stores P P ACU
Open air markets (Farmers Market) D D
Appliance and electronic stores P P ACU
Retail Tobacco Stores NP NP ACU
Alcohol sales (off-site) C C
Entertainment
Movie Theaters C C ACU
Concert Halls P P ACU
Performing Arts Theaters P P ACU
Sports Venues (Indoor) P P ACU
w/ alcohol C C ACU
Sports Venues (Outdoor) C C
w/ alcohol C C
Eating and Drinking Establishments
Full service P P ACU
w/ Outdoor dining D D ACU
w/ Live entertainment C V ACU
w/ dancing C V ACU
w/ alcohol C V ACU
Food Truck P P
Vendor carts, spaces, or stands D D
Drive-through NP NP
Ordinance No. 25-1766 Page 222 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 213
CHAPTER 7 SAN ANTONIO CORRIDOR
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Entertainment & Recreation
Small scale movie theaters C P ACU
Bowling Centers D D ACU
Billiards parlors NP C ACU
Adult Entertainment NP NP
Health & excercise clubs P P ACU
Health & excercise (greater than 3,000 Gfa) D D ACU
Amusement arcades NP C ACU
Convenience Uses
Small scale pharmacies P P ACU
Small scale grocery or food sales P P ACU
Convenience stores P P ACU
Hardware stores / lock & key shops P P ACU
Discount Stores C NP
Small collection / recycling facilities C C
Delicatessens, cafes, bakeries P P ACU
Florists P P ACU
Eating & drinking establishments w/ less than 12 seats P P ACU Business Services
Banks P P
Mail / Shipping P P
Financial Services P P
Payday loan NP NP
Photocopying & printing P P
Office supply P P
Personal Services
Barber shops / hair & nail salons P P ACU
Tanning salons & spas P P ACU
Wellness studios/centers P P ACU
Massage Establishments C C
Animal care (Kennel/Grooming) P P
Dry cleaning establishments P P ACU
Self-service laundromats P P ACU
Body Art/Tattoo NP NP ACU
Computer/Cell Phone Repair P P ACU
Service Commercial & Repair
Plumbing services NP NP
Vacuum cleaner. Sewing, and appliance repair NP NP
Repair services (non-automotive) P P
Gas stations NP NP
Auto Repair shops C NP
Ordinance No. 25-1766 Page 223 of 366
214 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Large Scale Commercial Goods
Warehouse retail P P
Equipment retail P P
Construction supply NP NP
Restaurant supply NP NP
Auto supply stores NP NP
Vehicle Sales
Automobile sales (New/used vehicles) C NP
Carwash NP NP
Motorcycle/powersports sales NP NP
RV Sales/Rentals C NP
Civic and Cultural
Art Gallery P P ACU
Auditoriums P P ACU
Civic & private clubs C C ACU
Museums P P
Public Assembly (greater than 3,000 sf GFA) D D
Libraries P P ACU
Educational facilities C C
Exhibition or conference centers C C ACU
Police stations & fire stations P P
Vocational school P NP
Community Facilities or courthouses NP NP ACU
Performing arts facilities C C ACU
Post offices P P ACU
Social Services P P ACU
Swimming pools P P
Transit facilities or stations P P
Hospitals C C
Banquet Halls or convention centers C C ACU
Stadiums, not including stadiums for professional sports teams C C Minor Utilities P P
Commercial parking facility NP P
Indoor or outdoor public recreation facilities P P ACU, only indoor facilities Workplace
1. Professional Services
Research & development offices P P
Print and electronic media offices (newspaper, magazine, radio, TV) P P Ordinance No. 25-1766 Page 224 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 215
CHAPTER 7 SAN ANTONIO CORRIDOR
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval; ACU = Qualifies as Active Commercial Use Types of Uses Notes/References
Any other professional, executive, or administrative office use P P Educational & institutional offices P P
Tutoring Centers P P
Data or telecommunications offices P P
2. Medical Services
Medical, dental, or psychiatric offices or facilities P P ACU Counseling P P ACU
Indoor veterinary clinics P P
Acupuncture, physical therapy, chiropractic P P ACU
Mortuary / Undertaking services NP NP
3. Light Industrial
Artisanal manufacturing, fabrication, processing, or assembly use NP NP Product manufacturing, fabrication, processing, or assembly use NP NP Research and development labs or other facilities NP NP Brewery, winery, distillery, cidery, with or without tasting room D D Wireless communications facility W W 1.Building, structure or facade mounted installation only, subject to
standards in MC 17.04.300(A).
Heavy industry such as manufacturing or processes that invlove hazardous materials or waste
NP NP
Towing service (including towing yards) NP NP
Machine shop NP NP
Small collection/recycling facilities NP NP
Uses with more than 350 sf of building space per employee NP NP Indoor or outdoor storage warehouse NP NP
Lodging
Hotel/Extended Stay D D
Motels C C
Hostels C C
Residential
Single Family Homes P NP
Multi-family Residential P P
Single Room Occupancy (SROs) P P
Residential care facilities P NP
Caretaker residential P NP
Live/Work P P
Trailer Park court NP C
Transitional housing P P
Emergency Shelter NP NP
Ordinance No. 25-1766 Page 225 of 366
216 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
Pioneer Boulevard
Rosecrans Avenue
Orange Street
Sycamore Street
Walnut StreetPine Street
Foster Road
40 du/ac
60 du/ac
Residential Density
The different segments of the San Antonio Corridor
are given different densities. The properties along
segment 2 (Orange Street to Foster Road) are zoned at
40 dwelling units per acre, while the properties along
the segment between Sproul Street and the I-5 freeway
are zoned at 60 dwelling units per acre. The small size of properties makes large projects that might pursue
complicated discretionary reviews unlikely; for this
reason, the Development Opportunity Reserve is not
used.
The higher-density areas north of Firestone Boulevard
along San Antonio Drive and Clarkdale Streets combine
with the areas along Firestone Boulevard east of San
Antonio Drive to create a two-dimensional district of
higher-density uses which should become one of the
Heart of Norwalk’s preeminent walkable communities
supporting the commercial uses in the Front Street
Historic District.
District Boundary
Ordinance No. 25-1766 Page 226 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 217
CHAPTER 7 SAN ANTONIO CORRIDOR
Front StreetFirestone Boulevard
Olive Street
Norwalk Boulevard
Sproul Street
Ordinance No. 25-1766 Page 227 of 366
218 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
Pioneer Boulevard
Rosecrans Avenue
Orange Street
Sycamore Street
Walnut StreetPine Street
Foster Road
Height Limits
Height limits are tightly controlled in the sensitive
Segment 2 (Orange Street to Foster Road) area, being
limited to three stories, or four stories over 75% of
the building footprint with density bonus concession.
Projects which are four or more stories tall are
encouraged to step back the fourth story from San
Antonio Drive, and/or from the rear alley that backs
up to single-family homes in the case of the west side
of the street.
In the northern segment, height limits are more
permissive, responding to the wider street, greater
traffic and opportunities for freeway visibility.
3 Stories/40’
4 Stories/55’
5 Stories/65’
4 Stories/50’
5 Stories/65’
6 Stories/75’
District Boundary
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
Ordinance No. 25-1766 Page 228 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 219
CHAPTER 7 SAN ANTONIO CORRIDOR
Front StreetFirestone Boulevard
Olive Street
Norwalk Boulevard
Sproul Street
Frontage Standards and Setbacks
Permissible frontage types and setbacks are given on
the next spread. Street setbacks are slightly smaller
than in other districts due to the San Antonio Corridor’s more intimate feel and the close engagement of
buildings with the street and its parklets and other
curbside uses.
Ordinance No. 25-1766 Page 229 of 366
220 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
7.3 ZONING AND DESIGN GUIDELINES
Pioneer Boulevard
Rosecrans Avenue
Orange Street
Sycamore Street
Walnut StreetPine Street
Foster Road
Color Indicated on Map
Shopfront (p. 319)
Street Setback
Yes
0’ min
0’ max
Yes
0’ min
0’ max
Yes
0’ min
5’ max
No
Lobby (p. 320)
Street Setback
No Yes
0’ min
10’ max
Yes
0’ min
10’ max
No
Stoop (p. 321)
Street Setback
No Yes
5’ min
10’ max
Yes
5’ min
15’ max
Yes
10’ min
20’ max
Surface Parking (p. 322)
Maximum Width1
No Yes
30%
Yes
50%
Yes
100% up
to 100’
Structured Parking (p. 323)
Maximum Width2
Yes
30%
Yes
30%
Yes
70%
Yes
100% up
to 100’
Street Frontage Types and Setbacks
Ordinance No. 25-1766 Page 230 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 221
CHAPTER 7 SAN ANTONIO CORRIDOR
Front StreetFirestone Boulevard
Olive Street
Norwalk Boulevard
Sproul Street
Interior Property Line Setbacks
Color of Primary Frontage1
Interior Side Setback 0’ min for 1st/2nd story commercial; else 5’ min + 1’ for each
story above 2nd
Rear Setback 5’ min + 1’ for each story above
2nd; 0’ min adjacent to alley
1 The primary frontage is the frontage whose color appears first (furthest to the left) in the tables above.
District Boundary
Ordinance No. 25-1766 Page 231 of 366
Ordinance No. 25-1766 Page 232 of 366
NORWALK RAILWAY TRAIL
CHAPTER 8
Ordinance No. 25-1766 Page 233 of 366
Vision
Since the beginning of the Heart of Norwalk process,
the community has expressed a consistent desire for
additional locations to engage in physical fitness (see Section 2.1 – Urban Design Framework - Goals). The
recommended addition of a walking and biking trail to
the Norwalk Railway Corridor, the Southern Pacific rail line running diagonally across the Specific Plan area
between Front Street and Foster Road is the clearest
expression of this desire, and it has captivated the
attention of many community residents throughout
the community engagement process.
As described in Section 8.2, implementing the
Norwalk Railway Corridor trail will be a difficult task requiring extensive coordination with Union Pacific,
the railroad who merged with Southern Pacific in
1996. Nevertheless, the Railway Corridor is basically
the only opportunity in the City to create an off-street path of sufficient length to be an exercise route; its
creation would help democratize fitness and advance
community health significantly. With the caveat that
security measures could be needed to ensure that
criminal activities do not occur along the trail, its
creation is strongly supported by the community.
This Norwalk Railway Corridor chapter also includes
several properties which abut the railway corridor on
either side. These properties are relatively isolated
from the major activity nodes and centers of the Heart
of Norwalk Specific Plan, and could benefit significantly from connections to an active transportation link.
Vision for the Norwalk Railway Trail
Vision for the Norwalk Railway Trail
8.1 Norwalk Railway Trail - Vision and Framework
224 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
Ordinance No. 25-1766 Page 234 of 366
Framework
The Norwalk Railway Corridor would be a three-mile
bicycle and pedestrian trail connecting central Norwalk to the San Gabriel River bicycle path, a 30+ mile path
connecting the Santa Fe Dam at the base of the San
Gabriel foothills to Seal Beach, at the Pacific Ocean.
Along the way, it would provide active transportation
access to the Front Street Historic District and Triangle District, which are proposed to be connected to it
through off-street passthroughs, enabling a calm, offstreet trip for cyclists from ages eight to eighty.
The corridor lies within a 100’ right-of-way with an
equal amount of space on either side of the existing
single track railway. It could run along either the
north or south side of the right-of-way. We suggest
that the trail run along the north side to enable direct connections with the Front Street Historic District and Triangle District. At or around Woods Avenue, the trail could switch to the south side, where it would need
to continue west to the river path in order to avoid the conflicts of a rail junction near Studebaker Avenue
and the narrowed right-of-way near Imperial Highway.
Further information is shown on the next spread.
Green dots and comments indicating the community’s
support of the Norwalk Railway Trail vision
Community Comments:
Interest in railway trail with “native trees
and pollinator plants” planted along the
trail.
Wish for “more greenery near Vista
Verde Park” which shares a border with
the proposed Norwalk Railway Trail.
“The train tracks pass near several
neighborhoods that don’t have close
access to greenery and parks!”
Interest in a “cycling/walking lane...
to make Norwalk more cycling and
pedestrian friendly.”
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 225
CHAPTER 8 NORWALK RAILWAY TRAIL
Ordinance No. 25-1766 Page 235 of 366
226 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.1 FRAMEWORK AND VISION
4 4
4 4
4 4
4 4
2 4
4 4
4 4
4 4
2 4
4 4
0’
1’ = 1000’
500’ 1000’
Districts
Norwalk Railway Corridor (areas regulated by
this chapter for zoning)
Segments
Segment 1: Path on South Side of Railway
Segment 2: Path on North Side of Railway
Path Crossings and Feasibility
Considerations
Connection to San Gabriel River Trail, regional
bicycle path
Freeway undercrossing through existing ROW
New signal at Studebaker Avenue
Path to remain on south side of tracks to avoid
conflict with junction
New bridge at Imperial Highway
Path to remain on south side to avoid north-side
ROW conflict (property sold to adjacent church)
Key intersection with path crossing from north to
south and important connections on both sides.
Explore at-grade and grade-separated crossing
potentials.
S1
Ratliffe S
P1
P1
Santa Fe
Dam (17 mi.)
Seal Beach
(13 mi.)
P2
P4
P5
P6
Triangle
District
Robert
White Park
Vista Verde
P3 Park
P2
P3
P4
P5
P6
P7
S1
S2
Ordinance No. 25-1766 Page 236 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 227
CHAPTER 8 NORWALK RAILWAY TRAIL
FRONT ST (60')
FUNSTON AVE (60')
CLARKDALE AVE (60')
SAN ANTONIO DR (100')
SOUTHERN PACIFIC RR
FIRESTONE BLVD (100')
9 23
4 4
4 4
5 2
4 MULTI-USE TRAIL
20 20
2 2
3 2
2 3
NEW PASEO
4 4
BUS STOP
DISTRICT BRAND
SAN ANTONIO DR (100')
SYCAMORE ST (60')
WALNUT ST (60')
2 2
ROSECRANS AVE
PIONEER BLVD PIONEER BLVD
ROSECRANS AVE
CORBY AVE
ALBURTIS AVE
FLALLON AVE
FLALLON AVE
ARLEE AVE
BRINK AVE
TACO BELL
MIDAS
MEGA SHOE
FACTORY
KALNOR AVE (50')
PADDISON AVE (60')
WOODS AVE
4 4
4 4
4 50.00
1 1
1 4
4 4
1 PIONEER BLVD (100')
4 4
4 4
4 4
4 4
4 4
4 1
4 4
4 5
4 4
5 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 6
6 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
3 4
4 4
4 4
4 4
4 4
4 5
4 4 4
4 4
4 4
2 4
4 4
2 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
2 4
4 4
4 4
6 3
2 2
3 2
2 2
3 PINE ST (60')
FOSTER (60')
FOSTER (60')
20 18
20 20
4 4
4 4
4 4
4 4
4 4
4 NORWALK BLVD (40')
NEW STREET (40')
ORANGE ST (60')
ORANGE ST (60')
SAN ANTONIO DR (100')
2 4
SAN ANTONIO DRIVE
MAGIC AUTO
SOUND
SHELL
4 4
4 4
4 3
R35.00
4 4
4 3
4 4
4 3
4 2
4 4
4 4
4 4
4 4
5 4
2 10.00
6.00 12.00
5 4
4 4
4 80.85
9.53 9.64 78.59
100.00
New signal at Pioneer Boulevard
30’ ROW on north side (Pioneer to San Antonio)
already leased to abutting property owner;
opportunity for City acquisition
Path diverts along San Antonio Drive to Front
Street to use proposed signal
20’ ROW on north side (San Antonio to Funston)
already leased to abutting property owners;
opportunity for City acquisition; path design to
also accommodate loading and possible fire
access
Potential integration with old rail station park and
parking lot; public art and historical monuments
Development Sites
Foster/Pioneer industrial site - largely
abandoned brownfield site identified for
conversion to non-contaminating use
Norwalk Auto Auction site - City-owned site with
potential residential development (phased
or complete)and commercial frontage on
Rosecrans
Hotel Saddleback - aging motel envisioned to
maintain for hospitality uses due to freeway
pylon sign and proximity to I-5 Rosecrans Avenue
entrance
S2
San Antonio Dr
Funston Ave
Clarkdale Ave
Norwalk Blvd
Firestone Blvd
Olive St
Sproul St
Lesser St
Pioneer Blvd
Woods Ave
New StreetUnion St
Foster Rd
Foster Rd
Pine St
Sycamore St
Orange St
Walnut St Rosecrans Ave
Front St
D1 D2
D3
D1
D2
D3
P7
Jersey Ave
Front St
Historic
District
Civic Center
and Metrolink
Town Square
District
Arts and
Sports
Complex
Morrison
Elementary
Norwalk
High
P9
P8 P10 P11
P12
P8
P9
P10
P11
P12
St
Ordinance No. 25-1766 Page 237 of 366
228 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.2 PUBLIC REALM
8.2 Norwalk Railway Trail - Public Realm
Originally part of the Southern Pacific railroad, Union Pacific (UP) now owns the railway corridor that passes
through the middle of the Heart of Norwalk Specific
Plan area. Although traffic is limited, the line is still a key link consisting of the only connection between
Los Angeles/the ports and UP’s tracks in the northern
part of Orange County. The right-of-way measures
100’ across, and the single track in the center leaves
approximately 40’-45’ of buffer on each side without
use. Between San Antonio Drive and Clarkdale Avenue
(Front Street Historic District) and Pioneer Boulevard
and San Antonio Drive, UP has granted easements
to abutting industrial or commercial property owners
to use approximately 20’-30’ of the north side of the
right-of-way for loading or vehicle storage. Further
west, in the vicinity of Imperial Highway, the railroad has sold portions of the north side of the right-of-way to adjacent property owners for use as parking lots.
As the existing easements belie, there are no
consistent guidelines among railroads about the
required spacing between an active rail line and
an adjacent pedestrian/bicycle path. Metrolink, for
example, refrains from making blanket regulations
but generally suggests a 30’ buffer . Union Pacific’s
current guidelines prohibit the creation of paths on
railroad property along their active lines . However,
the existence of other uses that currently take up
the northern portions of the property argues that
this land is not needed for railroad operations, and
that members of the public on this land have not
affected operations either. As land uses along Front
Street change (particularly in the Front Street Historic District), abutting properties’ needs will also change, and changing the use of these adjacencies into a
pedestrian/bicycle trail which can bring people to
Front Street businesses will also make more sense.
Executing such a change may require the acquisition of
easements, and possibly outright property acquisition.
The following pages provide initial guidelines for
the design of the pedestrian/bicycle trail. Further
development of the design for the path would require
a path toward property acquisition to be identified, and in close coordination with the railroad to determine
ultimate location and dimensions. Given the railroads’
likely concerns about safety and avoidance of
collisions between people and freight trains, sturdy
and consistent fencing separating the trail from the
rail line is a must. At the same time, such a barrier
must still allow visual permeability, to avoid becoming an attractive location for criminal activity. Regular
patrolling by the Norwalk Public Safety or Sheriff’s
Station would also help in this regard.
Once these practical difficulties can be overcome,
the path can emerge as a green gem for the City of
Norwalk. Landscaping and shade can be added,
and public art can welcome people into the trail at
key intersections with streets and passthroughs. If
constructed, the path will set the Heart of Norwalk
apart as a healthy, multimodal, and livable area within the Gateway Cities region.
Ordinance No. 25-1766 Page 238 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 229
CHAPTER 8 NORWALK RAILWAY TRAIL
Whittier Greenway Trail and Trail Extension
Case Study
The Whittier Greenway Trail is a 4.5 mile recreational
bikeway, pedestrian path, and greenbelt. The Trail,
established in 2009, was built on an abandoned
Union Pacific rail right of way. The Trail promotes
active transportation, outdoor recreation, fitness, and education. Over half a million trail users enjoy the trail annually.
In 2009, the Trail ended at Mills Avenue, where the
active rail line begins. This 2.8 mile portion of active rail travels from Mills Avenue to the eastern boundary
of the City. Since 2009, the City of Whittier had plans to extend the Whittier Greenway Trail along this 2.8 mile
portion of active rail. This trail extension was important to the City of Whittier as it would allow the Whittier
Greenway Trail to connect to future trails through the
cities of La Habra and Brea. Eventually the Whittier
Greenway Trail will be able to connect to the Santa Ana River Trail which is a 30 mile trail that travels south into Orange County.
Through a years long campaign, which received local,
state, and federal support, the City of Whittier was able to purchase the 2.8 mile perpetual railroad easement
to extend the Whittier Greenway Trail from Mills Avenue to the eastern boundary of the City. The City of Whittier paid $3.5 million for this perpetual easement, design
of this trail extension is expected to cost $1.1 million, consturction is expected to cost $5.8 million, and new
street crossings and other street improvements are
expected to cost $4.5 million. Similar to the City’s
process in 2009 for the original Greenway Trail, the
City is funding this trail extension through government grants.
Of note, the railroad company would only sell the
City a 15 foot wide perpetual easement restricted to
use by pedestrians and cyclicsts, with the exception
of maintenance vehicles. Additionally, the railroad
company required the installment of high fence with
no gates between the Greenway Trail and the active
rail track.
The abandoned Union Pacific rail right of way, preGreenway Trail construction.
The abandoned Union Pacific rail right of way, preGreenway Trail construction.
The Whittier Greenway Trail
The Whittier Greenway Trail
Ordinance No. 25-1766 Page 239 of 366
Norwalk Railway Trail - Proposed Section
Norwalk Railway Trail - Proposed Section
230 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.2 PUBLIC REALM
Existingrailroad Proposed Bu er
Greenway Zone
20’ 20’ 20’
Right - of - Way
100’
North ROW
P/L
Existingrailroad Bu er Utility
Zone
Proposed Bu er
Greenway Zone
20’ 20’ 20’
Right - of - Way
100’
30’ 10’
North ROW
P/L P/L South ROW
1 2
3 Ordinance No. 25-1766 Page 240 of 366
Shared use path
2 Artistic fence preventing trespassing onto rail
1 CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 231
CHAPTER 8 NORWALK RAILWAY TRAIL
Norwalk Railway Trail
(Segment 2, for segment 1 reverse trail to
south side):
8’ minimum (12’ preferred) shared use path
accommodating pedestrians and cyclists
Continuous metal picket fence separating the
trail from the rail right of way prohibiting all
trespassing of the rail line. At major entries,
the fence can be decorated with community
branding or incorporate an artistic design.
Bioswale along fence line.
1 2
3 Ordinance No. 25-1766 Page 241 of 366
232 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.3 ZONING AND DESIGN GUIDELINES
This section gives the zoning and development/design
standards for the Norwalk Railway Corridor. On the
following pages, permitted land uses, height limits,
residential densities, frontage types, and setbacks are regulated.
Any areas within the district boundary that are
represented without color in the maps on the following
pages are not governed by this Specific Plan. Rather,
the City’s Zoning Code and Map apply.
Zoning Strategy
This chapter provides land use regulations for a number of properties along the north and south sides of the
railway corridor. These properties lie within the Heart of Norwalk boundary, but are significantly removed
from the activity centers in the Front Street Historic
District, Town Square District and Triangle District. They are also larger than most properties within the other
districts. As a result, projects may be more insular
and less pedestrian-oriented than their counterparts
in other areas of the Specific Plan. This section
establishes regulations which ensure a basic level of
walkability and context-sensitivity, but provide greater flexibility for a wide variety of development including freeway-oriented hotels, residential townhome
communities, and light industrial and research and
development facilities. As a result, frontage standards are less prescriptive than in other Specific Plan areas, and several design standards relating to pedestrian
orientation do not apply. On the other hand, given the
greater amount of flexibility applied to development
standards, residential uses are subjected to director
approval or conditional use permit processes to ensure
that such development is appropriately designed for
its context.
8.3 Norwalk Railway Corridor - Zoning and Design Guidelines Design Standards
Not Applicable Standards
Development projects are encouraged to meet all
design guidelines contained in Appendix A. However,
the following objective standards shall not constitute
a basis for denial of a project in the Norwalk Railway
Corridor:
A.2.6
A.2.7
A.3.7
A.3.8
A.3.12
A.4.3
A.5.4
A.13.7
A.14.8
A.14.10
A.15 (entire section)
In addition, projects within the Norwalk Railway
Corridor shall not be able to avail themselves of
complying with parking requirements through an inlieu fee as described in section A.18, nor shall they reduce their parking requirements by more than 20%
through TDM measures as permitted in section A.18.
Finally, where industrial uses are permitted, they are
not required to meet design standards or guidelines
of Appendix A.
Ordinance No. 25-1766 Page 242 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 233
CHAPTER 8 NORWALK RAILWAY TRAIL
Setbacks and Landscaping
The front, side and rear yard standards, as well as
the required landscaping standards, of the C-3 zone
shall apply to all properties within the Norwalk Railway Corridor.
Trail Access Standards
The following additional standards shall apply to
ensure separation from the railway corridor, while
enabling developments to also connect appropriately
to the corridor when a pedestrian/bicycle trail is built.
1. Each project shall provide a solid masonry wall
of 6 feet in height abutting the rail corridor.
2. A pathway or open space that could later be
converted into a pathway shall be provided
from the interior of the development to a point
along the wall abutting the rail corridor.
Ordinance No. 25-1766 Page 243 of 366
234 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.3 ZONING AND DESIGN GUIDELINES
Sproul St.
Funston Ave.
Elaine Ave.
Pine St.
Clarkdale Ave.
Firestone Blvd.
San Antonoio Dr.
Pioneer Blvd.
Front St.
Foster Rd.
Lesser St
Permitted Uses
Most properties within the Norwalk Railway Corridor
are zoned flexibly for residential or commercial, or
light manufacturing use, with director approval or
conditional use permits being required for residential.
The Saddleback Motel and adjacent Budget Rent a Car
facility are located in close proximity to the I-5 freeway entrance/exit at Rosecrans Avenue making them
well suited for freeway-oriented commercial uses. In
particular, encouraging the long-term continuity of
hospitality uses would serve the City’s fiscal interests.
Flexible Residential and/or Commercial
Commercial and Light Industrial with
Conditional Residential
Drive - Thru Overlay
District Boundary
Ordinance No. 25-1766 Page 244 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 235
CHAPTER 8 NORWALK RAILWAY TRAIL
Norwalk Blvd.
Rosecrans Ave
Norwalk Blvd.
Ordinance No. 25-1766 Page 245 of 366
236 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List
W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval Types of Uses Notes/References
Mixed-Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use
projects are subject to the approval processes listed in this permitted uses table.
Retail
Department Stores C P
General Merchandise Stores C C
Quality Home Department Superstores C P
Book Superstores C P
Electronic Superstores C P
Supermarkets P P
Specialty food markets P P
Community oriented anchors over 65,000 sf C C
Apparel & accessory stores P P
Second hand/antique stores P P
Sporting good stores P P
Furniture & home furnishings P P
Book stores P P
Open air markets (Farmers Market) D D
Appliance and electronic stores P P
Retail Tobacco Stores NP NP
Alcohol sales (off-site) C C
Entertainment
Movie Theaters C P
Concert Halls P P
Performing Arts Theaters P P
Sports Venues (Indoor) P P
w/ alcohol C C
Sports Venues (Outdoor) C C
w/ alcohol C C
Eating and Drinking Establishments
Full service P P
w/ Outdoor dining D D
w/ Live entertainment C C
w/ dancing C C
w/ alcohol C C
Food Truck P P
Vendor carts, spaces, or stands D D
Drive-through NP* NP *Permitted in Drive Thru Overlay by Director Approval
Entertainment & Recreation
Ordinance No. 25-1766 Page 246 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 237
CHAPTER 8 NORWALK RAILWAY TRAIL
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval Types of Uses Notes/References
Small scale movie theaters C P
Bowling Centers P P
Billiards parlors NP C
Adult Entertainment NP NP
Health & excercise clubs P P
Health & excercise (greater than 3,000 Gfa) D C
Amusement arcades NP C
Convenience Uses
Small scale pharmacies P P
Small scale grocery or food sales P P
Convenience stores P P
Hardware stores / lock & key shops P P
Discount Stores C NP
Small collection / recycling facilities C C
Delicatessens, cafes, bakeries P P
Florists P P
Eating & drinking establishments w/ less than 12 seats P P Business Services
Banks P P
Mail / Shipping P P
Financial Services P P
Payday loan NP NP
Photocopying & printing P P
Office supply P P
Personal Services
Barber shops / hair & nail salons P P
Tanning salons & spas P P
Wellness studios/centers P P
Massage Establishments C C
Animal care (Kennel/Grooming) P P
Dry cleaning establishments P P
Self-service laundromats P P
Body Art/Tattoo NP P
Computer/Cell Phone Repair P P
Service Commercial & Repair
Plumbing services NP P
Vacuum cleaner. Sewing, and appliance repair NP P
Repair services (non-automotive) P P
Gas stations NP C
Auto Repair shops C P
Large Scale Commercial Goods
Ordinance No. 25-1766 Page 247 of 366
238 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.3 ZONING AND DESIGN GUIDELINES
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval Types of Uses Notes/
References
Warehouse retail P P
Equipment retail P P
Construction supply NP NP
Restaurant supply NP P
Auto supply stores NP P
Vehicle Sales
Automobile sales (New/used vehicles) C P
Carwash NP NP
Motorcycle/powersports sales NP C
RV Sales/Rentals C C
Civic and Cultural
Art Gallery P P
Auditoriums P P
Civic & private clubs C C
Museums P P
Public Assembly (greater than 3,000 sf GFA) D C
Libraries P P
Educational facilities C C
Exhibition or conference centers C C
Police stations & fire stations P P
Vocational school P NP
Community Facilities or courthouses NP NP
Performing arts facilities C C
Post offices P P
Social Services P P
Swimming pools P NP
Transit facilities or stations P P
Hospitals C P
Banquet Halls or convention centers C C
Stadiums, not including stadiums for professional sports teams
C C
Minor Utilities P P
Commercial parking facility NP C
Indoor or outdoor public recreation facilities P C
Workplace
1. Professional Services
Research & development offices P P
Print and electronic media offices (newspaper, magazine, radio, TV)
P P
Any other professional, executve, or administrative office use
P P
Ordinance No. 25-1766 Page 248 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 239
CHAPTER 8 NORWALK RAILWAY TRAIL
Permitted Uses List Continued W = Wireless Telecommunicatons Facility Permit; C = Conditional Use Permit Required; P = Permitted; N = Not Permitted; D = Director Approval Types of Uses Notes/References
Educational & institutional offices P NP
Tutoring Centers P NP
Data or telecommunications offices P P
2. Medical Services
Medical, dental, or psychiatric offices or facilities P NP Counseling P P
Indoor veterinary clinics P P
Acupuncture, physical therapy, chiropractic P P
Mortuary / Undertaking services NP D
3. Light Industrial
Artisanal manufacturing, fabrication, processing, or
assembly use
NP P
Product manufacturing, fabrication, processing, or
assembly use
NP C
Research and development labs or other facilities NP NP Brewery, winery, distillery, cidery, with or without tasting room
D D
Wireless communications facility W W 1.Building, structure or facade mounted installation only, subject
to standards in MC 17.04.300(A).
Heavy industry such as manufacturing or processes that
invlove hazardous materials or waste
NP NP
Towing service (including towing yards) NP C
Machine shop NP NP
Small collection/recycling facilities NP C
Uses with more than 350 sf of building space per
employee
NP NP
Indoor or outdoor storage warehouse NP P
Lodging
Hotel/Extended Stay D D
Motels C C
Hostels C C
Residential
Single Family Homes D NP
Multi-family Residential D C
Single Room Occupancy (SROs) P C
Residential care facilities C C
Caretaker residential P P
Live/Work D D
Trailer Park court NP NP
Transitional housing D C
Emergency Shelter P P C for >50 beds
Ordinance No. 25-1766 Page 249 of 366
240 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.3 ZONING AND DESIGN GUIDELINES
Sproul St.
Funston Ave.
Elaine Ave.
Pine St.
Clarkdale Ave.
Firestone Blvd.
San Antonoio Dr.
Pioneer Blvd.
Front St.
Foster Rd.
Lesser St
Residential Density
Where residential uses are permitted, densities are
limited to 40 du/ac. This density allows for residential townhomes, which are a highly-desired development
typology at the time of this writing. Garden apartments can also be built comfortably at this density.
0 du/ac
40 du/ac
District Boundary
Ordinance No. 25-1766 Page 250 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 241
CHAPTER 8 NORWALK RAILWAY TRAIL
Norwalk Blvd.
Rosecrans Ave
Norwalk Blvd.
Ordinance No. 25-1766 Page 251 of 366
242 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
8.3 ZONING AND DESIGN GUIDELINES
Sproul St.
Funston Ave.
Elaine Ave.
Pine St.
Clarkdale Ave.
Firestone Blvd.
San Antonoio Dr.
Pioneer Blvd.
Front St.
Foster Rd.
Lesser St
Height Limits
Height limits are generally set at three stories to
harmonize with the residential townhome or garden
apartment typologies envisioned for residential
development in this area. On the targeted freewayoriented use sites, a taller height limit is allowed in keeping with typical practices for hotel development.
These sites are more related to the freeway than to
any sensitive development areas across major streets.
3 Stories/40’
4 Stories/55’
5 Stories/65’
4 Stories/50’
5 Stories/65’
6 Stories/75
District Boundary
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
Ordinance No. 25-1766 Page 252 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 243
CHAPTER 8 NORWALK RAILWAY TRAIL
Norwalk Blvd.
Rosecrans Ave
Norwalk Blvd.
320’
Ordinance No. 25-1766 Page 253 of 366
Ordinance No. 25-1766 Page 254 of 366
INFRASTRUCTURE
CHAPTER 9
Ordinance No. 25-1766 Page 255 of 366
246 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
9.1 Introduction
Chapter Intent
The infrastructure chapter of the Heart of Norwalk
Specific Plan aims to assess the existing, approved,
and future utility requirements of the area to develop
a comprehensive plan for the efficient provision of
wet utility services (potable water, wastewater, and
stormwater) and dry utility services (electrical and
communication). Additionally, this chapter seeks to
provide a qualitative forecast of future infrastructure needs based on the anticipated growth and
development in the Heart of Norwalk.
This chapter will identify which infrastructure zones
of the district will be most impacted due to land use
changes specifically associated with new residential
population. The overarching objective is to establish
a framework that guides the implementation of
utility infrastructure needs in the Heart of Norwalk
in a coordinated and efficient manner, ensuring the
delivery of reliable and high-quality utility services to residents and businesses in the community.
The City of Norwalk in Los Angeles County relies
on a network of utility infrastructure to provide
essential services such as potable water, stormwater
management, wastewater treatment, power
generation, and communications technology. This
infrastructure is crucial for the city’s day-to-day
operations and supports the physical and economic
growth of its residents and community.
As the community grows, regular maintenance of this
utility infrastructure is essential to ensure its continued operation and longevity. The City of Norwalk, Los
Angeles County, and local utility providers undertake
annual maintenance activities to extend the life of
this infrastructure, meeting both local and state
requirements and targets. Furthermore, it is crucial to align planned infrastructure improvements with the
needs of residents, businesses, and visitors.
The Heart of Norwalk Specific Plan study area overlaps
with the Heart of Norwalk Vision Plan. The boundaries
of the Specific Plan study area encompass all parcels
facing Firestone Boulevard and San Antonio Drive, as
well as the triangular area west of Pioneer Boulevard,
the area north of the Southern Pacific Railroad corridor to Firestone Boulevard and between San Antonio Drive
and Norwalk Boulevard, and the large area south of
Orange Street, including Norwalk Town Square.
Ordinance No. 25-1766 Page 256 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 247
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Electricity
The City will increase reliance on local energy systems to ensure adequate utility provision for potential new
users.
• Expand renewable energy generation and
storage capacity.
• Prioritize energy conservation.
Approach
A sustainable vision for the Heart of Norwalk
Specific Plan Area necessitates the integration of
both infrastructure and nature-based solutions to
accommodate the anticipated population growth
resulting from land use changes and increased
residential density. Utilizing green infrastructure is
paramount to this vision, serving as a vital element
of the district with multifaceted purposes including
education, performance, and enhancement of the
public realm.
Infrastructure Goals
Portable Water
The City will ensure the long-term provision of water
resources to accommodate both new and existing land
uses.
• Future development should be designed to
incorporate water conservation fixtures and
where feasible consider stormwater measures
designed to capture and reuse roof runoff for
irrigation or other non-potable demands.
• Explore the integration of wastewater reuse
technologies into new developments to
decrease potable water usage for non-potable
purposes, such as irrigation, and expand
recycled water infrastructure within the Plan
Area.
Stormwater
The City will develop enhanced stormwater
management networks to enhance water quality and
encourage urban ecology.
• Implement green infrastructure strategies
aimed at reducing runoff, improving water
quality, promoting infiltration, and supporting
urban ecology and livability.
• Coordinate stormwater enhancements with
right-of-way improvements.
• Establish and incentivize district-wide Low
Impact Development (LID) strategies and
support innovative financing mechanisms.
Enable developers to meet LID requirements
through contribution to corridor stormwater
management infrastructure.
Ordinance No. 25-1766 Page 257 of 366
Figure 1: The three water service companies that provide potable water services to Norwalk - Golden State Water
Company, Norwalk Municipal Water Systems, and Liberty
Utilities.
Source: City of Norwalk Urban Water Management Plan
(2020)
248 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
9.2 Potable Water
Distribution Network
The Heart of Norwalk currently has three (3) water
companies servicing the city extents as identified
below - Golden State Water Company, Norwalk
Municipal Water Systems (NMWS), and Liberty Utilities,
which can be seen in Figure 1. All 3 water companies
provide services within the Specific Plan study area.
The Golden State Water Company (GSWC) serves the
majority of the HON, encompassing roughly 40% of
the 591-acre study area - approximately 500 parcels.
The Norwalk Municipal Water Supply (NMWS) provides
water to roughly 40% of the Heart of Norwalk as well,
covering about 687 parcels. Liberty Utilities (LU)
provides water services to 20% of the HON, covering
roughly 335 parcels.
Figure 3 depicts the extensive water infrastructure
across Norwalk’s Specific Plan study area. The three
water companies mentioned above all have jurisdiction
in the Specific Plan study area, with Golden State
Water Company and Norwalk Municipal Water Supply
together providing potable water services to 80% of
the study area. There are also two wells that exist to
the west of the study area, and are accessed through
Norwalk Municipal Water Supply’s infrastructure.
Ordinance No. 25-1766 Page 258 of 366
Figure 2: Six-Year Historic Total Water Demand (Acre-Feet) Source: Sherwood Design Engineers
Figure 3: Existing Potable Water Infrastructure across the Heart of Norwalk Specific Plan Area Map Source: Sherwood Design Engineers
Data Source: City of Norwalk
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 249
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Demand
According to the 2020 Norwalk Urban Water
Management Plan, Norwalk’s water demand was met
by groundwater sources from the Central Groundwater
Basin and imported water from CBMWD, City of Santa
Fe Springs, and City of Cerritos. The city’s annual water use has ranged from about 1,911 acre-feet to 2,283
acre-feet, averaging at about 2,085 acre-feet per year, as identified in Figure 2, as well as the water demand
by Sector (i.e. use) from 2015 to 2020 in Table 1, and
the past GPCD water use from 2001 to 2010 in Table 2.
Ordinance No. 25-1766 Page 259 of 366
Table 2: Past GPCD Water Use
Source: City of Norwalk Urban Water Management Plan (2020) Table 1: 2015 - 2020 Water Demand by Sector (in Acre Feet) Source: City of Norwalk Urban Water Management Plan (2020) 250 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
Calendar Year Service Area
Population
Gross Water Use
(Acre-Feet)
Daily per Capita
Water Use
2001 15,784 1,694 96
2002 15,825 1,780 100
2003 15,866 1,735 98
2004 15,907 1,750 98
2005 21,219 2,500 105
2006 19,731 2,538 115
2007 19,741 2,501 113
2008 19,751 2,482 112
2009 19,761 2,193 99
2010 19,764 2,143 97
10-Year Average base daily per capita water use 103
5-Year average base daily per capita water use 107
Capacity and Proposed Improvements
While no operating capacity issues currently exist in
the City of Norwalk, the potential future reliance on
imported water may result in cost and procurement
implications for serving additional demands generated
by the proposed densified development. To account for
new and uncertain demand factors based on projected
population growth and available supplies, The City of
Norwalk should explore alternative innovative policies
and programs to meet the increase in water demand by
the conservation of potable water supply, and increase
water reuse. Such policies include expanding the
implementation of LID and other on-site retention and
infiltration measures, as well as policies that enhance and expand water conservation measures and
establish mandates and incentives to limit demand to
ensure a future of water sustainability.
Sector
Potable Water Demand per Year (Acre-Feet)
2015 2016 2017 2018 2018 2020
Single Family Residential 1,178 1,186 1,307 1,099 1,346 1,249 Multi-Family Residential 350 344 389 326 333 356
Commercial / Institutional 201 207 279 259 260 240
Industrial 35 37 52 56 55 38
Landscape Irrigation 23 36 51 48 39 53
Other 51 61 86 65 61 26
Unaccounted Water 445 40 - 158 289 11 102
Total Potable 2,283 1,911 2,006 2,142 2,105 2,064
Ordinance No. 25-1766 Page 260 of 366
Figure 4: Proposed Potable Water Infrastructure Demands and Increases in the Heart of Norwalk Specific Plan Area.
Source: Sherwood Design Engineers
Map Data Source: City of Norwalk
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Based on the proposed zoning plan of the Heart
of Norwalk Specific Plan, it can be seen that a
significant portion of the Specific Plan Area will have a residential density of 30 dwelling units per acre, with the opportunity for additional units - a “development
opportunity reserve” that can be given out by the City
on a discretionary basis.
Figure 4 highlights specific zones of the Heart
of Norwalk Specific Plan Area (the same zones
used in the traffic analysis study) and how service
population changes will affect existing potable water
infrastructure. The figure illustrates the proposed
upgrades and improvements to potable and fire water
infrastructure, taking into account the proposed land
use changes and potential increases in population
densities. Within the Heart of Norwalk - as with several cities in Los Angeles County - concerns regarding
potable water infrastructure arise at choke points,
where smaller pipe sizes meet larger pipe sizes that are inadequate due to changes in demand. These issues
can be addressed by installing larger connection points in the water network.
Ordinance No. 25-1766 Page 261 of 366
Table 3: Existing Wastewater Generation Factors and Average Flows per Land Use across the City of Norwalk Source: City of Norwalk Sanitary Sewer Master Plan (2014) 252 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
9.3 Wastewater
Distribution Network
The City of Norwalk operates and maintains the local
sewer collection pipes that feed into the Los Angeles
County Sanitation District’s (LACSD’s) trunk sewer
system to convey wastewater to LACSD’s Los Coyotes
Water Reclamation Plant (WRP) where it is treated,
recycled, and/or disposed. At various times throughout
the year, the City’s wastewater is also diverted and
sent to LACSD’s Joint Water Pollution Control Plant
(JWPCP) in Carson, CA where it undergoes treatment
for disposal.
Land Use Area
(acres)
Wastewater
Generation
(gpd/acre)
Flow
(gpd)
Low Density Residential 2,615.1 1,150 3,007,365
Medium Density Residential 32.0 1,600 51,200
High Density Residential 331.3 2,300 761,875
Commercial 467.6 1,500 701,370
Light Industrial 155.8 1,500 233,670
Heavy Industrial 139.6 1,500 209,460
Institutional 448.3 550 246,538
Medical 170.7 1,800 307,188
Open Space 74.8 - -
Streets 1,775.9 - -
Other 47.3 500 23,650
Total 6,258.2 5,542,316
Figure 5 depicts the sanitary sewer infrastructure
across the Heart of Norwalk Specific Plan study area.
While the exhibit depicts extensive sanitary sewer
mains across the study area, these mains have been
sourced from maps provided by the City of Norwalk
and were drafted in 1950. It would benefit the city to
develop a more up to date survey of the location, size
and condition of the existing wastewater infrastructure.
Ordinance No. 25-1766 Page 262 of 366
Figure 5: Existing Wastewater Infrastructure across the Heart of Norwalk Specific Plan Area.
Map Source: Sherwood Design Engineers
Data Source: City of Norwalk
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 253
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Demand
Treatment at the Los Coyotes WRP includes primary,
secondary, and tertiary treatment for wastewater up
to 37.5 million gallons per day (MGD). The JWPCP on
the other hand treats an average of 260 million gallons of wastewater per day. The City also provides sewer
service to a population of approximately 106,000, with
an existing collection system of 164 miles of sewer
lines ranging from 6 to 18 inches in diameter, 16
siphons, roughly 6,400 manholes, and three sewer
lift stations.
According to the City of Norwalk Sanitary Sewer
Management Plan (SSMP) Report published in 2014,
the 2 primary goals with regards to sanitary sewer
management in the city are:
1. To prevent sewer system overflows (SSO), and
2. Minimize the impact of SSOs through the
development and implementation of an Overflow
Emergency Response Plan.
Ordinance No. 25-1766 Page 263 of 366
254 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
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Capacity and Proposed Improvements
Reducing potable water use through conservation
efforts and by implementing greywater or blackwater
treatment and reuse systems creates opportunities
to reduce potable water demands and decrease
wastewater flows. Expanding reuse systems at parcel,
district, and city scales align with sustainable water
use strategies by appropriately using water resources
and supporting ecological and human wellness.
Expanding holistic water systems reduces operational
and maintenance costs while prioritizing and providing
adequate reuse water for landscaping and public green
spaces. While no recycled water systems currently
connect to the City of Norwalk, future supply needs
and regional alignment may prove beneficial to explore
implementing recycled water networks.
As the proposed land uses for the Heart of Norwalk
consist of medium and high-density residential and
commercial, and additional high-density mixeduse developments, resulting in an increase of approximately 3,084 residential units and an increase
of approximately 6,793 residents in the Heart of
Norwalk Specific Plan Area, it can be surmised that
the changes in land use and density will result in a
significant increase in sewer capacity.
To further enhance the sanitary sewer system in the
Heart of Norwalk Specific Plan Area, it is imperative to promote strategies like water conservation and on-site
reuse. These measures not only reduce sewage flow
but also alleviate the strain on the existing sanitary
sewer system both from an infrastructure and finance
perspective. Implementing on-site wastewater reuse
is not only more cost-effective than expanding the
current system but also contributes to urban cooling,
carbon sequestration, and avoids additional capital
costs.
Figure 6 highlights specific zones of the Heart of
Norwalk Specific Plan Area (the same zones used in
the traffic analysis study) and indicates the expected
change in service population and the corresponding
impact to wastewater infrastructure. As shown, the
zones to the northwest and southeast will be most
severely impacted in the full buildout scenario. As
the proposed plan gets advanced, it will be important
for the City to carry out water and sewer studies that
can identify specific infrastructure capacity issues
and structural issues. By doing this, the City will be
prepared for the future buildout conditions and will
help to align infrastructure improvements with new
land use changes and associated development.
Ordinance No. 25-1766 Page 264 of 366
Figure 6: Proposed Wastewater Infrastructure Demands and Increases in the Heart of Norwalk Specific Plan Area.
Source: Sherwood Design Engineers
Map Data Source: City of Norwalk
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Ordinance No. 25-1766 Page 265 of 366
Figure 7: City of Norwalk and Heart of Norwalk Specific Plan Area, with respect to the San Gabriel River Watershed Map Source: Sherwood Design Engineers
Data Source: USGS
256 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
9.4 Stormwater and Hydrology
Distribution Network
The City of Norwalk is along the southwestern edge
of the Lower San Gabriel River Watershed, southeast
of Los Angeles County. The City of Norwalk - at 6,271
acres - comprises roughly 3.5% of the watershed’s
overall area, indicated in Figure 7. The watershed
area drains to the Pacific Ocean via the San Gabriel
River and includes Coyote Creek and a downstream
portion of the San Gabriel River. The San Gabriel
River courses along the western edge of the Heart of
Norwalk Specific Plan boundary, and continues south
to drain into the Pacific Ocean. The Los Angeles County Department of Public Works (LACDPW) operates
stormwater capture and replenishment activities at
the Rio Hondo Spreading Grounds - roughly 9 miles
north of the Heart of Norwalk Specific Plan Area.
In 2014, The City of Norwalk developed a Green
Streets Manual (Figure 8), which provides guidance
to comply with the Municipal Separate Storm Sewer
System (MS4) Permit and the Clean Water Act , which
requires that jurisdictions in Los Angeles County
reduce contaminants in runoff to improve water quality
in waterways. The Green Streets Manual was designed
to provide guidance with Best Management Practice
(BMP) selection based on site constraints typical to
street design.
Ordinance No. 25-1766 Page 266 of 366
Figure 8: City of Norwalk Green Streets Manual
Source: City of Norwalk
Figure 9: Existing Stormwater Infrastructure across the Heart of Norwalk Specific Plan Area.
Map Source: Sherwood Design Engineers
Data Source: City of Norwalk
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 257
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Figure 9 indicates the major existing stormwater
infrastructure across the Heart of Norwalk Specific
Plan area, as provided by City of Norwalk GIS. Where
feasible, the BMPs identified in the City’s Green Streets Manual should be integrated with the existing storm
drain infrastructure.
Ordinance No. 25-1766 Page 267 of 366
Figure 10: Pervious Surfaces (green) and Impervious Surfaces (orange + white) across the Heart of Norwalk Specific Plan Area.
Source: Sherwood Design Engineers
258 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
Drainage
The overall slope intensity across the Specific Plan
study area is relatively low outside of I-5 and Firestone Boulevard, which could cause slow runoff in the area,
potentially hazardous road conditions, as well as
local and regional transportation delays. Norwalk’s
generally flat topography may also lead to regular
localized flooding at low-lying points across the site, which can be seen along with drainage flow paths in
Figure 11. As seen below, several of the low-lying areas in the Specific Plan Area are on Union Street, Olive
Street, Sproul Street, San Antonio Drive, Foster Road,
Firestone Boulevard, Front Street, and Orange Street.
As with the majority of Los Angeles County, there exists a very high percentage of impervious coverage across
the City of Norwalk, especially in the Heart of Norwalk Specific Plan Area. Through analyzing the breakdown
of impervious and pervious surfaces in the study area,
it was determined that approximately 80% of the study
area consists of impervious surfaces, and 20% of the
area consists of pervious surfaces, as seen in Figure
10. Most of this impermeable coverage is made up of
concrete, asphalt, and other hard surfaces.
Ordinance No. 25-1766 Page 268 of 366
Figure 11: Heart of Norwalk Drainage Flow Paths. The blue areas indicate flat areas where runoff may stagnate.
Source: Sherwood Design Engineers
Map Data Source: USGS
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Ordinance No. 25-1766 Page 269 of 366
Figure 13: Streetscape Bioretention at South Park
Streetscape
Source: MIG
Figure 12: Swale And Rain Garden at Las Virgenes
Municipal Water District
Source: Saxon Holt
260 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
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Capacity and Proposed Improvements
Stormwater is part of the eco-hydrological water
balance. If left unchecked, urban runoff can be a
liability that can cause erosion, pick up pollutants, and damage aquatic life. If managed with pre-development
hydrology in mind, stormwater can become an asset
that allows native ecologies to thrive. To protect the
local ecosystem and decrease the amount of untreated
stormwater released in the Heart of Norwalk Specific
Plan Area, it is necessary to expand stormwater
management strategies across the greater City of
Norwalk area.
A hybridization of traditional stormwater best
management practices (BMPs) with integrated
stormwater infrastructure will not only create
opportunities to minimize the impact on the
conveyance system, but will also drastically improve
the region’s natural waterways and groundwater
protection on a public realm, parcel, and district
scale. Incorporating water quality measures and
improvements in the Specific Plan Area should involve
methods that slow down, collect, treat, and potentially reuse stormwater at both individual property and
district levels. By integrating green infrastructure, it will be possible to address issues such as the collection
of water on impermeable surfaces and runoff that
harms both the Los Angeles River and its watershed.
Implementing enhanced low-impact development
(LID) and green infrastructure systems in both public
open spaces and along the Right of Way (ROW) can
help achieve these goals while considering potential
challenges related to groundwater contamination.
Sustainable stormwater management strategies
and best practices can enhance water quality while
providing multi-benefit and ecological amenities.
Tradeoffs may exist between promoting open space
for stormwater management and competing land use
needs, incentivizing flexible and adaptable strategies.
Additionally, private developments at both the smaller
parcel and larger district scale can augment the public infrastructure by creating and enhancing areas for
stormwater capture and infiltration. Green streets
can align with stormwater management, pedestrian,
and active transportation planning efforts, while
creating ecological connectivity across the city and
region, such as depicted in Figure 14 across the three
districts, namely along Firestone Boulevard, San
Antonio Drive, Front Street, Foster Road, and Pioneer
Boulevard. These green streets should be developed
in accordance with the City of Norwalk Green Streets
Manual, published in 2014, that emphasizes
compliance with the Municipal Separate Storm Sewer
System (MS4) Permit, and requires that green streets
must be implemented for transportation corridors.
Pedestrian friendly streets - especially along Front
Street, Woods Avenue, and the southern end of
San Antonio Drive could provide opportunities
for integrated streetscapes enhanced by unique
stormwater collection, conveyance, treatment, and
infiltration. These multifunctional streets can either
include or exclude vehicles when desired, allowing for
flexible recreational spaces and corridors.
Ordinance No. 25-1766 Page 270 of 366
Figure 14: Proposed Stormwater Infrastructure Improvements for the Heart of Norwalk Source: Sherwood Design Engineers
Map Data Source: City of Norwalk
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Ordinance No. 25-1766 Page 271 of 366
262 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
Stormwater Management BMPs
The following stormwater Best Management Practices
(BMPs) highlight stormwater treatment opportunities
and can provide design guidances for incorporating
green infrastructure in the Heart of Norwalk Specific
Plan Area. Most of the BMPs mentioned below are also
explained further in the City of Norwalk 2014 Green
Streets Manual.
Streetscape Bioretention
Permeable Pavement. Permeable pavement consists
of a load-bearing surface that is either permeable or
interlocking, with an underlying layered structure that allows for stormwater storage, transport, or infiltration, with the goal to reduce the amount of stormwater
runoff to the storm drain system.
Tree Wells. A stormwater detention tree well is an openor closed-bottom vault filled with bioretention soil mix, planted with tree or tall bush species, and underlain
with a subdrain. Tree wells are used to intercept, slow, and filter stormwater as it enters the conventional
stormwater conveyance system.
Curb Cuts. Curb cuts are openings in the curb that allow stormwater runoff to enter a landscaped area from
a road or parking lot. They are well suited to retrofit scenarios and to collect runoff from catchments with
relatively gentle longitudinal slope.
Permeable Parking. Unlike standard parking lots,
permeable parking lots are constructed with little to
no construction traffic traveling on the stone reservoir or subsequent asphalt layers. Permeable pavers
feature a porous surface, which allows precipitation
to naturally drain through to the subsurface to produce less runoff that can erode the surface of the parking
lot or nearby soil and carry pollutants into surrounding areas.
Landscape-Integrated Green Infrastructure
Rain Gardens. Rain gardens are shallow landscaped
basins that utilize the natural physical, biological, and chemical processes of vegetation growth in soils to
collect, detain, filter, and absorb stormwater runoff.
The primary purpose of rain gardens is retention,
infiltration, and temporary storage of stormwater.
Flow-through Planters. Flow-through planters are
typically narrow, flat-bottomed, rectangular, contained landscape areas designed to capture and detain
stormwater runoff from roofs or other hardscape.
Vegetated Swale. A vegetated swale, or bioswale,
is long landscaped area with a gentle (typically five
percent) longitudinal slope, designed to capture, slowly convey, filter, and potentially absorb stormwater runoff as it moves downstream. Bioswales are a relatively
low-cost, simple to construct, stormwater treatment
option.
Ordinance No. 25-1766 Page 272 of 366
Figure 15: Precedent Imagery of Green Infrastructure Standards Applicable to the Heart of Norwalk Specific Plan.
Source: Sherwood Design Engineers
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Rain Garden Flow-through Planter Permeable Pavement
Tree Well
Permeable Parking
Detention Basin
Vegetated Swale
Stormwater Curb Cut
Check Dams
Ordinance No. 25-1766 Page 273 of 366
264 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
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9.5 Electricity
Distribution Network
The City of Norwalk’s electrical utilities are provided by Southern California Edison, one of the nation’s
largest electric utilities, that delivers power to 15
million people in 50,000 square-miles across central,
coastal and Southern California, excluding the City of
Los Angeles. The electrical distribution network across Norwalk’s Specific Plan study area can be seen in
Figure 17, indicating the primary streets where this
network exists is on Pioneer Boulevard, Bloomfield
Avenue, and along the Union Pacific Railroad Right of
Way.
Capacity & Proposed Improvements
The City of Norwalk should explore and provide
incentives for the production of renewable energy at
both the building and district/campus levels within
the Heart of Norwalk Specific Plan Area. This can be
achieved by utilizing underutilized spaces, such as
open-air parking areas, rooftops, alleyways, and road
medians to contribute towards the energy goals the
City has identified in its 2030 Sustainability Plan,
namely:
• Expanding energy efficiency, conservation, and
renewable energy education programming to
reach homeowners and renters with a specific
focus on low-income populations,
• Conducting an updated energy audit of all
municipal buildings, and
• Increasing the supply of clean, renewable
electricity and battery storage, including
community solar and rooftop solar opportunities
for low-income homeowners and renters.
As the demand for building space evolves with
the proposed land uses, there could be additional
opportunities for solar energy generation from
expansive spaces, such as public parking garages and
other open-to-sky spaces.
A critical component for all overhead dry utility
networks would be to underground electrical lines,
especially for streets that would provide additional
public spaces and interventions, such as Front Street.
Undergrounding the overhead electrical lines will not
only improve the visual appearance of the area, but will also reduce risks of power outages caused by storms,
as well as reduced pollution.
The City of Norwalk’s solar energy goals could be
achieved by harnessing underutilized hardscaped
spaces such parking areas and rooftops. As building
space demands adapt to changing land uses,
additional opportunities may come to light from
the identification of vacant warehouses and other
abandoned spaces. Increases in localized renewable
energy, such as building-scale solar power, would
further enhance the city’s electrification network. The development of these systems in a decentralized or
centralized manner, or a combination of the two will
be based on available area, distribution cost, and local and regional need.
Ordinance No. 25-1766 Page 274 of 366
Figure 16: Recommended Energy Supply Flow Diagram
Source: Sherwood Design Engineers
Figure 17: Existing Electrical Infrastructure across the Heart of Norwalk Specific Plan Area.
Map Source: Sherwood Design Engineers
Data Source: California Energy Commission
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Ordinance No. 25-1766 Page 275 of 366
Figure 18: Construction of an Underground Gas Pipeline
Source: MTA Construction & Development Mega Projects
266 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
9.6 Natural Gas
Distribution Network
Norwalk’s Natural Gas Utilities are provided by
SoCalGas, one of the nation’s largest natural gas
distribution utilities, delivering clean, safe, and reliable energy to roughly 22 million consumers through 5.9
million meters across 24,000 square miles throughout
central and southern California. Within the Specific
Plan study area, high pressure distribution lines
travel on portions of Imperial Highway and Bloomfield
Avenue. There are no transmission lines identified
within the study area. The natural gas distribution
network across Norwalk’s Specific Plan study area can
be seen in Figure 19.
Capacity & Proposed Improvements
The City of Norwalk should strive to replace dieselfueled vehicles with battery electric if viable, and the City’s existing bus network to electric as well, which
would result in a significant reduction of natural gas
use. Use of natural gas for residential, commercial,
and mixed-use land uses could further be reduced
with the incorporation of electrification systems or
energy conservation measures. Safety improvements
at any storage facilities within the city continue to
show added benefits, especially with the potential for
demand growth or fluctuations in service.
Ordinance No. 25-1766 Page 276 of 366
Figure 19: Existing Gas Infrastructure across the Heart of Norwalk Specific Plan Area Map Source: Sherwood Design Engineers
Data Source: City of Norwalk
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Ordinance No. 25-1766 Page 277 of 366
Figure 21: Typical Fiber & Hybrid Cable Routing To Light Pole.
Source: Sherwood Design Engineers
Figure 20: Existing Communication Lines in front of Vista Verde Park in the City of Norwalk.
Source: WikiMedia
268 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
9 INFRASTRUCTURE
9.7 Communications
Distribution Network
Norwalk and the Specific Plan study area have 3
communications networks that traverse the site -
Charter Spectrum, Sprint, and Zayo. Sprint and Zayo
both travel along the Union Pacific Railroad Right of
Way (ROW), and are majorly located underground.
These underground fiber networks are more durable
as they are less likely to be damaged by aboveground elements, and prevent obstruction of views.
However, there is a significantly higher initial cost to burying these lines underground. The communications
distribution network across Norwalk’s Specific Plan
study area can be seen in Figure 22.
Capacity & Proposed Improvements
A potential opportunity for communication system
improvements would be to petition for the expansion
of Google Fiber - Google’s fiber optic-based broadband
internet service - into the area. Not only will this
upgrade deliver high-speed connectivity and bandwidth
to the heavily residential community in this area, there are added benefits for business and property owners,
such as cost-sensible solutions to encourage future
development while increasing broadband access.
Such improvements to data connectivity in the Heart
of Norwalk Specific Plan Area would likely encourage
commercial growth in the region, while also pushing
for better connectivity for current and future within the City and its surrounding areas.
Ordinance No. 25-1766 Page 278 of 366
Figure 22: Existing Communications Infrastructure across the Heart of Norwalk Specific Plan Area.
Map Source: Sherwood Design Engineers
Data Source: City of Norwalk
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A critical component for all overhead dry utility networks would be to underground communication lines,
especially for streets that would provide additional
public spaces and interventions, such as Front Street.
Undergrounding the overhead communication lines
will not only improve the visual appearance of the area, but will also reduce risks of power outages caused by
storms, as well as reduced pollution.
Ordinance No. 25-1766 Page 279 of 366
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IMPLEMENTATION
CHAPTER 10
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272 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
10 IMPLEMENTATION
10.1 Implementation
Only certain properties (large properties and those in
the Triangle District) are eligible for D.O.R. ® density.
Optional open spaces, or open spaces which can
be flexible in their location within the eligible areas, are envisioned to be implemented through use of
this tool. Additionally, projects may make monetary
contributions toward any of the other projects in
this capital improvement plan, or construct off-site
improvements, as part of the terms of a D.O.R.®
project agreement.
The addresses of sites in the Heart of Norwalk Specific Plan area that are eligible for D.O. R.® are as follows:
Norwalk Goal Car Wash (11556 Imperial Highway),
Front Street Corridor (12106-12142 Front Street,
13400 San Antonio Drive, 12124-12142 Firestone
Boulevard), Norwalk Town Square (11647-11749
Rosecrans Avenue, 13911-14135 Pioneer Boulevard,
11729 The Plaza).
An accurate understanding of the benefits and
costs allocated to a project by the City is critical to negotiate an effective D.O.R.® project agreement. The
comparison of a project pro forma with and without
D.O.R.® density will determine what the value of the
additional density being allocated to the project is.
(These pro formas should be reviewed on behalf of
the City by knowledgeable advisors.) The cost of public benefits, including capital improvement projects,
should then be negotiated to capture approximately
75% of this benefit. This captures the majority of the
benefit for the public while preserving the incentive for the developer to utilize the D.O.R.® program.
Development-Triggered
Conditions of Development
As a general rule, development projects are required
to upgrade adjacent sidewalks to Plan standards, as
shown in the top image at right. Items to be upgraded
would include sidewalk paving, trees, lighting, and
furniture as required for each street frontage. Curb
extensions are also included.
Construction of required open space connections
through private property, such as the passthroughs in
the Front Street and Triangle Districts (CIP #6 and 12), are also intended to be implemented as conditions of
development.
Development Opportunity Reserve (D.O.R.)®
As described in Section A.1, the Development
Opportunity Reserve (D.O.R.) ® is a specialized land
use tool that can be used in concert with this Specific Plan to assign density or other incentives where the
objective is to reward a developer/investor for providing community benefits. D.O.R. ® incentives and terms
are set on a project-specific basis via development
agreements and/or other suitable mechanisms.
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CHAPTER 10 IMPLEMENTATION
Developer and City Responsibility under Conditions of Development Developer and City Responsibility Under Impact Fees
Developer
Responsibility
Developer
Responsibility
City
Responsibility
City
Responsibility
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274 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
10 IMPLEMENTATION
CAPITAL IMPROVEMENTS PLAN
Development-T
Number
Reference
Page
Reference Infrastructure Projects District/Corridor Priority Rough Cost Condition
of All
Development
1 Pg. 55 Front Street Streetscape
Improvements Front St High $6,000,000
2 Pg. 49 Front Street Historic District
Parking Structure Front St High $13,000,000
3a Pg. 159 Firestone Boulevard Streetscape
Improvements (above curb) Firestone Corridor,
Front St, Triangle High $21,000,000
3b Pg. 155 Firestone Boulevard Median
and Restriping (below curb)
4a Pg. 195 San Antonio Drive Streetscape
Improvements (above curb) San Antonio Corridor,
Front St, Town Square High $11,000,000
4b Pg. 201
San Antonio Drive Complete
Street Improvements
(below curb)
5a Pg. 103 Pioneer Boulevard Streetscape
Improvements (above curb) Town Square,
Triangle
Medium $1,000,000
5b Pg. 102 Pioneer Boulevard Streetscape
Improvements (below curb)
6 Pg. 65 Front Street Historic
District Passthrough Front St Medium $1,000,000
7 Pg. 71 Local Streets Streetscape
Improvements
Front St, Firestone
Corridor Medium $5,000,000
8 Pg. 49 Old Rail Station Park/
Public Parking Facility Front St Medium $1,000,000
9 Pg. 100 Five Points Linear Park Town Square Medium $4,000,000 10 Pg. 231 Norwalk Railway Trail Firestone Corridor,
Front St, Triangle Medium $15,000,000
11 Pg. 195 Foster Road Complete
Street Improvements None Medium $2,000,000
12 Pg. 131 Triangle District Passthroughs Triangle Medium $2,000,000 13 Pg. 129 Triangle District Transit Plaza Triangle Low $2,000,000 14 Pg. 133 Woods Avenue Complete
Street Improvements Triangle Low $3,000,000
15 Pg. 123 Northgate Market
Side Linear Park Triangle Low $2,000,000
16 Pg. 123 Triangle District
Recreational Park (NE) Triangle Low $2,000,000
17 Pg. 125 Triangle District Mini-Park (NW) Triangle Low $1,000,000 18 Pg. 167
Pg. 169
West and East Front Street
(Sidewalk Widening)
Firestone Corridor,
Front St Low $3,000,000
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Triggered Local Financing Grants
D.O.R. Development
Impact Fee
General
Fund EIFD Transportation Grant
Open Space
Grant Water Grant Econ Dev Grant
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276 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
10 IMPLEMENTATION
Local Financing
General Fund
The City may allocate monies from its General Fund to
pay for capital improvement projects. While it would
be sought to avoid this as much as possible, it may
be necessary in the early stages of implementation,
particularly with the Front Street Improvement Project
(CIP #1).
Impact Fees
Upgrading the streetscape environment on a parcelby-parcel basis, as described under “Conditions of Development” above, may result in inconsistencies
that are undesirable from a visual, safety or usability standpoint. At the City’s discretion, projects may
instead be required to pay a Specific Plan Impact Fee,
allowing the City to implement changes on a corridorwide basis when sufficient funding has been amassed.
A nexus study would be required to determine which
capital improvement costs should be included in the
cost basis to be allocated among the various potential
development projects.
EIFD
Public agencies can utilize a variety of tax increment
financing (TIF) district tools to fund infrastructure
projects that can help to motivate private investment.
This includes Enhanced Infrastructure Financing
Districts (EIFDs), community facilities districts (CFDs) and business improvement districts (BIDs). These
special districts are not mutually exclusive and can
work well together to advance goals of motivating
private investment.
EIFDs are particularly well suited for areas that
are anticipated to have significant new private
development and have large infrastructure needs,
such as the capital improvements outlined in this
Chapter. EIFDs utilize the City’s (and potentially
County’s) share of property tax revenues from new
development to finance public infrastructure projects
without introducing new or increased taxes. In
Norwalk, all or a portion of the property tax increment would be dedicated to the EIFD, with the revenues
used to secure a bond. Bonding cannot occur until the
increment has been realized, i.e. after a significant
amount of development has taken place. For that
reason, EIFDs are best for funding medium- and longterm projects.
EIFD project areas do not have to be contiguous,
targeting specific areas of high development and
infrastructure need. The City is currently considering an EIFD targeted to different sites where development is
imminent and/or expected in the near future, including
sites within the Heart of Norwalk. Projects are required to provide some level of benefit to the properties or
people within the EIFD boundary but are not required
to be physically located within or even immediately
adjacent to the EIFD boundary. For this reason, almost
any project could be funded with EIFD funds. However,
in the table, EIFDs are targeted to larger projects
intended to be developed in the medium to long term,
ensuring the inclusion of projects such as the Front
Street Historic District Parking Structure (CIP #2) which do not qualify for many other grant sources.
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Special Districts for Infrastructure Financing Fundamentals of EIFDS Tax Increment Financing Tax increment from new development / assessed value increase used to fund infrastructure projects in approved project areas Long-term Districts Up to 45-year districts from first bond issuance; Districts provide long-term, committed revenues in targeted investment areas; Districts can be created in 12-18 months
Non-Contiguous Areas EIFD project areas do not have to be contiguous, allowing them to target specific sites / areas and making them
compatible with other zoning / entitlement strategies
Eligible Projects Any property with useful life of 15+ years and of communitywide significance; purchase, construction, expansion, improvement, seismic retrofit, rehabilitation, and maintenance
Return on Investment Private sector investment induced by District commitment accelerates growth of net fiscal revenues, job creation, housing production, essential infrastructure improvements
Attract Additional Funds Allows community to attract tax increment from other entities (cities, special districts), federal / state grants & loans (TOD, water, housing, parks), brownfield funding
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278 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
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In today’s affordable housing funding climate, local
contributions are key to leverage county and state
resources. The City controls three to encourage the
development of affordable housing: PLHA, SB2, and
project-based vouchers. These three funding sources
should be used strategically to maximize impact of the
development of affordable housing.
Opportunity scores are another key issue. Public
funding programs now prioritize “high-opportunity”
areas (areas with high socioeconomic status)
There are also two state grants which are of note
because of their ability to fund public infrastructure
connected to affordable housing: Affordable Housing
and Sustainable Communities (AHSC) and Infill
Infrastructure Grant (IIG). Both programs are typically used by 100% affordable housing developers, although
they may apply for mixed-income developments as well.
AHSC funds transportation improvements that reduce
carbon emissions within proximity to the housing
development. There is a required complete streets
component, which could be used to fund portions of
complete streets redesigns along Front Street (CIP #1), Firestone Boulevard (CIP #3a and 3b), or San Antonio
Drive (CIP #4a and 4b), as well as the Norwalk Railway
Corridor (CIP #10) in the longer term. Projects of $2-5 million are appropriate for this source. There is also
a required transit component, which could fund new
buses and increased frequency for Norwalk Transit
routes. IIG funds can be used quite broadly for parks/
open space, water or sewer improvements, streetscape
improvements, and public parking, among other funds.
Transportation Funds
Streetscape projects are generally applicable for
formula transportation funds granted to the City of
Norwalk from such sources as SB1, Propositions A and
C, and Measures M and R. The City has considerable
discretion over the usage of these funds, and may thus
direct some to streetscape projects within the Heart
of Norwalk. Relatively simple projects such as the
restriping of Foster Road (CIP #11) may be undertaken
within the City’s usual road resurfacing schedule.
The Specific Plan also outlines several projects which
are good candidates for competitive transportation
grants such as the Active Transportation Program
and the Highway Safety Improvement Program, both
administered by Caltrans.
The Active Transportation Program (ATP) builds
Parking and Transportation Management
District and Parking Authority
As described in Section A.18, parking and
transportation management districts (PTMDs) are
recommended to be set up in different areas including
the Triangle District, Town Square District and Front
Street District. These districts will manage parking and parking-associated revenue collectively within each
district, through actions such as receiving parking inlieu payments and using it to convert private parking into public lots. Parking meter charges, if/when
instituted, and City contributions can also augment the financial standing of the districts. When strengthened
with a parking authority, bonding becomes possible,
enabling the construction of larger garages such as the Front Street Historic District Parking Structure (CIP #2).
Property Business Improvement District
Property business improvement districts (PBIDs) are
special assessments levied on real property to fund
improvements and promote activities that benefit the
properties located within the PBID area. This includes
capital improvements, parking facilities, street/
streetscape improvements, lighting and landscaping,
marketing and promotion, and business attraction/
retention. The special assessment amount that each
property owner pays must be directly proportional to
the benefit received.
PBIDs would significantly strengthen the ability of
commercial districts to attract residents of Norwalk
and nearby areas. However, PBIDs are generally
private-sector led, and emerge in established corridors where security and maintenance are desired and
supported by a majority of property and/or business
owners. For Front Street, the City might consider
initially subsidizing programming and maintenance
activities for the street (as it currently does), with a transition to a PBID as the district becomes more
vibrant and established.
Grants
Affordable Housing Grants
While the financing of affordable housing is an
extremely complex topic which will not be discussed in
detail in this Chapter. However, in an age of tightening spending on affordable housing, we discuss three key
factors which influence the ability of publicly-funded
affordable housing to be developed: local funding,
opportunity scores, and state grants.
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Legend
TCAC Opportunity Map 2024
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 279
CHAPTER 10 IMPLEMENTATION
infrastructure which encourages the proportion and
safety of trips that are accomplished by walking and
biking. The ATP has a unique process where projects
are reviewed by informed volunteers as well as Caltrans staff. Projects in disadvantaged communities1 , as well as those which propose high-quality infrastructure,
such as protected bicycle lanes, are prioritized. Project allocations in the most recent Cycle 7 awards ranged
from $7 - $20 million, meaning that the source could
potentially fund the majority of the needs for complete streets redesigns such as Firestone Boulevard (CIP
#3a and 3b) and San Antonio Drive (CIP #4a and 4b).
However, the program is extremely competitive, with
$237 million in funding for Cycle 7 compared to $2.5
billion in requests.
The Highway Safety Improvement Program (HSIP),
on the other hand, draws from federal Infrastructure
Investment and Jobs Act (IIJA) funds. It focuses
on safety-enhancing projects on roadways with
higher collision and fatality rates. Proven safety
countermeasures approved by the Federal Highway
1 As shown in the map on page 266, the entire
Specific Plan area qualifies as a disadvantaged community under SB 535.
Administration (FWHA), such as road diets, pedestrian
bulb-outs and crosswalk visibility enhancements,
medians which provide pedestrian refuges, bicycle
lanes, and pedestrian crossing signalization, should
be used. Award amounts for recent Los Angeles County
projects have ranged from the hundreds of thousands
to the low millions. The source could be used to more
narrowly target safety improvements related to the
streetscape improvements proposed in the Plan.
Metro also has an active transportation grant program
known as the Metro Active Transportation (MAT)
program. Instead of a competitive solicitation process, Metro pre-ranks the areas that it will fund based on
planning and demographic criteria. The City should
engage with Metro’s First/Last Mile team to identify
its best options for integrating the Railway Corridor
(CIP #10), Firestone Boulevard (CIP #3a and 3b),
San Antonio Drive (CIP #4a and 4b), Foster Road (CIP
#11) and Woods Avenue (CIP #14) into Metro’s future
Active Transportation Strategic Plans and First/Last
Mile Plans.
Ordinance No. 25-1766 Page 289 of 366
SB 535 Disadvantaged Communities Map
High Quality Transit Stops Map
Legend
Legend
Planned Major Transit Stops 10 minute walk (0.5 miles)
Existing Major Transit Stops
280 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
10 IMPLEMENTATION
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Open Space Grants
Open space grants, like the State’s Clean California
Local Grant Program, provide municipalities funds
for greening and beautification, such as landscaping
improvements and construction of new open spaces/
parks. The Clean California Local Grant Program is
a competitive program focusing on beautifying and
improving local streets and roads, as well as restoring pride in public places. The County’s Measure A funds
(Safe, Clean Neighborhood Parks and Beaches), on
the other hand, could be used for improvements to
existing parks.
Water Grants
Water grants offer funds for certain types of capital
improvements, such as sustainable stormwater
improvements and sewer improvements. In 2018,
Los Angeles County residents passed Measure W
to create the “Safe, Clean Water Program”. This
program funds and creates projects that capture and
clean stormwater, while also providing quality of life
improvements. The fundamental step in the Safe,
Clean Water Program was the establishment of a
property tax of 2.5 cent per square foot of impermeable surface area, which would raise approximately $300
million annually to capture and treat stormwater in
order to increase water supply and improve water
quality.
The Federal government’s Rebuilding American
Infrastructure with Sustainability and Equity (RAISE)
discretionary grant program provides funds to
municipalities for stormwater system improvements
and sewer improvements, as part of larger complete
streets improvement plans. The RAISE program often
provides grant award amounts ranging from $1.4
million to $25 million for these projects. Lastly, the
County’s Measure W (Safe Clean Water Program) funds
local stormwater system improvements.
Economic Development Grants
The City has also been exploring grants at the federal
level for economic development activities. These
grants provide an alternate pathway for projects
like the Front Street Streetscape which might have
more salience for economic development than as a
transportation, open space or water project.
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282 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
10 IMPLEMENTATION
Grants and Other Public Funding Matrix
Funding Source / Grant Purpose
Infill Infrastructure
Grant (IIG) Program
(EIFD Preference)
• IIG provides grants for capital improvement projects
for qualifying infill projects or qualifying infill areas • Used for gap funding to infrastructure improvements
for residential or mixed-use developments
• Eligible activities: construction, rehab, demolition, relocation, preservation, and acquisition of infrastructure
• Affordability threshold: No less than 15%
of units as “affordable” units
• Assistance terms: Minimum award ($1M), maximum award ($7.5M) Affordable Housing and
Sustainable Communities
(AHSC) Program
(EIFD Preference)
• The AHSC Program assists project areas by providing grants and/ or loans to a locality, public housing authority, JPA, developer, or facilities districts, that will achieve greenhouse gas (GHG) emissions reduction and benefit Disadvantaged communities through increasing accessibility of affordable housing, employment centers, and key destinations via low-carbon transportation • Assistance terms: Minimum award ($1M), maximum award ($30M) • Eligible activities: new construction, acquisition, or rehab of affordable housing; housing infrastructure;
sustainable transportation infrastructure and related
amenities, program costs (active transportation)
• Affordability threshold: 20% of homes at 80%
median household income (MHI)
Multifamily Housing
Program (MHP)
• MHP assist the new construction, rehab, and
preservation of permanent and transitional rental
housing for lower income households, or the conversion
of a non-residential structure to rental housing
• Eligible activities: property acquisition, land lease payments, construction and rehabilitation work,
offsite improvements (e.g. sewer, utilities, and streets directly related to housing development)
• Assistance terms: Maximum award ($20M), base loan
various from $150K and $175K based on type of unit
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CHAPTER 10 IMPLEMENTATION
Grants and Other Public Funding Matrix
Grant Category Specific Grants
Transportation • Local Streets and Roads Program (LSRP) funded by SB 1 • Los Angeles County Measure M Grants
• Los Angeles County Measure R Grants
• Grants funded from Propositionss A and C
Open Space • California Clean California Local Grant Program • Los Angeles County Safe, Clean Neighborhood Parks and Beaches Water • Los Angeles County Safe, Clean Water Program
• Rebuilding American Infrastructure with
Sustainability and Equity Grant Program
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Ordinance No. 25-1766 Page 294 of 366
ZONING PROCEDURES,
DEVELOPMENT STANDARDS AND
DESIGN GUIDELINES
APPENDIX A
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286 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A.1 ADMINISTRATION
This section describes the administrative and
discretionary processes required for land use
permitting in the Heart of Norwalk Specific Plan area.
Relationship to the Zoning Code
The Heart of Norwalk Specific Plan establishes new
zoning designations and development standards
within the Specific Plan area. The Specific Plan
regulations will supersede base regulations within the
zoning code. Where the specific plan is silent on an
issue, municipal code regulations will apply.
Interpretation
The Community Development Department Director
shall interpret the provisions of the Specific Plan.
Requests for a Specific Plan Interpretation shall be filed with the Director. The Director shall respond in writing to written requests for Specific Plan Interpretations
within 30 days from the date the request has been
submitted. The Director may issue an official
interpretation or refer any issue of interpretation to
the Planning Commission for its determination.
Precise Development Plan
The Precise Development Plan procedure applies to any
new construction in any zone, excluding construction
of single family residences and accessory buildings in
the R-1, R-2, R-3, and R-H zones. New construction in
the Heart of Norwalk Specific Plan area must abide by
the Precise Development Plan process, except in the
case of the aformentioned exceptions. Refer to the
City’s Municipal Code Section 17.02.205 for detailed
information regarding the Precise Development Plan
procedure.
A.1 Administration
Director Approval Requests
The Director Approval Requests procedure applies
to all land uses in the Heart of Norwalk’s permitted
uses list labeled with D or “Director Approval”. This
procedure applies to the approval of land uses,
approval of minor development improvements, and
new development adjustment/waivers. Refer to the
City’s Municipal Code Section 17.02.203 for detailed
information regarding the Director Approval Requests
procedure.
Conditional Use Permits
The Conditional Use Permit procedure applies to
all land uses in the Heart of Norwalk’s permitted
uses list labeled with C or “Conditional Use Permit
Required”. Refer to the City’s Municipal Code Section
17.02.210 for detailed information regarding the
Conditional Use Permit procedure.
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Specific Plan Amendment
There are three categories of Specific Plan
Amendments, including a Streetscape Design
Guidelines Modification, an Architectural Design
Guidelines Modification, and a General Regulatory
Amendment.
Streetscape Design Guidelines Modification.
1. Modifications to the Heart of Norwalk Specific
Plan’s Streetscape Design Guidelines may be
made by the Director of Community Development
and the Director of Public Services. The City must
mail written notifications of each Streetscape
Design Guideline Modification to any property
owner whose property abuts the street segment
with the proposed modification. The modification
is adopted within 10 days of the mailing of the
written notifications, in the absence of any written
objection being filed with the City.
Architectural Design Guidelines Modification.
1. Modifications to the Heart of Norwalk Specific
Plan’s Architectural Design Guidelines may be
made by the Director of Community Development.
The City must mail written notifications of each
Architectural Design Guideline Modification
to all property owner affected by the proposed
modification. The modification is adopted within
10 days of the mailing of the written notifications,
in the absence of any written objection being filed
with the City.
General Regulatory Amendment.
1. General Regulatory Amendments to the
Heart of Norwalk Specific Plan shall follow the
procedure in the City’s Municipal Code Section
17.02.290. This General Regulatory Amendment
applies to any Specific Plan Amendment not
covered by the Streetscape Design Guidelines
Modification process or Architectural Design
Guidelines Modification process.
Development Opportunity Reserve
Introduction
The Development Opportunity Reserve (“D.O.R.®”)
program is a specialized land use tool that can
be utilized in concert with this Specific Plan to
assign density or other incentives (e.g., increase
in maximum building height, reduction in parking
requirements, reduced setback requirements),
where the objective is to reward a developer/investor
for providing community benefits. Projects that meet
City and community objectives may receive D.O.R.®
incentives in exchange for implementing identified
priority public improvements (e.g., infrastructure,
parks, public facilities). In essence, the City is using zoning as a strategy to create currency and capture
the value of density as a driver of private sector
investment.
The issue with simply using up-zoning to stimulate
economic development is that this often results
in a windfall to existing landowners, as opposed
to targeted end users or uses. The significance of
using D.O.R.® instead is to combine Specific Plans
with an economic development “caveat”, so that
zoning/density should advance community desires
in alignment with the Specific Plan. The “newly
added” density, parking reductions, and other
incentives are sheltered in a “reserve account” that
is not automatically distributed per parcel, rather
incentives are allotted to new projects that support or provide pre-set community objectives and benefits,
such that the economic value of D.O.R.® incentives
will transfer to desired projects instead of existing
owners. D.O.R.® terms are set on a project-specific
basis and set via development agreements and / or
other suitable mechanisms.
Implementation
The public benefits identified by the City of Norwalk
for the Heart of Norwalk Specific Plan Area include
the following:
1. Publicly accessible open space and
community buildings (e.g., library, community
rooms)
2. Off-site streetscape improvements
3. Mobility hubs (e.g., bus shelters, bicycle
racks, rideshare pickup zones)
4. Affordable housing (in addition to any housing
used to qualify for density bonuses under
state law)
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288 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A.1 ADMINISTRATION
The Specific Plan envisions a development capacity
within the Heart of Norwalk Specific Plan Area to
be approximately 759 units over the base. Any
development that wishes to utilized D.O.R. may tier
off the Heart of Norwalk Specific Plan’s EIR. This
“overage” of 759 units serves as the “bank” of units
to be allocated for future development via D.O.R.®
or State Density Bonus Law. Prospective developers
may be able to use both tools to access additional
zoning for proposed projects, so long as a seperate
public benefit is derived from each program.
D.O.R.® terms are set via a development agreement
on a project-specific, case-by-case basis, based on
factors such as level of community benefits provided
and the financial circumstance of the City at the
time the proposed project comes forward. The terms
are subject to negotiations between the City and
prospective developer. These terms may include
variations from the zoning standards established by
this Specific Plan.
Compliance with Design Guidelines and
Standards
The purpose of design guidelines is to provide
comprehensive design guidance for development
and redevelopment in the Heart of Norwalk Specific
Plan Area. Design guidelines are not binding,
however, they do provide strong suggestions that a
developer may follow to share the City’s commitment
to quality design. The purpose of design standards
is to provide developers with legal requirements
that must be complied with, barring any unforeseen
circumstances, in order to ensure quality design in the plan area. Design guidelines set broad priorities and
desires for the design of the plan area, and design
standards are legal requirements that developers
must comply with to assist the City in achieving its
goals for the plan area.
The design guidelines and standards within this
chapter support all pursuits of this Specific Plan
such as the Plan’s committment to pedestrian
friendly corridors, to activating the public realm
including streets, sidewalks, and public spaces, and
to seamlessly integrating higher density residential
developments into lower density environments.
Affordable Housing Concessions and
Waivers
Refer to the City’s Municipal Code for the City’s
Affordable Housing Concession and Waiver Menu, to
be adopted by the end of 2025. The height bonuses
for new developments within the Heart of Norwalk
Specific Plan area are detailed within this Specific Plan document. Height bonuses within the City’s Affordable
Housing Concession and Waiver Menu in the Municipal
Code do not apply to new developments within the
Heart of Norwalk Specific Plan area.
Norwalk Municipal Code 17.04.400 gives the City’s
regulations related to density bonuses and associated
incentives and waivers. Each project which is entitled
to incentives or waivers may select from the following
“on-menu” list of incentives without necessity to
provide additional documentation as required in
17.04.400(E)(1)(h)(ii). The number of incentives
granted from the menu shall be no greater than the
number of incentives permitted by the Municipal
Code.
• Height increase as described in the Height
Limits pages in Chapters 3-8 applicable to
the property
• Reduction in total open space requirement
as described in section A.9.6
• Reduction in total landscaped area (A.2.14)
to 12% of the project site
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Ordinance No. 25-1766 Page 299 of 366
A.2.1 Visual link to street and sidewalk
A.2.4 Separate pedestrian and vehicular access
290 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Site Planning and Access Guidelines / Standards
1. The placement and design of buildings should
facilitate pedestrian activity and convey a visual
link to the street, sidewalks, and plazas.
2. Parking should be located under grade level,
behind buildings or interior to a block, to the extent
possible to promote pedestrian-oriented streets.
3. Site buildings so that they screen parking and
unsightly activities from public view, residentially
zoned properties, and, if applicable, the residential
portion of a mixed-use project.
4. Pedestrian and vehicular access points should
be separated.
5. Use landscaping liberally to provide shade and
comfort to open spaces, buffer from adjacent uses,
accommodate stormwater runoff, and beautify
projects.
6. The primary vehicular access point to parking
areas shall be taken from the side street (or alley, if available, except for projects meeting the following
criteria below. Side street is defined as a street
which is adjacent to a corner lot and which extends
in the general direction of the line determining the
depth of the lot.
If the project site has more than 200 linear feet of
frontage on the primary street and a block length
of more than 400 feet, in which case one primary
access point may be established from the primary
street per block.
7. All projects shall comply with the Frontage Type
Standards in this Plan. Parking is only permitted on
public street frontages where permitted by these
standards.
A.2 Site Planning and Access
Ordinance No. 25-1766 Page 300 of 366
A.2.6 Preferred and permitted curb cut locations
200’
Alley
One per block
Permitted Curb Cut Location Side Steet
Alley
Primary Street
Primary Street
Side Steet
Preferred Curb Cut Location
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 291
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Site Planning and Access Guidelines / Standards
8. All parking shall be laid out in accordance with
Norwalk Municipal Code Section 17.03.050 with
the following exceptions: 1) Regular 90° parking
stall width shall be a minimum of 8.5 feet by 18
feet, instead of a minimum of 9 feet by 18 feet
and 2) Aisle length of 90° parking spaces shall
be a minimum of 25 feet instead of a minimum
of 26 feet. 3) Parallel parking spots shall provide
a minimum back-out space of 7 feet instead of 8
feet, creating a 25-foot minimum length parking
and back-out space. 4) Additionally, trees shall be
planted in the parking lot at a minimum ratio of
one tree per 10 parking spaces.
9. Curb cut on corner lots shall not be located
closer than 120 feet from a curb return. Where
parcel size precludes this standard, the curb
cut shall be located as far from the curb return
as possible. A curb return is the point where the
radius of a curve or intersection ends.
10. Parking spaces shall always be separated from
buildings by a pedestrian sidewalk (min 4 feet) or a
landscape strip (min 4 feet), measured from curb
face.
11. Pedestrian walkways shall connect residential
units to areas throughout the site, such as
vehicle parking areas, bicycle parking areas,
common recreational space, waste and recycling
enclosures, and other amenities.
12. Pedestrian walkways shall connect public
sidewalks to all building entrances.
13. Where a required walkway is parallel and
adjacent to an auto travel lane, it must be raised
or separated from the auto travel lane by a raised
curb at least four inches (4”) high, bollards or other
physical barrier.
14. Landscaping standards shall be as required
by Norwalk Municipal Code Chapter 17.03, Article
I, Except that with an on-menu affordable housing
concession the miniumn landscape area for multifamily dwuellings (17.03.010D(1)) may be reduced to 12% of the development site.
Ordinance No. 25-1766 Page 301 of 366
A.3.1 Architectural elements that add visual scale and
character
A.3.2 Individual unit sizes emphasized through facade
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A DESIGN GUIDELINES AND STANDARDS
Building Modulation and Articulation Guidelines
1. Each project should include architectural
elements that add visual scale, interest and
character in a coherent form. Such elements
include recessed or projecting balconies, trellises,
recessed windows, verandas, and porches.
2. Building design should be used to emphasize
individual units within a building, larger units
and/or anchor stores within retail projects, and
foyers, lobbies, and reception areas within nonretail commercial projects. Wall plane breaks in conjunction with material or color changes can be
used to define horizontal and vertical modules in
a building.
3. Building form and articulation should be used
to emphasize public entrances and de-emphasize
service areas.
4. Building form and articulation should be used
to define and shelter (i.e. give a sense of invitation
and enclosure to) pedestrian walks and exterior
gathering spaces.
5. Buildings should incorporate changes in
height to increase visual interest, provide spaces
for upper-floor open space, and relate better to
context, especially adjacent buildings which are
lower in height.
6. Monotonous facades should be avoided,
especially with materials that lack a fine, humanscaled grain.
A.3 Building Modulation and Articulation
Ordinance No. 25-1766 Page 302 of 366
A.3.7 Base of building differentiates retail use from upper floors
A.3.9 Stairway integrated into architecture of building CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 293
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Building Modulation and Articulation Standards
7. Buildings of three stories in height or more shall
be designed to differentiate a building’s base from
the rest of the structure. The area designed as a
base should correspond to an area that has a
different use from the upper floors of the building,
e.g. retail, lobbies, or amenities. In the case of a
single-use building, the area designed as a base
may correspond to floor(s) with less private spaces
on the frontage, such as living rooms in a 100%
residential building, or simply the first floor of the
structure.
8. The effect of differentiation shall be achieved
through at least two of the following:
a. Color, texture or material changes
b. Variations, projections or reveals in the wall
plane
c. Variations in fenestration size or pattern
d. Decorative architectural details such as
cornices and columns, or arcades
9. Stairways shall be designed as an integral
part of the overall architecture of the building,
complementing the building’s mass and form.
Exterior stairwells shall be solid; prefabricated
metal stairs are prohibited.
Ordinance No. 25-1766 Page 303 of 366
Wall plane break corresponding to balcony
Wall plane break corresponding to vertical circulation
Wall plane break corresponding to unit breaks
A 50-foot-wide building would require one break in wall plane
A 100-foot-wide building would require two wall plane
breaks separated by no more than 50 feet
A project with at least 150 feet of linear frontage on the primary street requires one massing break
294 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
10. Building facades of three stories or more
along public streets shall incorporate at least one
variation in depth in the wall plane on each facade.
Additionally, there shall be at least one break in
the wall plane at least every 50 feet. Each change
in plane shall be at least two feet deep, and the
average change in plane across each façade shall
be a minimum of four feet.
11. If a project is meeting the requirement in
S-3.4 for any wall plane break through a recessed
balcony, the project shall additionally provide one
of the following:
a. Offset pattern of balconies along the facade
b. Place edge of balcony and railings at least
five feet inside or outside the wall plane
adjoining the balcony on either side
12. Development projects with over 150 feet
of linear frontage on the primary street shall
incorporate at least one break in the massing of
the project above podium or ground level of at
least 50-foot depth and width of at least 15% of
the elevation length.
13. Wall plane breaks shall be located at locations
that correspond to the programming of the
building, e.g. at balconies, stairs or elevator cores,
or unit breaks.
Ordinance No. 25-1766 Page 304 of 366
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Ordinance No. 25-1766 Page 305 of 366
A.4.1 Prominent architectural corner entry
A.4.2 Tower corner screening mechanical equipment
296 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Corner Buildings Guidelines
1. Buildings located at corners should be designed
to enhance the pedestrian experience along
sidewalks and other portions of the public realm.
Corner conditions should be given prominence
within the architectural design and when possible
should serve as a primary point of entry and
contain active uses.
2. Towers are encouraged on corner sites to
articulate street corners, screen mechanical
equipment and/or serve rooftop activities. The
design and placement of such towers, including
elevator shafts, should use materials, detailing
and a design language that adds to the design of
a project.
A.4 Corner Buildings
Ordinance No. 25-1766 Page 306 of 366
A.4.3 Primary entry within 25 feet of corner
A.4.3 Material pattern change at corner of building.
Source: Fifield Companies
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Corner Buildings Standards
3. Corner buildings (including buildings on the
corners of passthroughs) greater than two stories
shall include one or more of the following features
on both facades:
1. An entry to ground-floor commercial uses or a
primary building entrance located within 25
feet of the corner of the building. These may
take the form of a diagonally oriented entry or
a small corner plaza.
2. A material, color, or fenestration pattern that is
distinct from the rest of the façade within 40
feet of the corner of the building
3. A corner tower. If provided, the tower may
exceed the zone height limit provided that it
does not exceed 15’ in height and 20 feet in
any lateral dimension, and numbers no more
than two per building.
Ordinance No. 25-1766 Page 307 of 366
A.5.1 High quality materials and finishes used to enhance architectural character and longevity
A.5.2 Cohesive design for entire building
298 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Materials, Finishes, and Color Guidelines
1. High-quality materials and finishes appropriate
to the architectural style, scale, character and
design theme of the building should be used.
Materials, finishes and colors should unify a
structure’s appearance and be selected to work
harmoniously with each other. Exterior design and
building materials should reflect permanence and
quality. Graffiti-resistant materials and paints are
strongly encouraged. Materials utilized to enhance
the character of a building and at specified
locations should be integral and robust giving
special consideration to longevity and long term
maintenance considerations.
2. Buildings should be treated as a whole and
finished appropriately on all sides to appear
integral to the building and avoid appearing
“tacked on”. The highest quality and most
human-scaled materials should be used within
the building’s base. Backs of buildings shall use
similar materials; however, less expensive and
utilitarian substituted materials are acceptable,
provided they are compatible with the overall
design.
A.5 Materials, Finishes, and Color
Ordinance No. 25-1766 Page 308 of 366
A.5.4 At least 70% of nontransparent ground floor
frontage features durable human-scaled materials
Minimum
4’-0”
for a minimum of 4 feet
Change of material at corner
Prohibited
to a change in wall plane
Encouraged Required
A.5.5 Materials shall continue around corners for a minimum of 4 feet Minimum
4’-0”
for a minimum of 4 feet
Change of material at corner
Prohibited
Required
Mini
4 for a minimum of
to a change in wall plane
Encouraged Required
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Materials, Finishes, and Color Standards
3. No more than 50% of the building elevation shall
be clad with exterior insulation and finish systems
or stucco.
4. At least 70% of the nontransparent ground floor
street frontage of a development shall feature
durable, human-scaled materials such as brick,
block, wood, stone, and others on the exterior.
5. Material changes shall not occur at corners. The
same material shall continue around corners for
a minimum distance of four feet. If applicable, the
same materials shall continue to the next change
in the wall plane.
6. Contrasting colors shall be used for trim,
windows, doors and key architectural elements.
Ordinance No. 25-1766 Page 309 of 366
A.6.1 Building entry clearly demarcated with open space, projecting element
A.6.2 Building entry clearly demarcated with signage and recessed entry
300 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Entries Guidelines
1. Building entries should be located in a position to
emphasize pedestrian traffic. The most important
entries should be placed along sidewalks of streets
prioritized for pedestrian activity.
2. Building entries should be clearly demarcated,
creating landmark visual reference points which
are intuitive and recognizable. Demarcation
can occur through emphasizing and enhancing
architectural details, such as providing a change
in plane, differentiation in material and color,
enhanced lighting, and signage.
A.6 Entries
Ordinance No. 25-1766 Page 310 of 366
A.6.6.a Recessed entry
A.6.6.c Projecting element over entry
A.6.6.d Break in building massing at entry
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Entries Standards
3. The main entrance or entrances shall be
emphasized and oriented to the street or major
plazas or open space. Secondary entries may be
from parking areas, the rear of the building, or
interior open spaces.
4. Primary sidewalk entrances to public-serving
commercial uses shall be open for the entire
duration that the commercial facility is open.
5. In vertical mixed use projects, when residential
and commercial uses are combined in the same
structure, separate entrances from public streets
or open spaces shall be provided for each use.
6. Building entrances shall incorporate two or
more of the following design elements:
a. A change in wall plane – recessed or
projecting
b. Wall articulation/additional detail around
the entry
c. Projecting element above the entry
d. Break in the building massing or a portal
enabling visibility into a courtyard that
provides access to units.
7. Additionally, primary building entrances,
such as lobby entrances, shall be highlighted
through greater transparency than other
portions of the façade, and/or a lighting strategy
which emphasizes this location. Building/user
identification or address signage shall also be
provided in the vicinity of the entrance.
Ordinance No. 25-1766 Page 311 of 366
A.7.1 Patio dining overlooking courtyard
A.7.3 Outdoor dining well protected from sun
302 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Outdoor Dining Guidelines
1. Outdoor dining activates communities, provides
a unique ambience, and provides a measure
of safety against airborne diseases. It takes
advantage of Norwalk’s mild climate and is highly
encouraged within all commercial and mixed-use
zones which allow restaurant use.
2. Outdoor dining can be separated into patio
dining, which occurs on private property, and
sidewalk dining, which occurs on public sidewalks.
3. Outdoor diners should be protected from the
sun during daytime hours by umbrellas, canopies
or similar strategies.
4. Patio dining should take place in locations
and take mitigating measures to minimize noise
spillover for adjoining residential uses, especially
during the nighttime hours.
A.7 Outdoor Dining
Ordinance No. 25-1766 Page 312 of 366
A.7.5 Dining area standards
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Outdoor Dining Standards
5. Sidewalk dining on public right-of-way is
permitted immediately in front of full service
or take-out restaurants on streets with a 10’
minimum sidewalk. However, sidewalk dining is not
permitted on any “Major Highway” as designated
in section 2.3.
6. Patio dining on private property is permitted in
all locations where the zoning regulations permit
the underlying use. Patios on private property,
adjacent to the sidewalk, are allowed under the
“Shopfront” frontage type (A.15.a). They shall be
separated from the sidewalk through a permanent
fence or wall no taller than 3’ high.
Outdoor sidewalk dining is restricted to the restaurant frontage Sturdy removable barrier
(maximum 48 inches in height)
Outdoor patio dining
is permitted on private property
minimum
6 feet
minimum
6 feet
Restaurant
Entrance
PLAN VIEW
(not to scale)
Indoor Dining Space
minimum
10 feet
PROPERTY LINE
Awning
above
7. Display of an outdoor dining menu is permitted
on a single-sided framed menu attached to a
moveable barrier within the sidewalk or patio
dining area. The size of the frame shall not exceed
three square feet. Freestanding pedestal menus
or A-frame displays are also permitted so long
as they do not block pedestrian movement, are
moved indoors when the restaurant is closed, and
are no greater than 4 square feet per side and no
taller than 3’ high.
8. Sidewalk dining shall require approval of
Encroachment Permit from the Public Services
Department.
9. Any sidewalk dining area must maintain at least
six feet of unobstructed sidewalk, as illustrated
below.
Ordinance No. 25-1766 Page 313 of 366
A.8.2 Place windows and balconies to avoid direct
visibility into neighboring windows or balconies
A.8.3 Townhouse with living room adjacent to public
pathway
304 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Residential Privacy Guidelines
1. Residential uses in mixed-use zones and mixeduse projects should be designed carefully to avoid being adversely impacted by traffic on major
streets and on site or adjacent commercial uses,
including but not limited to traffic, noise, light, and safety impacts.
2. Take steps to preserve the privacy of users
of adjacent lower density and height projects by
stepping down heights of buildings and avoiding
direct views from windows or open spaces onto
private patios or backyards.
3. The design of residential units located on the
ground floor street frontage should maximize
privacy through methods such as moving sleeping
spaces to the second floor and buffering units
from the street through landscaping with a patio
or stoop.
4. Residential windows should face away from
loading areas and docks.
A.8 Residential Privacy
Ordinance No. 25-1766 Page 314 of 366
A.8.5 Windows with 30 foot offset and screened
A.8.6 Use of non transparent glazing to enhance privacy CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 305
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Residential Privacy Standards
5. When units face each other at a distance of less
than 30 feet, windows shall be offset, or screened
with landscaping as shown below.
6. When residential buildings are located within 10
feet of one another, windows on the facing building
facades shall avoid unfiltered or direct views by
one or more of the following:
a. Utilize non-transparent or obscured glazing,
such as frosted or patterned glass, glass
block, or non-operable opaque windows.
Reflective glazing is not permitted.
b. Provide permanent architectural screens or
affixed louvers at windows.
c. Utilize clerestory windows a minimum height
of six feet from the ground or floor plate.
7. All ground floor residential units along a street
frontage shall be designed in compliance with the
Lobby or Stoop frontage types.
8. When upper floor decks are adjacent to lowerdensity residential development, the edge of the roof deck shall be set back 6 feet from the edge
of the building to preserve privacy of immediately
adjacent residential uses.
9. All ground floor residential units along a public
street frontage shall provide at least one of the
following methods to ensure privacy:
• Vertically separating units from the street
through use of a stoop in compliance with the
Stoop frontage type
• Providing a patio of at least four feet deep
protected by landscaping three feet deep
and a wall no greater than three feet high (in
compliance with the strategy described in the
end note of the Stoop frontage type).
• If using the Lobby frontage type, bedrooms are
prohibited at the ground floor along the street
frontage.
Ordinance No. 25-1766 Page 315 of 366
A.9.3 Open space takes advantage of sunlight
A.9.3 Outdoor green amenity area
306 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Residential Open Space Guidelines
1. Residential and mixed-use projects may contain
a mixture of private, common resident, and
publicly-accessible open spaces.
2. Residential projects should contain amenities
appropriate to the project’s size and unit mix
(e.g. barbeque areas for smaller projects, play
structures for projects with larger units, and
pools for large projects). These features should
be designed to encourage people to gather and
socialize.
3. The design and orientation of common and
private open space areas should take advantage of
available sunlight, and shelter from the noise and
traffic of adjacent streets or other incompatible
uses, while also providing relief from long unbroken
building masses along streets.
4. Common open spaces should be located
adjacent to primary circulation routes and interior
common areas and be buffered from any adjacent
residential units as appropriate for the size of the
project and programming of the open space.
5. The use of green roofs on structures is highly
encouraged. The sustainable values of green roofs
include stormwater collection, building insulation
and urban heat island reduction.
Extensive green roofs can be used as planting
areas, while intensive roofs can be used by
owners and as domestic gardens, small-scale food
production, and for general recreation. Stormwater
drainage from roofs and the surrounding sites
can be captured and harvested for re-use in
landscaped areas through low-flow drainage
systems.
Photovoltaic panels can be installed on green
roofs to generate renewable energy while providing
shade for rooftop recreation. They can also be
used on top of parking garages to generate energy
and shade vehicles.
A.9 Residential Open Space
Ordinance No. 25-1766 Page 316 of 366
A.9.12 Gathering space well configured to encourage
gathering
A.9.6 Open Space Requirement per unit size
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Residential Open Space Standards
6. Projects containing a residential component
shall provide open space per unit in the ratios
contained within Figure A.9.6. At least 50% of
the required open space shall be common open
space. This common open space shall be open to
all residents of a development, and may be opened
to the public if desired.
7. Publicly accessible open spaces that are
identified in the Specific Plan may be counted
at twice their size to fulfill the open space
requirement. The determination of whether the
open space satisfies the intent of the Specific
Plan shall be evaluated as a part of precise
development plan approval.
8. Up to 50% of open space may be located above
the 1st residential level of the development;
however, it must be accessible from the main
common path of travel.
9. Open space shall have no dimension less than
10 feet, and may contain sidewalks, landscaping,
pergolas, and swimming pools, but shall otherwise
be unoccupied and unobstructed from the ground
upward. Up to 25% of the development’s open
space requirement may be met through indoor,
common recreational spaces.
10. Common open spaces, except for roof decks
shall be abutted on at least 2 sides by residential
units, interior circulation corridors and interior
common spaces, or commercial or civic spaces
if open to the public. If the lot is less than 75 feet
wide, the common open space may be abutted on
only one side by residential spaces.
11. Common open space areas shall be designed
to mitigate the effects of building glare and heat by
incorporating trees and/or shade structures, such
as arbors and gazebos.
12. Common open space areas shall include
features that encourage people to gather and
socialize. Such features include, but are not limited
to playgrounds, outdoor dining areas, seating
areas, spas, and barbeque facilities.
Unit Size Open Space
Requirement
On-Menu
Concession
Studio 200 sf/unit 150 sf/unit
1 bedroom 200 sf/unit 150 sf/unit
2 bedroom 300 sf/unit 200 sf/unit
3+ bedrooms 400 sf/unit 250 sf/unit
Ordinance No. 25-1766 Page 317 of 366
A.10.1 Adequate lighting provides visibility
A.10.2 Decorative lighting fixtures
308 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Exterior Lighting Guidelines
1. Every project should have adequate lighting to
provide for security and visibility, particularly along walkways and driveways, entrances to parking
areas, and open space areas.
2. All exterior light fixtures should be decorative
and compatible with the building’s architecture.
3. Site lighting should not impact surrounding or
neighboring properties.
4. Accent lighting should be used to draw the eye
to important features, complement architectural
details, and enhance the enjoyment of the
nighttime environment.
5. Where residential units occupy the ground floor
street frontage, exterior lighting should be provided
to light the building frontage and help adequately
light of the public sidewalk. Such exterior lighting
should also minimize the disturbance of residents
of these units after hours.
A.10 Exterior Lighting
Ordinance No. 25-1766 Page 318 of 366
A.10.7 Shielded lighting types as to not impact neighbors A.10.7 Lighting types featured in mixed use projects
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Exterior Lighting Standards
6. Lighting on walking and driving surfaces shall
be one foot candle minimum.
7. The type and location of site and building lighting
shall preclude direct glare onto adjoining property,
streets, or skyward. In mixed use projects, all site,
parking lot and building security lighting shall be
appropriately shielded so as not to spill over into or
otherwise adversely impact the residential portion
of a mixed use development. All lighting fixtures
must be shielded to confine light spread on-site.
Ordinance No. 25-1766 Page 319 of 366
A.11.2 Low fence stepped back from property line
A.11.3 Landscaped, tubular frame with metal mesh fence
concealing equipment
310 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Walls and Fencing Guidelines
1. Walls and fencing serve a major design function
in commercial and mixed use projects. The use
of walls and fencing is appropriate to screen
automobile parking, loading and storage areas,
utility structures or buffer residential land uses.
Utilize walls and fencing only when specific
screening or security purposes are required; often
these purposes may also be addressed through
dense plantings.
2. Keep fencing and walls as low as possible while
performing their screening and security functions.
3. Where walls are used at property frontages,
or screenwalls are used to conceal storage and
equipment areas, they should be designed to
blend with the site’s architecture. Both sides of
all perimeter walls shall be treated architecturally.
Use landscaping in combination with such walls
whenever possible.
A.11 Walls, Fencing and Security
Ordinance No. 25-1766 Page 320 of 366
A.11.6 Fence enhanced by vegetation
A.11.6 Treated wood fencing integrated with similar color brick masonry. Source: Jack Fencing
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APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Walls and Fencing Standards
4. The maximum height of fencing or walls is 6 feet
unless approved otherwise by the Department of
Community Development.
5. No fencing shall be permitted along the street
frontage, except to screen parking as described in
the Frontage Section of this Plan.
6. Permitted materials for walls shall be decorative
masonry, split face block, brick, natural stone,
precast concrete panels, stuccoed walls or other
unique wall materials or finishes that integrate
with on-site buildings, as determined on a caseby-case basis. Fencing materials shall generally be constructed of wrought iron, tubular steel or
treated wood. Vinyl, barbed wire, razor wire and
other similar materials shall not be permitted
as part of a fence or wall. The use of chain-link
fencing shall not be allowed except for temporary
construction purposes. Electric security fencing is
also prohibited.
7. The use of solid roll down security grates is
prohibited in any location directly visible to the
public, including for primary building entries.
Security grates shall be a minimum of 75% open
and transparent to perpendicular view.
8. Permanent or retractable security grill or bars
on street-facing windows are prohibited.
Ordinance No. 25-1766 Page 321 of 366
A.12.2 Landscape buffering
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A DESIGN GUIDELINES AND STANDARDS
Noise and Buffering Guidelines
1. Given the presence of freeways, roads and
rail lines in the planning area, residential units
should be constructed and designed to reduce
noise. Proper design may include, but shall not be
limited to, building orientation, double windows,
wall and ceiling insulation, and orientation of
vents. Common walls between residential and nonresidential uses should be constructed to minimize the transmission of noise and vibration.
2. Where new residential uses abut existing
industrial uses, buffering is needed. Residential
buildings should face away from the industrial
uses, while driving aisles and parking can
be located toward the industrial use. Dense
landscaping, including trees, should be planted
next to the walls to attenuate noise and obscure
views into upper-floor residential units.
A.12 Noise and Buffering
Ordinance No. 25-1766 Page 322 of 366
A.12.4 Buffer required for residential-industrial adjacency CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 313
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Noise and Buffering Standards
3. All uses in the Heart of Norwalk Specific Plan
area shall be required to meet the requirements
of the noise standards included in, but not limited
to, the City’s Municipal Code, General Plan, and
Califonia Building Code.
4. Residential uses shall be separated from any
adjacent industrial uses with acoustic and visual
buffers. Unless the applicant can demonstrate that
a different strategy will be similarly effective, the
buffer shall consist of a minimum six-foot high wall
constructed of solid masonry and partially or fully
covered with hedges, ivy, bamboo or other similar
softening material, and a minimum five-foot wide
screen landscaping strip consisting of evergreen
trees or an evergreen trellis structure of at least
six feet in height.
5. In order to maintain residential quality of life,
commercial uses in districts which allow residential
uses shall maintain hours of operation of no earlier
than 7:00 a.m. and no later than 10:00 p.m. daily,
unless modified by a conditional use permit.
Ordinance No. 25-1766 Page 323 of 366
A.13.3 Trash enclosure out of view from street
A.13.2 Utility hidden by fence and vegetation
314 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Loading Areas, Trash, and Utilities Guidelines
1. Commercial loading areas should be enclosed
and/or screened whenever possible.
2. If commercial uses cannot be serviced with
enclosed or screened loading docks, loading
should take place during low periods for pedestrian
activity - for example, during weekday mornings
for restaurant or retail developments. Loading
in mixed-use developments should be avoided
during the night time hours, and conducted in such
a fashion as to prevent annoyance to adjacent
residents and tenants.
3. Trash enclosures should be enclosed and
located out of view from any public street to the
extent possible.
4. Utility meters, electric panel boxes, transformers
and similar required equipment should be placed
in a manner that is considerate to the experience
of the public realm and surrounding buildings.
Whenever possible, such equipment should be
located off the building frontage.
A.13 Loading Areas, Trash, and Utilities
Ordinance No. 25-1766 Page 324 of 366
A.13.8 Loading area provided in alley. Source: itssunnyv A.13.8 Loading area provided on-street. Source: Park SJ CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 315
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Loading Areas, Trash, and Utilities Standards
5. Loading areas shall comply with Norwalk
Municipal Code 17.03.030(D)(1). This section of
the Municipal Code applies to every main building
hereafter erected, constructed, or structurally
altered or designed or used for commercial or
industrial purposes.
6. Commercial loading areas and trash enclosures
shall be screened from view from all public streets.
If site conditions preclude this standard from being
met, enclosed loading areas may be created on
the development’s secondary street. Loading for
establishments on Front Street in the Front Street
Historic District shall occur in an alley behind the
building.
7. When a site contains an existing building which
precludes an on-site loading area, no new onsite loading area shall be required if the existing building is retained.
8. Where no on-site loading area is present,
loading shall be conducted within on-street parking
spaces on public streets, or within public alleys in a
manner that does not block the ability for vehicles
to circulate. Loading in public right-of-way shall
occur between the hours of 8:00 am and 8:00 pm.
9. Whenever possible, utility meters, electric panel
boxes, transformers and similar utility facilities
shall not be located within any landscaped setback
or upon or in front of any street-facing façade
of a building, unless such facilities are located
underground or, in the case of a nonresidential
property, are fully screened by a decorative and
landscaped wall.
Ordinance No. 25-1766 Page 325 of 366
A.14.3 Upper-floor parking frontage mimicking groundfloor design A.14.3 Decorative design along parking frontage
316 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Parking Structures Guidelines
1. The massing, height and architectural design
of parking structures should be consistent and
compatible with the rest of the development.
2. Parking structures along public street frontages
are discouraged. Wraped parking structures are
encouraged. Parking structures detract from “eyes
on the street,” which help activate and secure
public sidewalks, streets and retail areas.
3. When parking structures are required to be
located along public street frontages or in other
visible areas, enhanced design, materiality and/or
public art help them integrate into the urban fabric.
4. When garages feed onto streets, vehicular
entrances and exits should be located so as to
minimize turning movement conflicts as vehicles
enter and exit the structure, and not impede the
free flow of traffic.
5. Garage entrances should not be located directly
opposite low-density residential uses. Pedestrian
access points to the parking structure should be
located to avoid pedestrian/vehicle conflicts.
6. The construction of parking structures which
can later be converted into other uses is highly
encouraged. Coming technological changes may
either render parking structures unnecessary or
increase the efficiency of structures significantly
so that less space is required. Features which
increase the convertibility of parking structures
into other uses include flat floors, tall ceiling
heights, and large spans between columns.
A.14 Parking Structures
Ordinance No. 25-1766 Page 326 of 366
A.14.9 Green wall used
A.14.9 Artistic frontage elements
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 317
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Parking Structures Standards
7. Parking structures shall not be taller than the
adjacent buildings which they serve.
8. The first floor of any parking structure shall
comply with “Structured Parking” frontage
standards if the structure is along the street
frontage.
9. Vehicles shall not be readily visible from a public
street. Such structures should conceal vehicles
and enhance façade quality through at least one
of the following elements:
a. Large public art element covering much of
the frontage
b. Green wall or other landscape covering
c. Louvers with windows
d. Material, fenestration and detail pattern that
mimics the rest of the development
10. Standalone parking structures with frontage
along a public street shall comply with A.3.7 and
A.3.8, which require a differentiated base.
Ordinance No. 25-1766 Page 327 of 366
Frontage Types and Uses
A.15 Example of the diagram each applicant shall submit indicating which frontage types are being used in different portions of each building.
Shopfront Frontage
Structured Parking Frontage
318 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Frontage Standards
The first floor of each building where a property line
meets a public street right-of-way shall be designed in accordance with one or more of the following frontage
types permitted in its applicable zoning district (see
Figure A.15).
The ground-floor frontage use must comply with the
categories listed for the frontage type.
Required driveways, utility locations, walkways
and publicly-accessible open spaces with a design
approved by the Community Development Department
need not be designed in accordance with frontage type
standards. Each applicant shall submit a diagram
indicating which frontage types are being used in
different portions of each building.
A.15 Frontage Standards
Frontage Type General
Frontage Use
A.15.a Shopfront Retail, Common
Residential Amenity
A.15.b Lobby Office, Hotel,
Common
Residential Amenity,
Residential Unit
A.15.c Stoop Residential
A.15.d Surface parking Parking
A.15.e Structured parking Parking
Ordinance No. 25-1766 Page 328 of 366
A.15.a Residential amenity space, designed as shopfront facade. Source: The 505
A.15.a Awning over shopfront entrance
F
E
A
H
B G
D
C
P/L P/L
Section Plan
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 319
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES a. Shopfront
The main façade of the building is near the right-ofway with an at-grade entrance along the sidewalk. This frontage type is intended for active ground floor uses
(not only retail uses) and has substantial glazing at the ground level. Awnings should be incorporated unless
site conditions or design strategy preclude it, or unless the shopfront is located on Front Street.
Required Dimensions
Street Setback (A)
See the applicable “Street
Frontage Types and
Setbacks” table within
each District chapter
Depth, Recessed Entries (B) 1 5 ft max.
Transparency, Ground Floor 65% min.
Distance Between Windows (C) 20 ft max.
Distance Between Entries 75 ft max.
Floor-to-Floor Height (D) 2 15 ft min. for new
construction
Continuation of Shopfront Frontage
Type around corner (H) 25 ft min.
Projection 3
Depth (E) 6 ft min
Setback from Curb (F) 2 ft min.
Height (G) 9 ft min.
Other Standards
Non-transparent or semi-transparent must include a
bulkhead between 18 and 36 inches tall.
Per CalGreen building code, awnings shall be installed on all south-facing storefronts, except for along Front Street.
End Notes
1 Behind the building storefront line. May be designed in a variety of configurations.
2 Height between the floor of the ground floor and the floor of the second floor, or the ground floor and the roof plate in the case of a single-story building. Applies only to new construction.
3 Only allowed for non-habitable space.
Ordinance No. 25-1766 Page 329 of 366
A.15.b Residential lobby frontage
A.15.b Residential lobby frontage situated next to interior access residential units
Section Plan
320 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
b. Lobby Standards
This frontage type is intended for office, civic or
residential uses which are accessed through
centralized building or site entries located directly on the sidewalk. Between entries, in residential buildings, units line the frontage with a planted buffer. In office developments, common space areas are oriented
toward the street in order to ensure compatibility with a transparent frontage.
Other Standards
Planting width may be filled with movable planter boxes or with low landscaping planted in the ground. Planter
boxes and landscaping may not block any of the required transparency of the frontage, above three feet height.
Private patios may be located on the primary frontage if setback requirements permit.
Bedrooms may not be located on the ground-floor street
frontage.
Required Dimensions
Distance Between Entries (A) 100 ft max.
Depth, Recessed Entries 4 ft min., 8 ft max.
Planting Width (B) 20 ft max.
Transparency, Ground Floor 55% (Commercial, Civic)
40% (Residential)
Building Setback from
Property Line
See the applicable “Street
Frontage Types and
Setbacks” table within each
District chapter
Projection
Depth (B) 6 ft min
Setback from Curb (C) 2 ft min.
Height (D) 9 ft min.
Ordinance No. 25-1766 Page 330 of 366
A.15.c Parallel stoop entry
B
D
D
A
C
B
P/L P/L
Section Plan
A.15.c Perpendicular stoop entry
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 321
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES c. Stoop Standards
The main façade of the building is near the right- of-way and the stoop engages the sidewalk. Larger stoops can
provide important residential open space and “eyes
on the street.” This frontage type is elevated above
the sidewalk to ensure privacy within the building. The entrance is usually an exterior stair and landing.
Required Dimensions
Width, Clear (A) 6 ft min., 16 ft max.
Depth, Clear (B) 4 ft min., 8 ft max.
Depth, Recessed Entries 6 ft max.
Finish Level above Sidewalk (C) 2 ft min., 6 ft max. 1
Building Setback from Right-ofWay (D)
See the applicable “Street
Frontage Types and
Setbacks” table within
each District chapter
Stoop/Porch Setback from Rightof-Way (E)
3 ft min. Maximum
is the maximum
prescribed by the
Zone
Other Standards
Porch area shall be fully covered.
Reasonable accommodation shall be provided as
appropriate.
Stairs may be perpendicular or parallel to the building façade.
Entry doors shall be covered or recessed.
All semi-subterranean parking areas shall be hidden with landscaping.
Setback between entry walkways shall be landscaped.
This area may be filled with movable planter boxes or with low landscaping planted in the ground. Planter boxes and landscaping may not block any of the required transparency of the frontage, above three feet height.
End Notes
1 Finish level may be at-grade or less than 2 feet above grade level, but a patio of at least four feet deep protected by landscaping three feet deep and a wall no greater than three feet high shall be provided.
Ordinance No. 25-1766 Page 331 of 366
322 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
A.15.d Entrance to Surface Parking Lot
A.15.d Surface Parking Standards
Section Plan
d. Surface Parking Standards
Parking may be supplied on the surface or in
subterranean, podium or above-ground structured
configurations. Where appropriate, a limited amount
of the street frontage may be used for surface parking.
In these cases, the parking is screened by a wall and
landscaping, unless the landscaping is greater than
8’ deep.
Other Standards
Parking access locations are subject to the standards set in Section A.2.2.
Where this frontage type is not permitted, surface parking may not be located along the frontage of the project. Only a driveway accessing parking located behind another
building on the site is permitted.
Walls shall be opaque and made of masonry.
Use of a filter strip, infiltration trench or other stormwater best management practice is encouraged over raised
landscape planters.
Required Dimensions
Parking Facility Width (A) as a
function of Lot Width (B)
See the applicable
“Street Frontage Types
and Setbacks” table
within each District
chapter
Depth of Landscaping (C) 3 ft min.
Wall Height (D)
3 ft min, 4' max. Wall
not required if (B) is
greater than 8 ft.
Ordinance No. 25-1766 Page 332 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 323
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES A.15.e Parking mimics building detail
A.15.e Ground-floor Transparent opening softened by
landscaping
Section Plan
e. Structured Parking Standards
Structured parking may occupy a portion of the groundfloor frontage of a building. Structured parking is also permissible on upper floors of the building along street frontages subject to the standards in the Parking
Structures Section.
Other Standards
Structured parking garage frontages shall be screened or enhanced as described in the Parking Structures Section.
Where this frontage type is not permitted, structured
parking may not be located along the ground-floor frontage of the project. Only a driveway accessing parking located behind another building on the site is permitted.
Required Dimensions
Parking Facility Width (A) as a
function of Lot Width (B)
See the applicable
“Street Frontage Types
and Setbacks” table
within each District
chapter
Depth of Landscaping on Frontage 5 ft min.
Transparency, Parking Structure
Ground Floor
15% min, equally
distributed across
structured parking
elevation.
All transparent
openings along the
ground-floor of a
building shall be
softened by
landscaping, louvers
or similar strategy.
Ordinance No. 25-1766 Page 333 of 366
A.16 Example of Street-Oriented Wall Signage and
Outdoor Dining
A.16 Example of Drive-Thru Locator and Driveway
Entrance Signage
A.16 Drive-Thru Standards Illustration
5 5
5 5
3 2
2 4
1 324 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Drive-Thru Standards
As noted in the permitted uses list included in each
District Chapter, drive-through uses are permitted in
on some parcels subject to a conditional use permit.
Drive-throughs can have a detrimental effect on
pedestrian-friendly districts; they encourage people
to stay in their cars and not visit other businesses,
and they can cause congestion on roadways or
dedication of excessive amounts of space to on-site
circulation areas. Nevertheless, drive-throughs are
a highly-demanded service and can attract many
people. Standards for drive-through uses within the
Specific Plan area are given below. See the Drive-Thru
Standards Illustration Figure A.16 for an example of
how standards 1-5 could be implemented.
1. The drive-thru queue line shall not be located
between the building and the street for any
length.
2. Entries for buildings associated with a drivethru use shall be oriented to public spaces and streets.
3. Ingress driveways for vehicles shall be placed in
such a location to create the maximum vehicle
queue length possible for the site.
4. The drive-thru queue should be serviced by at
least one speaker system and menu board for
ordering prior to vehicles reaching the payment
window.
5. Drive-thru signage may include a wall sign with
the business name and/or logo, oriented to the
main entry, a sign(s) denotating the drive-thru
driveway entrance, and a locator sign(s) at key
visibility sights from the street directing drivers
to the drive-thru driveway entrance.
6. In addition, as a part of the conditional use
permit process, the Planning Commission shall
evaluate the site plan to avoid and mitigate any
detrimental effects on pedestrian and vehicular
circulation in the surrounding area.
A.16 Drive-Thru Standards
Ordinance No. 25-1766 Page 334 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 325
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES Ordinance No. 25-1766 Page 335 of 366
A.16 Drive-Thru Standards Illustration
326 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Signage Guidelines
1. Sign design should balance providing visibility
to businesses with enhancing the harmony and
overall experience of the district.
2. Signs should not be oriented to drivers at the
expense of the pedestrian experience. Primary
wall signs can identify businesses to drivers and
pedestrians, and other signs can be more oriented
to the pedestrian scale.
3. Commercial properties should not rely entirely
on signage to identify and attract patronage. Other
visual cues, such as façade articulation, clear
entries, awnings, street trees and shade, outdoor
dining, can be more effective and harmonious to
the districts within which they are located.
4. Wall signs should be located in the center of
each tenant space and at an appropriate location
on the façade above the main entry which
respects any defining character elements of the
façade, such as awnings or panels with enhanced
materiality.
5. Directional signage to public parking, parking
lots located in the rear of properties, etc. is
encouraged.
A.17 Signage
A.17.2 Oversized signage
A.17.4 Centered wall sign
Ordinance No. 25-1766 Page 336 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 327
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES A.17.8 Wall sign of channel letter design
A.17.6 Encouraged wall sign style
Signage Standards
6. One wall sign shall be permitted for each
separate use or occupancy, placed on the building.
The maximum area shall be 1.5 square feet
per lineal foot of frontage, not to exceed 100 sf.
7. An additional wall sign is permitted for each
additional building elevation, located on such
elevation. The maximum area shall be 1 square
foot per lineal foot of frontage, not to exceed 60 sf.
8. Wall signs shall be of channel letter design.
9. Signs on awnings are restricted to the valance.
Letter height shall not exceed 10 inches, and the
lettering shall be located in the middle 70 percent
of the valance area.
10. Projecting signs are prohibited, with the
exception of pedestrian projecting signs hanging
above the sidewalk. The maximum size is 15
square feet.
11. Freestanding and roof signs, including
monument and pole signs, are prohibited.
12. Internally illuminated, neon, electrified and
digital signs are prohibited.
13. The copy area of any sign shall not exceed 50%
of the background area.
14. Flags and pennants are subject to the
issuance, existence and validity or a sign permit
issued by the Director. Such sign permit shall be
valid for a maximum of 120 days, and all flags
and pennants so permitted shall be maintained
in strict compliance with Norwalk Municipal Code
17.03.190(A).
15. Signs for shopping centers, food halls and
other multi-tenant spaces shall be subject to a
master sign plan processed through the sign use
permit process (17.02.250).
Ordinance No. 25-1766 Page 337 of 366
328 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
Residential Parking Requirement
The minimum residential parking requirement
is two spaces per unit, except for developments
restricted for senior citizens, which must provide
a minimum of one space per unit. Tandem and
guest parking spaces may comprise up to 25% of
the requirement.
Director’s Authority.
The Planning Director may approve a reduction
in the number of off-street parking spaces
otherwise required for a (residential) use upon a
determination, supported by a parking demand
study prepared by a qualified transportation or
parking consultant, that the proposed use will
require fewer spaces than otherwise required by
this Code.
Required Findings.
In approving a reduction, the Director shall make
the following findings:
1. A parking demand study prepared by a
qualified firm or individual demonstrating, to the
satisfaction of the Director, that the proposed
project will have a lower parking demand than
the minimum otherwise required.
2. The reduction will not result in a parking
deficiency that would adversely affect
surrounding properties or public streets and/or
can be mitigated through measures that may be
required of the developer.
3. Adequate measures, such as transportation
demand management strategies, shared
parking, or unbundled parking, are provided to
further reduce parking demand.
Conditions.
The Director may impose conditions of approval
to ensure that the reduced parking remains
adequate, including but not limited to:
• Requiring ongoing monitoring of parking
utilization;
• Restricting permit eligibility for on-street
parking programs;
• Requiring the provision of bicycle parking
and/or transit incentives.
Establishment of Parking and
Transportation Management Districts
Parking and Transportation Management
Districts (PTMD) generally consistent with the
boundaries of each of the five districts of the
Heart of Norwalk Specific Plan Area will be
established.
Purpose and Intent
Parking and Transportation Management
Districts (PTMDs) will be established to share
underutilized parking resources with land uses
that may be unable to provide parking on their
parcels; it is typical for commercial districts
to have areas of high and low parking needs,
with significant numbers of parking spaces
sitting vacant at any given time. Even in a busy
district, the parking demand generated by
different land uses, such as bar-restaurants and
offices, fluctuate at different times of the day,
week, and year. The intent of the PTMDs is to
utilize underutilized parking spaces instead of
devoting land and capital costs to constructing
new spaces, when existing parking spaces are
available. The efficient use of parking will allow
for more space dedicated to productive land uses
such as businesses, public space, housing, and
destinations.
At the same time, funds designated for PTMDs will
allow for the tracking and allocation of parkingrelated revenues and expenses to manage A.18 Parking Strategy
Ordinance No. 25-1766 Page 338 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 329
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES parking efficiently and cost effectively.
PTMD Boundaries
Precise PTMD Boundaries are to be determined by
the Director. Unless other rationale is identified,
boundaries should be consistent with those of
the Triangle District, Town Square District, and
the Front Street District. Due to its small size,
the Front Street PTMD would be combined with
areas of the Firestone and San Antonio Corridors
located in proximity. The southern San Antonio
Corridor between Foster Road and Orange Street,
including Orange Street west of San Antonio
Drive, should also have a PTMD established once
the Linear Park is created and traffic is rerouted
in the area, affecting parking supply.
Components of PTMD’s
a. Pool of Publicly Available Parking Spaces:
Within the PTMDs, a pool of the number of
available publicly available spaces shall be
identified through an inventory of existing
parking spaces and occupancy counts during
busy weekday and weekend hours. A survey of
the district will occur, at least annually, to identify the number and location of publicly available
parking spaces, consisting of:
i. Curb parking fronting commercially zoned
properties.
ii. Publicly owned off-street parking
iii. Privately owned parking that can be made
available to all or some members of the
public (for example, just employees). Private
spaces will be brought into the public parking
pool using financial incentives for owners to
lease parking to the Pool of Publicly Available
Parking, as well as terms that may include
maintaining the parking facilities including
pavement conditions, striping signage,
enforcement, and insurance, to the extent
necessary.
Once surveyed, parking adequacy in the publicly
available parking supply should be monitored at
least annually.
b. Parking Requirements: Current minimum
parking requirements for all non-residential uses
shall be maintained for the purpose of supporting
a Payment in lieu of Parking (PILP) fee and
Pooled Parking program. Otherwise, reductions
in minimum parking requirements should be
considered as minimum parking requirements
are likely to inhibit new development, making
the district less walkable and less accessible,
and discourage the use of non-driving modes
of transportation. However, minimum parking
requirements can be leveraged to support
broader policy measures.
c. Maximum Parking Requirements: Ten percent
above current minimum parking requirements
shall be established as maximum parking
requirements.
d. Exceptions to Minimum Parking Requirements:
Shared Parking. A Shared Parking Bonus should
be applied to the parking requirement. All
parking spaces that the owner of the property
agrees to share with the Public Pool, to be signed
and designated as such, shall count as two (2)
parking spaces toward the fulfillment of the
minimum requirement.
e. Possible exceptions to minimum parking
requirements, a menu of transportation
demand management (TDM) measures.
The City may consider a reduction to minimum
parking requirements by a business or property
owner, up to 25%, by including, within approvals,
a commitment to implement at least three (3)
of the following or other TDM measures, at the
discretion of the Director:
i. Transit passes and/or e-bike subsidies for
employees or residents.
ii. High quality and easily accessible bicycle
Ordinance No. 25-1766 Page 339 of 366
330 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
A DESIGN GUIDELINES AND STANDARDS
lockers for employees, customers, or
residents;
iii. On-site child care and mini groceries.
iv. Proximity to supermarkets or parks
v. On site carshare, bikeshare, or electric
bikeshare urrent minimum park
f. Establishment of a parking and transportation
fee in lieu of providing required parking,
a payment in lieu of parking (PILP). For each
required parking space not provided on the site
of a business’ property, a business may make a
payment in lieu of providing the required parking
spaces and have access to parking spaces within
the Pool of Publicly Available Parking. PILP Fees
would be deposited into the PTMD Funds to fund
ongoing parking and transportation operational
and management measures that improve access
to and within the districts. Fees could fund many
efforts including but not limited to:
i. Leasing and maintaining private parking
spaces for use by the public
ii. Parking management and enforcement
iii. Bicycle and pedestrian improvements
iv. Transportation demand management
(TDM) programs to reduce employees’ need
for parking in the district
v. Shared mobility, transit, shuttle or similar
enhancements
Fees should be ongoing, be paid annually. Fees
should be adjusted at least every three years for
inflation.
g. Establishment of a Fund, separate from the
City’s General Fund, for each PTMD, to track
and direct revenues and expenses related
to parking. The Director shall determine which
parking and access-related revenue, operating,
and possibly capital expenses may be included in
the fund. PILP fees as well as revenue generated
from paid parking after expenses, if implemented,
would be deposited into this Fund, as well as
other funding sources, at the discretion of the
Director.
h. Parking Management: The PTMDs shall, using
City parking enforcement or other resources,
manage and enforce parking on a district-wide
basis to ensure parking availability. On and offstreet parking spaces should be managed and enforced comprehensively, by a single entity. Onstreet parking should be regulated and enforced, for example through at least one of the following:
• Time limits
• Residential, employee, or other parking
permits
• Paid parking
Alternatives to a Minimum Parking
Requirement and In Lieu Fee
Minimum parking requirements have been proven
to result in an overbuilding of parking, to be an
obstacle to economic development and housing
creation, to result in a disproportionate amount
of parking in commercial districts, inhibiting the
use of non-driving modes of transportation.
It is important to note that a business or lender
will not put their significant investment at risk
due to a lack of parking; even where parking is
Ordinance No. 25-1766 Page 340 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 331
APPENDIX A ZONING PROCEDURES AND DEVELOPMENT AND DESIGN GUIDELINES not required, a businessperson typically provides
parking on site or, at a minimum, ensures that
parking is available nearby, in the case of a
walkable commercial district.
The purpose of the Payment in lieu of Parking in
the Parking Strategy is to provide flexibility, an
alternative to the minimum parking requirement,
which still results in some contribution to access
in the district on the part of a business or property
owner. However, a payment in lieu of parking
is inextricably linked to the minimum parking
requirement. In instances where the minimum
parking requirement is eliminated, there is no
way to determine the amount of a parking in lieu
fee.
In the event that minimum parking requirements
are eliminated, as has already occurred in the
Triangle District due to California’s Assembly Bill
2097, which eliminates parking requirements
within 0.5 miles of specified transit stops and
stations, the parking planning tools at the City’s
disposal become limited. However, the parking
management tools do not. Parking management
– including parking enforcement – are often the
most effective means to ensure parking availability
and should be employed in service of ensuring
parking availability in the Heart of Norwalk.
Should other state regulations further mandate
the elimination of parking requirements, the City
still has tools, albeit limited, at its disposal.
Without minimum parking requirements, the
effectiveness of several policies still apply and
should be implemented by the City, including
active enforcement of curb parking using time
limits, paid parking, and permits as applicable.
As a district becomes more active, these policies
may apply to further, private off-street parking
The PMTDs still have a function, a focus on
parking management and ensuring proper
policies – and their enforcement - for time limits,
paid parking, and the allocation of parking
permits for designated parking users, such as
employees. Promoting the sharing of private offstreet parking by multiple users can still support vibrancy in the Heart of Norwalk, either through
communications and agreements facilitated by
the City or through agreements between individual
businesses and private owners. Parking and
Transportation Management Districts (PTMD)
generally consistent with the boundaries of
each of the five districts of the Heart of Norwalk
Specific Plan Area will be established.
Funding Source without Parking In Lieu Fees:
“Parking and Transportation” Impact Fee
An alternative funding source to parking in lieu
fees is an impact fee to fund people’s access to
the districts. A “Parking and Mobility” impact fee
to enable the City to potentially fund many of the
same projects and programs as an impact fee.
The City would apply the fee to all new nonresidential development within the PTMD and any change of use resulting in a more intensive
land use, subject to the discretion of City staff.
Such a fee is on a per square foot fee basis
and varies by land use type. Funds generated
by the fee would be placed into the designated
PTMD fund and used to finance the planning,
design, construction, and implementation of
transportation related facilities, improvements,
and programs.
The California Mitigation Fee Act requires that the
City make certain findings and conduct a “nexus”
study to establish an impact fee. These findings
must:
• Identify the purpose of the fee
• Identify how the fees will be used and what
improvements they will finance
• Demonstrate the nexus between the fee’s
use and the type of development project on
which the fee is imposed
• Determine the nexus between the need for
the public facility and the type of development
project on which the fee is imposed
The nexus study typically determines the exact
amount of an impact fee. The methodology for
determining the impact fee can vary from city to
city, but generally involves a growth projection
based on various land use scenarios, a review
of costs for potential mobility programs to be
funded by the fee, and a trip generation analysis
to determine peak- hour vehicle trips and trip
generation rates, and a final determination of
Ordinance No. 25-1766 Page 341 of 366
Ordinance No. 25-1766 Page 342 of 366
This appendix has been created as an easy reference to provide an overview of key zoning standards (permitted uses, height limits, densities, and frontage types) across the entire Heart of Norwalk Specific Plan area. In the case of conflict between the stipulations of this Appendix and the regulations of Chapters 1-10 or Appendix A, the latter shall prevail.
ZONING REFERENCE
APPENDIX B
Ordinance No. 25-1766 Page 343 of 366
Clarkd
I-5
Permitted Uses
San Antonio Dr.
Rosecrans Ave
Orange St
Pioneer Blvd
Walnu
Sycamor St
Pioneer Blvd.
Foster Rd.
Union St.
Paddison Ave.
Ratliffe St.
Angell St.
Maza St.
Littchen St.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Corby Ave.
Imperial Hwy.
Zeus Ave.
Bombardier Ave.
Lyndora St.
Orr and Day Rd.
Woods Ave.
Erdwood Ave.
Firestone Blvd.
0’
1’ = 500’
250’ 500’
Flexible Residential and/or Commercial
Commercial Uses Only
Active Commercial or Mixed Use
Residential Only
Commercial and Light Industrial with
Conditional Residential
Development Agreement Required
Drive - Thru Overlay
Ordinance No. 25-1766 Page 344 of 366
Norwalk Blvd.
San Antonio Dr.
Pine St.
arkdale Ave.
Elaine Ave.
Funston Ave.
Sproul St.
Olive St.
Olive St.
Esmond Ave.
5 Freeway
Delavan Ave.
Silverbrow Ave.
Sheridan St.
Norwalk Blvd.
Clarkdale Ave.
Funston Ave.
nut St
Ordinance No. 25-1766 Page 345 of 366
336 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
B ZONING REFERENCE
W= Wireless Telecommunications Facility;
P= Permitted; C= Conditional Use Permit
Required; NP= Not Permitted; ACU=
Qualifies as an Active Commercial Use;
D = Director Approval Required
Heart of Norwalk Zone Districts
Flexible Residential and/or Commercial
Commercial Uses Only
Active Commercial or Mixed Use
Residential Only
Industrial or Mixed Use (Commercial
and/or Residential)
Front St. Historic
District
Town
Square
District
Triangle District Firestone Corridor San Antonio
Corridor
Railway
Corridor
Mixed Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
Mixed Use P P P P P P P P P P P P P P P P
Gross floor area dedicated to active commercial uses
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
Gross floor area dedicated to
active commercial uses
(percentage):
N/A 10% N/A N/A 10% N/A 2% N/A N/A 10% N/A N/A N/A 5% N/A N/A Retail
ACU?
ACU Department Stores C P P C P C C NP C P NP P C C C P ACU General merchandise stores C P C C P C C NP C P NP C C C C C ACU Quality home department
superstores
C P C C P C C NP C P NP P C C C P
ACU Book superstores C P C C P C P NP C P NP P C P C P
ACU Electronic superstores C P C C C C C NP C P NP P C C C P ACU Supermarkets P P P P P P P NP P P NP P P P P P
ACU Specialty food markets P P P P P P P NP P P NP P P P P P ACU Community Oriented anchors over
65,000 sf
C C C C C C C NP C P NP C C C C C
ACU Apparel & accessory stores P P P P P P P NP P P NP P P P P P ACU Second hand/antique stores P P C P P P P NP P P NP P P P P P ACU Sporting goods stores P P P P P P P NP P P NP P P P P P ACU Furniture & home furnishings P P P P P P P NP P P NP P P P P P ACU Book stores P P P P P P P NP P P NP P P P P P
Open air markets (Farmers
Market)
D D D D D D D NP D D NP D D D D D
ACU Appliance and electronic stores P P P P NP P P NP P P NP P P P P P ACU Retail Tabacco Stores NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Alcohol sales (off-site) C C C C C C C C C C C C C C C C Entertainment
ACU?
ACU Movie Theaters C P P C P C C NP C P NP P C C C P
ACU Concert Halls P P NP P P P P P P P P P P P P P
ACU Performing Arts Theaters P P P P P P P NP P P NP P P P P P ACU Sports Venues (Indoor) P P NP P P P P NP P P NP P P P P P ACU w/ alcohol C C C C C C C C C C C C C C C C
Sports Venues (Outdoor) C NP NP C CUP C NP NP C P NP C C C C C w/ alcohol C C C C C C C C C C C C C C C C
Eating & Drinking Establishments
ACU?
ACU Full service P P P P P P P NP P P NP P P P P P
ACU w/ Outdoor dining D D D D D D D NP D P NP D D D D D ACU w/ Live entertainment C C P C C C C NP C P NP C C C C C ACU w/ dancing C C P C C C C NP C P NP C C C C C
ACU w/ alcohol C C C C C C C NP C P NP C C C C C
Food Truck P P P P P P P NP P P NP P P P P P
Vendor carts, spaces, or stands D D D D D D D NP D P NP D D D D D Drive-through NP NP NP NP NP NP NP NP NP P NP NP NP NP NP NP Entertainment & Recreation
ACU?
ACU Small scale movie theaters C P P C P C C NP C P NP P C P C P ACU Bowling centers P P P P P P P NP P P NP P D D P P
ACU Billiards parlors NP C C NP C NP C NP NP C NP C NP C NP C Adult entertainment NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP ACU Health & exercise clubs P P P P P P P NP P P NP P P P P P ACU Health & exercise (greater than
3,000 Gfa)
D D D D D D D D D D D C D D D C
ACU Amusement arcades NP C C NP C NP C NP NP C NP C NP C NP C Convenience Uses
ACU?
ACU Small scale pharmacies P P P P P P P NP P P NP P P P P P ACU Small scale grocery or food sales P P P P P P P NP P P NP P P P P P ACU Convenience stores P P P P P P P NP P P NP P P P P P ACU Hardware stores / lock & key shops P P P P P P P NP P P NP P P P P P Discount Stores C NP NP C NP C NP NP C NP NP NP C NP C NP Small collection / recycling
facilities
C C C C C C C NP C C NP C C C C C
ACU Delicatessens, cafes, bakeries P P P P P P P NP P P NP P P P P P ACU Florists P P P P P P P NP P P NP P P P P P
ACU Eating & drinking establishments
w/ less than 12 seats
P P P P P P P NP P P NP P P P P P
Business Services
ACU?
Banks P P P P P P P NP P P NP P P P P P
Mail / Shipping P P P P P P P NP P P NP P P P P P
Financial services P P P P P P P NP P P NP P P P P P
Payday loan NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Ordinance No. 25-1766 Page 346 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 337
APPENDIX B ZONING REFERENCE
W= Wireless Telecommunications Facility;
P= Permitted; C= Conditional Use Permit
Required; NP= Not Permitted; ACU=
Qualifies as an Active Commercial Use;
D = Director Approval Required
Heart of Norwalk Zone Districts
Flexible Residential and/or Commercial
Commercial Uses Only
Active Commercial or Mixed Use
Residential Only
Industrial or Mixed Use (Commercial
and/or Residential)
Front St. Historic
District
Town
Square
District
Triangle District Firestone Corridor San Antonio
Corridor
Railway
Corridor
Mixed Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
Mixed Use P P P P P P P P P P P P P P P P
Gross floor area dedicated to active commercial uses
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
Gross floor area dedicated to
active commercial uses
(percentage):
N/A 10% N/A N/A 10% N/A 2% N/A N/A 10% N/A N/A N/A 5% N/A N/A Retail
ACU?
ACU Department Stores C P P C P C C NP C P NP P C C C P ACU General merchandise stores C P C C P C C NP C P NP C C C C C ACU Quality home department
superstores
C P C C P C C NP C P NP P C C C P
ACU Book superstores C P C C P C P NP C P NP P C P C P
ACU Electronic superstores C P C C C C C NP C P NP P C C C P ACU Supermarkets P P P P P P P NP P P NP P P P P P
ACU Specialty food markets P P P P P P P NP P P NP P P P P P ACU Community Oriented anchors over
65,000 sf
C C C C C C C NP C P NP C C C C C
ACU Apparel & accessory stores P P P P P P P NP P P NP P P P P P ACU Second hand/antique stores P P C P P P P NP P P NP P P P P P ACU Sporting goods stores P P P P P P P NP P P NP P P P P P ACU Furniture & home furnishings P P P P P P P NP P P NP P P P P P ACU Book stores P P P P P P P NP P P NP P P P P P
Open air markets (Farmers
Market)
D D D D D D D NP D D NP D D D D D
ACU Appliance and electronic stores P P P P NP P P NP P P NP P P P P P ACU Retail Tabacco Stores NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Alcohol sales (off-site) C C C C C C C C C C C C C C C C Entertainment
ACU?
ACU Movie Theaters C P P C P C C NP C P NP P C C C P
ACU Concert Halls P P NP P P P P P P P P P P P P P
ACU Performing Arts Theaters P P P P P P P NP P P NP P P P P P ACU Sports Venues (Indoor) P P NP P P P P NP P P NP P P P P P ACU w/ alcohol C C C C C C C C C C C C C C C C
Sports Venues (Outdoor) C NP NP C CUP C NP NP C P NP C C C C C w/ alcohol C C C C C C C C C C C C C C C C
Eating & Drinking Establishments
ACU?
ACU Full service P P P P P P P NP P P NP P P P P P
ACU w/ Outdoor dining D D D D D D D NP D P NP D D D D D ACU w/ Live entertainment C C P C C C C NP C P NP C C C C C ACU w/ dancing C C P C C C C NP C P NP C C C C C
ACU w/ alcohol C C C C C C C NP C P NP C C C C C
Food Truck P P P P P P P NP P P NP P P P P P
Vendor carts, spaces, or stands D D D D D D D NP D P NP D D D D D Drive-through NP NP NP NP NP NP NP NP NP P NP NP NP NP NP NP Entertainment & Recreation
ACU?
ACU Small scale movie theaters C P P C P C C NP C P NP P C P C P ACU Bowling centers P P P P P P P NP P P NP P D D P P
ACU Billiards parlors NP C C NP C NP C NP NP C NP C NP C NP C Adult entertainment NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP ACU Health & exercise clubs P P P P P P P NP P P NP P P P P P ACU Health & exercise (greater than
3,000 Gfa)
D D D D D D D D D D D C D D D C
ACU Amusement arcades NP C C NP C NP C NP NP C NP C NP C NP C Convenience Uses
ACU?
ACU Small scale pharmacies P P P P P P P NP P P NP P P P P P ACU Small scale grocery or food sales P P P P P P P NP P P NP P P P P P ACU Convenience stores P P P P P P P NP P P NP P P P P P ACU Hardware stores / lock & key shops P P P P P P P NP P P NP P P P P P Discount Stores C NP NP C NP C NP NP C NP NP NP C NP C NP Small collection / recycling
facilities
C C C C C C C NP C C NP C C C C C
ACU Delicatessens, cafes, bakeries P P P P P P P NP P P NP P P P P P ACU Florists P P P P P P P NP P P NP P P P P P
ACU Eating & drinking establishments
w/ less than 12 seats
P P P P P P P NP P P NP P P P P P
Business Services
ACU?
Banks P P P P P P P NP P P NP P P P P P
Mail / Shipping P P P P P P P NP P P NP P P P P P
Financial services P P P P P P P NP P P NP P P P P P
Payday loan NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP October 10, 2
65,000 sf
ACU Apparel & accessory stores P P P P P P P NP P P NP P P P P P ACU Second hand/antique stores P P C P P P P NP P P NP P P P P P ACU Sporting goods stores P P P P P P P NP P P NP P P P P P ACU Furniture & home furnishings P P P P P P P NP P P NP P P P P P ACU Book stores P P P P P P P NP P P NP P P P P P
Open air markets (Farmers
Market)
D D D D D D D NP D D NP D D D D D
ACU Appliance and electronic stores P P P P NP P P NP P P NP P P P P P ACU Retail Tabacco Stores NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Alcohol sales (off-site) C C C C C C C C C C C C C C C C Entertainment
ACU?
ACU Movie Theaters C P P C P C C NP C P NP P C C C P
ACU Concert Halls P P NP P P P P P P P P P P P P P
ACU Performing Arts Theaters P P P P P P P NP P P NP P P P P P ACU Sports Venues (Indoor) P P NP P P P P NP P P NP P P P P P ACU w/ alcohol C C C C C C C C C C C C C C C C
Sports Venues (Outdoor) C NP NP C CUP C NP NP C P NP C C C C C w/ alcohol C C C C C C C C C C C C C C C C
Eating & Drinking Establishments
ACU?
ACU Full service P P P P P P P NP P P NP P P P P P
ACU w/ Outdoor dining D D D D D D D NP D P NP D D D D D ACU w/ Live entertainment C C P C C C C NP C P NP C C C C C ACU w/ dancing C C P C C C C NP C P NP C C C C C
ACU w/ alcohol C C C C C C C NP C P NP C C C C C
Food Truck P P P P P P P NP P P NP P P P P P
Vendor carts, spaces, or stands D D D D D D D NP D P NP D D D D D Drive-through NP NP NP NP NP NP NP NP NP P NP NP NP NP NP NP Entertainment & Recreation
ACU?
ACU Small scale movie theaters C P P C P C C NP C P NP P C P C P ACU Bowling centers P P P P P P P NP P P NP P D D P P
ACU Billiards parlors NP C C NP C NP C NP NP C NP C NP C NP C Adult entertainment NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP ACU Health & exercise clubs P P P P P P P NP P P NP P P P P P ACU Health & exercise (greater than
3,000 Gfa)
D D D D D D D D D D D C D D D C
ACU Amusement arcades NP C C NP C NP C NP NP C NP C NP C NP C Convenience Uses
ACU?
ACU Small scale pharmacies P P P P P P P NP P P NP P P P P P ACU Small scale grocery or food sales P P P P P P P NP P P NP P P P P P ACU Convenience stores P P P P P P P NP P P NP P P P P P ACU Hardware stores / lock & key shops P P P P P P P NP P P NP P P P P P Discount Stores C NP NP C NP C NP NP C NP NP NP C NP C NP Small collection / recycling
facilities
C C C C C C C NP C C NP C C C C C
ACU Delicatessens, cafes, bakeries P P P P P P P NP P P NP P P P P P ACU Florists P P P P P P P NP P P NP P P P P P
ACU Eating & drinking establishments
w/ less than 12 seats
P P P P P P P NP P P NP P P P P P
Business Services
ACU?
Banks P P P P P P P NP P P NP P P P P P
Mail / Shipping P P P P P P P NP P P NP P P P P P
Financial services P P P P P P P NP P P NP P P P P P
Payday loan NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Photocopying & printing P P P P P P P NP P P NP NP P P P P Office supply P P P P P P P NP P P NP P P P P P
Personal Services
ACU?
ACU Barber shops / hair & nail salons P P P P P P P NP P P NP P P P P P ACU Tanning salons & spas P P P P P P P NP P P NP P P P P P ACU Wellness studios/centers P P P P P P P NP P P NP P P P P P Massage Establishments C C C C C C C NP C C NP NP C C C C Animal care (Kennel/Grooming) P P P P P P P NP P P NP P P P P P ACU Dry cleaning establishments P P P P P P P NP P P NP NP P P P P ACU Self-service laundromats P P NP P P P P NP P P NP NP P P P P ACU Body Art/Tattoo NP NP D NP NP NP NP NP NP NP NP P NP NP NP P ACU Computer/Cell Phone Repair P P D P P P P NP P P NP P P P P P Service Commercial & Repair
ACU?
Plumbing services NP NP NP NP NP NP NP NP NP NP NP P NP NP NP P Vacuum cleaner. Sewing, and
appliance repair
NP NP NP NP NP NP NP NP NP NP NP P NP NP NP P
Repair services (non-automotive) P P NP P P P P NP P P NP P P P P P Gas stations NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP C Auto Repair shops C NP NP C NP C NP NP C NP NP P C NP C P Large Scale Commercial Goods
ACU?
Warehouse retail P P NP P P P P NP P P NP P P P P P
Ordinance No. 25-1766 Page 347 of 366
338 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
B ZONING REFERENCE
W= Wireless Telecommunications Facility;
P= Permitted; C= Conditional Use Permit
Required; NP= Not Permitted; ACU=
Qualifies as an Active Commercial Use;
D = Director Approval Required
Heart of Norwalk Zone Districts
Flexible Residential and/or Commercial
Commercial Uses Only
Active Commercial or Mixed Use
Residential Only
Industrial or Mixed Use (Commercial
and/or Residential)
Front St. Historic
District
Town
Square
District
Triangle District Firestone Corridor San Antonio
Corridor
Railway
Corridor
Equipment retail P P NP P P P P NP P P NP P P P P P
Construction supply NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Restaurant supply NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP P Auto supply stores NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP P Vehicle Sales
ACU?
Automobile sales (New/used
vehicles)
C NP NP C NP C NP NP C NP NP P C NP C P
Carwash NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Motorcycle/powersports sales NP NP NP NP NP NP NP NP NP NP NP C NP NP NP C RV Sales/Rentals C NP NP C NP C NP NP C NP NP C C NP C C Civic & Cultural
ACU?
ACU Art Gallery P P P P P P P NP P P NP P P P P P
ACU Auditoriums P P P P P P P NP P P NP P P P P P
ACU Civic & private clubs C C P C C C C P C C P C C C C C Museums P P P P P P P NP P P NP P P P P P
Public Assembly (greater than
3,000 Gfa)
D D D D D D D P D D P C D D D C
ACU Libraries P P P P P P P P P P P P P P P P
Educational facilities C C C C C C C P C C P C C C C C
ACU Exhibition or conference centers C C C C C C C NP C C NP C C C C C Police stations & fire stations P P P P P P P P P P P P P P P P Vocational school P NP NP P NP P NP NP P NP NP NP P NP P NP ACU Community Facilities or
courthouses
NP NP P NP NP NP NP P NP NP P NP NP NP NP NP
ACU Performing arts facilities C C C C C C C NP C C NP C C C C C ACU Post offices P P P P P P P P P P P P P P P P
ACU Social Services NP P NP P P P P NP P P NP P P P P P Swimming pools P P P P P P P P P P P NP P P P NP
Transit facilities or stations P P P P P P P P P P P P P P P P Hospitals C C NP C C C C NP C C NP P C C C P
ACU Banquet Halls or convention
centers
C C C C C C C NP C C NP C C C C C
Stadiums, not including stadiums
for professional sports team
C C NP C C C C NP C C NP C C C C C
Minor Utilities P P P P P P P NP P P NP P P P P P
Commercial parking facility NP P NP NP P NP P NP NP P NP C NP P NP C ACU,
only
indoor
facilities
Indoor or outdoor public recreation
facilities
P P P P P P P NP P P NP C P P P C
Workplace
ACU?
1. Professional Services
Research & development offices P P P P P P P NP P P NP P P P P P Print & electronic media offices
(newspaper, magazine, radio, TV)
P P P P P P P NP P P NP P P P P P
Any other professional, executive,
or administrative office use
P P P P P P P NP P P NP P P P P P
Educational & institutional offices P P P P P P P NP P P NP NP P P P NP Tutoring Centers P P P P P P P NP P P NP NP P P P NP
Data or telecommunications
offices
P P P P P P P NP P P NP P P P P P
2. Medical Services
ACU Medical, dental, or psychiatric
offices or facilities
P P NP P P P P NP P P NP NP P P P NP
ACU Counseling P P NP P P P P NP P P NP P P P P P
Indoor veterinary clinics P P NP P P P P NP P P NP P P P P P ACU Acupuncture, physical therapy,
chiropractic
P P NP P P P P NP P P NP P P P P P
Mortuary/ Undertaking services NP NP NP NP NP NP NP NP NP NP NP D NP NP NP D
3. Light Industrial
Artisanal manufacturing,
fabrication, processing, or
assembly use
NP NP P NP NP NP NP NP NP NP NP P NP NP NP P
Product manufacturing,
fabrication, processing, or
assembly use
NP NP C NP NP NP NP NP NP NP NP C NP NP NP C
Research and development labs or
other facilities
NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP
Brewery, winery, distillery, cidery,
with or without tasting room
D D P D D D D NP D D NP D D D D D
Wireless communications facility W W NP W W W W NP W W NP W W W W W Heavy industry such as
manufacturing or processes that
involve hazardous materials or
waste
NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP
Tii(ilditiNP NP NP NP NP NP NP NP NP NP NP C NP NP NP C Ordinance No. 25-1766 Page 348 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 339
APPENDIX B ZONING REFERENCE
W= Wireless Telecommunications Facility;
P= Permitted; C= Conditional Use Permit
Required; NP= Not Permitted; ACU=
Qualifies as an Active Commercial Use;
D = Director Approval Required
Heart of Norwalk Zone Districts
Flexible Residential and/or Commercial
Commercial Uses Only
Active Commercial or Mixed Use
Residential Only
Industrial or Mixed Use (Commercial
and/or Residential)
Front St. Historic
District
Town
Square
District
Triangle District Firestone Corridor San Antonio
Corridor
Railway
Corridor
Mixed Use
See MC 17.01.060 for definition of “Mixed Use Category” to see what uses can be combined. Uses in mixed use projects are subject to the approval processes listed in this permitted uses table.
Mixed Use P P P P P P P P P P P P P P P P
Gross floor area dedicated to active commercial uses
See Notes/References column for uses identified as Active Commercial Uses (ACU). CD Director has authority to approve any other use as an ACU.
Gross floor area dedicated to
active commercial uses
(percentage):
N/A 10% N/A N/A 10% N/A 2% N/A N/A 10% N/A N/A N/A 5% N/A N/A Retail
ACU?
ACU Department Stores C P P C P C C NP C P NP P C C C P ACU General merchandise stores C P C C P C C NP C P NP C C C C C ACU Quality home department
superstores
C P C C P C C NP C P NP P C C C P
ACU Book superstores C P C C P C P NP C P NP P C P C P
ACU Electronic superstores C P C C C C C NP C P NP P C C C P ACU Supermarkets P P P P P P P NP P P NP P P P P P
ACU Specialty food markets P P P P P P P NP P P NP P P P P P ACU Community Oriented anchors over
65,000 sf
C C C C C C C NP C P NP C C C C C
ACU Apparel & accessory stores P P P P P P P NP P P NP P P P P P ACU Second hand/antique stores P P C P P P P NP P P NP P P P P P ACU Sporting goods stores P P P P P P P NP P P NP P P P P P ACU Furniture & home furnishings P P P P P P P NP P P NP P P P P P ACU Book stores P P P P P P P NP P P NP P P P P P
Open air markets (Farmers
Market)
D D D D D D D NP D D NP D D D D D
ACU Appliance and electronic stores P P P P NP P P NP P P NP P P P P P ACU Retail Tabacco Stores NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Alcohol sales (off-site) C C C C C C C C C C C C C C C C Entertainment
ACU?
ACU Movie Theaters C P P C P C C NP C P NP P C C C P
ACU Concert Halls P P NP P P P P P P P P P P P P P
ACU Performing Arts Theaters P P P P P P P NP P P NP P P P P P ACU Sports Venues (Indoor) P P NP P P P P NP P P NP P P P P P ACU w/ alcohol C C C C C C C C C C C C C C C C
Sports Venues (Outdoor) C NP NP C CUP C NP NP C P NP C C C C C w/ alcohol C C C C C C C C C C C C C C C C
Eating & Drinking Establishments
ACU?
ACU Full service P P P P P P P NP P P NP P P P P P
ACU w/ Outdoor dining D D D D D D D NP D P NP D D D D D ACU w/ Live entertainment C C P C C C C NP C P NP C C C C C ACU w/ dancing C C P C C C C NP C P NP C C C C C
ACU w/ alcohol C C C C C C C NP C P NP C C C C C
Food Truck P P P P P P P NP P P NP P P P P P
Vendor carts, spaces, or stands D D D D D D D NP D P NP D D D D D Drive-through NP NP NP NP NP NP NP NP NP P NP NP NP NP NP NP Entertainment & Recreation
ACU?
ACU Small scale movie theaters C P P C P C C NP C P NP P C P C P ACU Bowling centers P P P P P P P NP P P NP P D D P P
ACU Billiards parlors NP C C NP C NP C NP NP C NP C NP C NP C Adult entertainment NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP ACU Health & exercise clubs P P P P P P P NP P P NP P P P P P ACU Health & exercise (greater than
3,000 Gfa)
D D D D D D D D D D D C D D D C
ACU Amusement arcades NP C C NP C NP C NP NP C NP C NP C NP C Convenience Uses
ACU?
ACU Small scale pharmacies P P P P P P P NP P P NP P P P P P ACU Small scale grocery or food sales P P P P P P P NP P P NP P P P P P ACU Convenience stores P P P P P P P NP P P NP P P P P P ACU Hardware stores / lock & key shops P P P P P P P NP P P NP P P P P P Discount Stores C NP NP C NP C NP NP C NP NP NP C NP C NP Small collection / recycling
facilities
C C C C C C C NP C C NP C C C C C
ACU Delicatessens, cafes, bakeries P P P P P P P NP P P NP P P P P P ACU Florists P P P P P P P NP P P NP P P P P P
ACU Eating & drinking establishments
w/ less than 12 seats
P P P P P P P NP P P NP P P P P P
Business Services
ACU?
Banks P P P P P P P NP P P NP P P P P P
Mail / Shipping P P P P P P P NP P P NP P P P P P
Financial services P P P P P P P NP P P NP P P P P P
Payday loan NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP October 10, 2
ACU?
ACU Art Gallery P P P P P P P NP P P NP P P P P P
ACU Auditoriums P P P P P P P NP P P NP P P P P P
ACU Civic & private clubs C C P C C C C P C C P C C C C C Museums P P P P P P P NP P P NP P P P P P
Public Assembly (greater than
3,000 Gfa)
D D D D D D D P D D P C D D D C
ACU Libraries P P P P P P P P P P P P P P P P
Educational facilities C C C C C C C P C C P C C C C C
ACU Exhibition or conference centers C C C C C C C NP C C NP C C C C C Police stations & fire stations P P P P P P P P P P P P P P P P Vocational school P NP NP P NP P NP NP P NP NP NP P NP P NP ACU Community Facilities or
courthouses
NP NP P NP NP NP NP P NP NP P NP NP NP NP NP
ACU Performing arts facilities C C C C C C C NP C C NP C C C C C ACU Post offices P P P P P P P P P P P P P P P P
ACU Social Services NP P NP P P P P NP P P NP P P P P P Swimming pools P P P P P P P P P P P NP P P P NP
Transit facilities or stations P P P P P P P P P P P P P P P P Hospitals C C NP C C C C NP C C NP P C C C P
ACU Banquet Halls or convention
centers
C C C C C C C NP C C NP C C C C C
Stadiums, not including stadiums
for professional sports team
C C NP C C C C NP C C NP C C C C C
Minor Utilities P P P P P P P NP P P NP P P P P P
Commercial parking facility NP P NP NP P NP P NP NP P NP C NP P NP C ACU,
only
indoor
facilities
Indoor or outdoor public recreation
facilities
P P P P P P P NP P P NP C P P P C
Workplace
ACU?
1. Professional Services
Research & development offices P P P P P P P NP P P NP P P P P P Print & electronic media offices
(newspaper, magazine, radio, TV)
P P P P P P P NP P P NP P P P P P
Any other professional, executive,
or administrative office use
P P P P P P P NP P P NP P P P P P
Educational & institutional offices P P P P P P P NP P P NP NP P P P NP Tutoring Centers P P P P P P P NP P P NP NP P P P NP
Data or telecommunications
offices
P P P P P P P NP P P NP P P P P P
2. Medical Services
ACU Medical, dental, or psychiatric
offices or facilities
P P NP P P P P NP P P NP NP P P P NP
ACU Counseling P P NP P P P P NP P P NP P P P P P
Indoor veterinary clinics P P NP P P P P NP P P NP P P P P P ACU Acupuncture, physical therapy,
chiropractic
P P NP P P P P NP P P NP P P P P P
Mortuary/ Undertaking services NP NP NP NP NP NP NP NP NP NP NP D NP NP NP D
3. Light Industrial
Artisanal manufacturing,
fabrication, processing, or
assembly use
NP NP P NP NP NP NP NP NP NP NP P NP NP NP P
Product manufacturing,
fabrication, processing, or
assembly use
NP NP C NP NP NP NP NP NP NP NP C NP NP NP C
Research and development labs or
other facilities
NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP
Brewery, winery, distillery, cidery,
with or without tasting room
D D P D D D D NP D D NP D D D D D
Wireless communications facility W W NP W W W W NP W W NP W W W W W Heavy industry such as
manufacturing or processes that
involve hazardous materials or
waste
NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP
Towing service (including towing
yards)
NP NP NP NP NP NP NP NP NP NP NP C NP NP NP C
Machine shop NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP Small collection/recycling facilities NP NP NP NP NP NP NP NP NP NP NP C NP NP NP C Uses with more than 350 sf of
building space per employee
NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP NP
Indoor or outdoor storage or
warehousing
NP NP NP NP NP NP NP NP NP NP NP P NP NP NP P
Lodging
Hotel/Extended Stay D D D D D D D NP D D NP D D D D D
Motels C C C C C C C NP C C NP C C C C C
Hostels C C NP C C C C NP C C NP C C C C C
Residential
Single Family Homes P NP NP P NP P NP P P NP P NP P NP P NP Multi-family Residential P P NP P P P P P P P P C P P P C Single Room Occupancy (SROs) P P NP P P P P NP P P NP P P P P P Residential care facilities P P/C NP P P/C P NP P P NP P P P NP P P Caretaker residential P NP C P NP P NP NP P NP NP P P NP P P Live/Work P P P P P P P P P P NP D P P P D
Trailer Park court NP C NP NP C NP C NP NP C NP NP NP C NP NP Transitional housing P P NP P P P P P P P P P P P P P
Emergency Shelter P NP NP P NP P NP NP P NP NP P NP NP P P Ordinance No. 25-1766 Page 349 of 366
Clarkd
I-5
Residential Density
San Antonio Dr.
Rosecrans Ave
Orange St
Pioneer Blvd
Walnu
Sycamor St
Pioneer Blvd.
Foster Rd.
Union St.
Paddison Ave.
Ratliffe St.
Angell St.
Maza St.
Littchen St.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Corby Ave.
Imperial Hwy.
Zeus Ave.
Bombardier Ave.
Lyndora St.
Orr and Day Rd.
Woods Ave.
Erdwood Ave.
Firestone Blvd.
0’
1’ = 500’
250’ 500’
0 du/ac
30 du/ac
40 du/ac
60 du/ac
80 du/ac
Development Opportunity Reserve Eligible
Ordinance No. 25-1766 Page 350 of 366
Norwalk Blvd.
San Antonio Dr.
Pine St.
arkdale Ave.
Elaine Ave.
Funston Ave.
Sproul St.
Olive St.
Olive St.
Esmond Ave.
5 Freeway
Delavan Ave.
Silverbrow Ave.
Sheridan St.
Norwalk Blvd.
Clarkdale Ave.
Funston Ave.
nut St
Ordinance No. 25-1766 Page 351 of 366
Clarkd
I-5
Height Limits
San Antonio Dr.
Rosecrans Ave
Orange St
Pioneer Blvd
Walnu
Sycamor St
Pioneer Blvd.
Foster Rd.
Union St.
Paddison Ave.
Ratliffe St.
Angell St.
Maza St.
Littchen St.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Corby Ave.
Imperial Hwy.
Zeus Ave.
Bombardier Ave.
Lyndora St.
Orr and Day Rd.
Woods Ave.
Erdwood Ave.
Firestone Blvd.
0’
1’ = 500’
250’ 500’
3 stories/40’
3 Stories/40’
4 Stories/55’
5 Stories/65’
No concession
4 Stories/50’
5 Stories/65’
6 Stories/75’
Maximum Maximum
On-Menu Concession1
1 On-menu concession height can be used over 75%
of the building footprint.
Ordinance No. 25-1766 Page 352 of 366
Norwalk Blvd.
San Antonio Dr.
Pine St.
arkdale Ave.
Elaine Ave.
Funston Ave.
Sproul St.
Olive St.
Olive St.
Esmond Ave.
5 Freeway
Delavan Ave.
Silverbrow Ave.
Sheridan St.
Norwalk Blvd.
Clarkdale Ave.
Funston Ave.
nut St
Ordinance No. 25-1766 Page 353 of 366
Clarkd
I-5
Frontage Types and Setbacks
San Antonio Dr.
Rosecrans Ave
Orange St
Pioneer Blvd
Walnu
Sycamor St
Pioneer Blvd.
Foster Rd.
Union St.
Paddison Ave.
Ratliffe St.
Angell St.
Maza St.
Littchen St.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Corby Ave.
Imperial Hwy.
Zeus Ave.
Bombardier Ave.
Lyndora St.
Orr and Day Rd.
Woods Ave.
Erdwood Ave.
Firestone Blvd.
0’
1’ = 500’
250’ 500’
Shopfront / Structured Parking
Shopfront / Lobby / Stoop /
Surface Parking / Structured Parking
Shopfront / Lobby / Stoop /
Surface Parking / Structured Parking
Stoop /
Surface Parking / Structured Parking
Ordinance No. 25-1766 Page 354 of 366
Norwalk Blvd.
San Antonio Dr.
Pine St.
arkdale Ave.
Elaine Ave.
Funston Ave.
Sproul St.
Olive St.
Olive St.
Esmond Ave.
5 Freeway
Delavan Ave.
Silverbrow Ave.
Sheridan St.
Norwalk Blvd.
Clarkdale Ave.
Funston Ave.
nut St
Ordinance No. 25-1766 Page 355 of 366
Ordinance No. 25-1766 Page 356 of 366
PLANT PALETTES
APPENDIX C
Ordinance No. 25-1766 Page 357 of 366
2 LT
RT
LT
RT LT
RT
LT
LT
LT
LT
LT
LT
LT
RT
RT
LT
LT
LT
LT
RT
RT
RT
LT RT
LT
RT
LT
R
LT
RT
LT
RT
LT
RT
LT
RT
RT
LT
RT LT
RT
LT
RT
LT
LT
RT
LTRT
LT
RT
LT
RT
LT
LT
LT
LT
LT
RT
LT
RT
LT
Imperial Hwy.
Orange St
Sycamo
Foster Rd.
Union St.
Paddison Ave.
Jersey Ave.
Flallon Ave.
Alburtis Ave.
Zeus Ave.
Bombardier Ave.
Lyndora St.
Orr and Day Rd.
Woods Ave.
Erdwood Ave.
Corby Ave.
Pin
Walnu
Clark
RAIL TRAIL
PIONEER BLVD
ROSECRANS AVE
SAN ANTONIO DRIVE PIONEER BLVD
5-Triangle District
4-Town Square
District
6-Firestone Blvd. Corridor 7-San Antonio Dr. Corridor
Pioneer Blvd. Corridor
FIRESTONE BL
Ordinance No. 25-1766 Page 358 of 366
8.00 LT
LT
LT
RT
RT
LT
LT
RT
RT
LT
LT
RT
LT
RT
LT
RT
LT
RT
LT
RT
LT
RT
LT
RT
LT
RT
RT
RT
RT
RT
LT
RT
LT
RT
LT
RT
LT
RT
LT
RT
RT
LT
RT
LT
RT
Delavan Ave.
Silverbrow Ave.
Tree Planting Master Plan
0’
1’ = 500’
250’ 500’
Firestone Blvd:
(corridor unifying pink/purple color palette)
Street trees: Jacaranda.
Median trees: Mix of California
Sycamore, Western Redbud, Floss
Silk Tree, Hong Kong Orchid.
Front St:
(intimate shaded canopy + bold seasonal color)
Street trees: Chinese Pistache.
San Antonio Dr:
(corridor unifying red/yellow color palette)
Street trees: Preserve existing Crape
Myrtles. Infill with Flame Tree over time.
Median trees: Preserve existing Canary Island
Pines, Sycamores. Infill with Crape Myrtle,
Golden Rain Tree, Gold Medallion Tree.
Pioneer Blvd:
(simple shaded drive + interesting tree form)
Street trees: Preserve existing Crape Myrtles,
Sycamores, and Mexican Fan Palms (near Town
Square). Infill with Southern Live Oak over time.
Median trees: Preserve existing
Canary Island Pines, Sycamores. Infill
with Strawberry Tree, Cork Oak.
or St
ine St.
ut St
arkdale Ave.
Elaine Ave.
Funston Ave.
Sproul St.
Olive St.
Olive St.
Esmond Ave.
I-5 Freeway
Sheridan St.
Norwalk Blvd.
Clarkdale Ave.
Funston Ave. Norwalk Blvd.
FRONT ST
BLVD
SAN ANTONIO DRIVE
3-Front Street
Historic District
Ordinance No. 25-1766 Page 359 of 366
350 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
C PLANT PALETTE
California Sycamore
STREET TREES
Maidenhair Tree (male)
Jacaranda Southern Magnolia
Flame Tree
Chinese Pistache
Botanical Name Common Name Location Water Use
Pistacia chinensis Chinese Pistache Front St Moderate
Ginkgo biloba ‘Autumn Gold’ Maidenhair Tree (male) Front St (alternate)
Moderate
Jacaranda mimosifolia Jacaranda Firestone Blvd Low
Platanus racemosa California Sycamore Firestone Blvd
(median)
Moderate
Delonix regia Flame Tree San Antonio Dr Moderate
Magnolia grandiflora ‘Majestic
Beauty’
Southern Magnolia Pioneer Blvd
(alternate)
Moderate
Quercus virginiana Southern Live Oak Pioneer Blvd Moderate Quercus suber Cork Oak Pioneer Blvd
(median)
Low
Platanus acerifolia London Plane Tree Local Streets Moderate Ordinance No. 25-1766 Page 360 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 351
APPENDIX C PLANT PALETTE
Golden Rain Tree Crape Myrtle
Western Redbud
Gold Medallion Tree
Strawberry Tree
Hong Kong Orchid
ACCENT TREES (MEDIANS)
Botanical Name Common Name Location Water Use
Cercis occidentalis Western Redbud Firestone Blvd Low
Ceiba speciosa Floss Silk Tree Firestone Blvd Low
Bauhinia blakeana Hong Kong Orchid Firestone Blvd Moderate Chilopsis linearis Desert Willow Firestone Blvd
(alternate)
Low
Lagerstroemia x Fauriei Crape Myrtle San Antonio Dr Low Koelreuteria paniculata Golden Rain Tree San Antonio Dr Low Cassia leptophylla Gold Medallion Tree San Antonio Dr Moderate Parkinsonia ‘Desert Museum’ Palo Verde Hybrid San Antonio Dr (alternate)
Very Low
Parkinsonia praecox Blue Palo Brea San Antonio Dr
(alternate)
Low
Arbutus marina ‘Madrone’ Strawberry Tree Pioneer Blvd Low Ordinance No. 25-1766 Page 361 of 366
352 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
C PLANT PALETTE
EXISTING TREES
California Sycamore
Crape Myrtle
Giant Bird of Paradise
Canary Island Pine
Queen Palm
Mexican Fan Palm
Botanical Name Common Name Location Water Use
Lagerstroemia indica sp. Crape Myrtle Pioneer Blvd, San Antonio Dr
Low
Platanus sp. California Sycamore Pioneer Blvd, San
Antonio Dr
Moderate
Pinus canariensis Canary Island Pine Pioneer Blvd,
San Antonio Dr,
Firestone Blvd
Median (South)
Low
Washingtonia robusta Mexican Fan Palm Pioneer Blvd Low
Ordinance No. 25-1766 Page 362 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 353
APPENDIX C PLANT PALETTE
SUCCULENTS
Furcraea
Aloe
Tree Aloe
Red Flower False Yucca Agave attenuate
Aloe ‘Blue Elf’
Agave ‘Blue Glow’
Botanical Name Common Name Water Use
Aloe sp. Aloe Low
Hesperaloe parviflora Red Flower False Yucca Very Low
Aloe ‘Hercules’ Tree Aloe Very Low
Agave attenuata Foxtail Agave Very Low
Agave desmettiana Smooth Agave Low
Agave ‘Blue Glow’ Blue Glow Agave Low
Furcraea foetida ‘Mediopicta’ Furcraea Low
Aloe ‘Blue Elf’ Blue Elf Aloe Low
Aloe rudikoppe Little Gem Aloe Low
Ordinance No. 25-1766 Page 363 of 366
354 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
C PLANT PALETTE
GRASSES
Pink Muhly
Fortnight Lily
Blue Oat Grass
Blue Fescue Cape Rush
Deergrass Flax Lily
Dwarf Mat Rush
Botanical Name Common Name Water Use
Chondropetalum tectorum Cape Rush Low
Dietes sp. Fortnight Lily Low
Festuca glauca Blue Fescue Low
Helictotrichon sempervirens Blue Oat Grass Moderate
Muhlenbergia capillaris Pink Muhly Low
Muhlenbergia rigens Deergrass Low
Lomandra longifolia ‘Breeze’ Dwarf Mat Rush Low
Dianella revoluta ‘Little Rev’ Flax Lily Low
Ordinance No. 25-1766 Page 364 of 366
CITY COUNCIL HEARING DRAFT - NOVEMBER 2025 355
APPENDIX C PLANT PALETTE
GROUNDCOVERS
Dwarf Coyote Brush
Ice Plant
Natal Plum
Creeping Thyme
Blue Chalksticks
Little River Wattle
Elephant’s Food Firecracker Plant
Botanical Name Common Name Water Use
Baccharis pilularis ‘Pigeon Point’ Dwarf Coyote Brush Low Thymus sp. Creeping Thyme Low
Acacia cognata ‘Cousin Itt’ Little River Wattle Low
Delosperma sp. Ice Plant Low
Senecio mandraliscae Blue Chalksticks Low
Russelia equisetiformis Firecracker Plant Moderate
Carissa macrocarpa ‘Emerald Blanket’ Natal Plum Low
Portulacaria sp Elephant’s Food Very Low
Ordinance No. 25-1766 Page 365 of 366
356 CITY OF NORWALK HEART OF NORWALK SPECIFIC PLAN
C PLANT PALETTE
NOTES:
1. Street tree planting sizes: minimum 48” box, or equivalent. Any proposed deviations from this baseline specification to be approved by the City / Public Works Dept.
2. Street tree specie types: species indicated within this Document are the preferred tree types to promote corridorwide unification and to create a consistent visual experience. Any substitutions must be approved by the City / Public Works Dept. Where applicable, alternate species have been indicated within this Document.
3. Street tree planting locations: see Chapters 3-8 for more specific information and area-by-area street tree planting layouts, prototypes (as applicable), and other required standards.
4. Tree/plant water use: water use classifcations indicated on plant palettes this chapter have been referenced from the California Center of Urban Horticulture’s Water Use Classification of Landscape Species (WUCOLS) with the goal of creating planting palettes for the project that are water efficient (moderate to very low water use) while also maintaining a high level of visual interest and functional purpose.
5. Quality of existing trees to be removed shall be verified with the City prior to any removal of material.
6. Match with similar species any areas that are being modified and which are not included within this master plan.
Ordinance No. 25-1766 Page 366 of 366
Planning Commission
Agenda Report
November 12, 2025
TO: Planning Commission
FROM: Alex Hamilton, Interim Director of Community Development BY: Carlos Rojas, Senior Planner
SUBJECT: Heart of Norwalk Specific Plan
Authority:
Section 17.02.105 if the Norwalk Municipal Code (NMC) authorizes the Planning Commission to review general plan amendments, zone changes, and Environmental Impact Reports and prepare a recommendation to the City Council.
Introduction/background:
The Heart of Norwalk Specific Plan (“Specific Plan”) area consists of approximately 615 acres, roughly bounded by Imperial Highway to the north; I-5 Freeway to the east; Rosecrans Avenue to the south; and Pioneer Boulevard to the west. Regional access to the Specific Plan Area is provided by I-5, I-605, I-105, and U.S. Route 91. Local access is provided by Imperial Highway, Pioneer Boulevard, Rosecrans Avenue, and Norwalk Boulevard / San Antonio Drive.
On July 6, 2021, the City Council adopted The Heart of Norwalk Vision Plan for the future of San Antonio Village and the Firestone Corridor, two key neighborhoods in the center of the City. The Plan was developed in partnership with the City, the Southern California Association of Governments (SCAG) and the consulting firm, The Arroyo Group (TAG). This Vision Plan sets the overall tone for how the study area can grow in both the commercial and housing sectors, while balancing place making and open spaces. The Vision Plan emphasizes providing new commercial amenities, open spaces, complete streets, and affordable housing to support the Norwalk community. In order to implement this vision, staff initiated the development of a Specific Plan that will establish zoning regulations and development standards to make this vision into reality. There are 407 parcels within the Specific Plan area.
Additionally, the development of the Specific Plan will help the City accomplish its Regional Housing Needs Allocation (RHNA) of 5,034 units. The Housing Element accounted for many of the sites within the Heart of Norwalk area as residential inventory sites available for ATTACHMENT NO. 6
Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 2
development. Therefore, the Housing Element contains a program that commits to adopting the Heart of Norwalk Specific Plan, which would allow residential use at higher density.
Project Description:
The proposed Specific Plan effort intends to establish zoning regulations that will permit housing and desired commercial uses while ensuring that each development contributes to community goals. It will also establish a program of street, open space, and infrastructure projects to support the vision of the plan and future growth and propose funding and implementation measures needed to implement the proposed Specific Plan. It is important to note that the various renderings in the plan are illustrative only and mean to serve as a vision of the public realm.
Additionally, staff notes that throughout the life of the project, development will be influenced by market conditions, evolving development trends, and available funding opportunities. The Heart of Norwalk project area contains a wide variety of commercial and residential zoning districts. It should be noted that currently, within the commercially zoned properties, housing is permitted with a Conditional Use Permit. It is estimated that these commercial sites could reasonably be developed with 2,053 residential units under current zoning regulations. The Specific Plan is intended to be implemented over a 30-year period.
Community Feedback
The project team have received robust and consistent input for the project since the beginning of the Vision Plan outreach process in fall 2020. The Vision Plan outreach campaign engaged approximately 5,300 residents between December 2020 and March 2021. Nearly 100 residents attended four online events that were held in February and March 2021, 363 surveys were completed by community members, and over 3,000 residents engaged with Heart of Norwalk social media content.
Outreach in the Specific Plan process consisted of virtual and in-person community workshops and participation at three Front Street events in the summer of 2022. Further community workshops and social media engagement took place prior to the adoption of the Specific Plan.
Throughout the outreach process, members of the public have consistently expressed the desire for high-quality local commercial options and places to enjoy in groups and spend time in public.
They desire an authentic center to the City, with local and national businesses, places to walk and spend time, nightlife, and spaces that can encourage and celebrate local culture, such as performance arts spaces.
Front Street has been identified as a focal area for local business and nightlife, preserving older buildings and the historic feel of the street, and possibly catering to the younger population of the community. Norwalk Town Square, on the other hand, is seen as a place with shopping, family entertainment, and easy parking. Multi-family residential uses were supported as an appropriate part of these districts, especially as they help make the desired commercial amenities possible. Finally, through surveys and workshops, members of the public also expressed a desire to connect these districts through streets that prioritize walking, biking and public space over traffic movement.
Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 3
Planning Commission and City Council Study Sessions
On June 25, 2025, staff held a study session with the Planning Commission to provide a refresher on the proposed plan, review the status of the Specific Plan, and gather feedback from the Commission. The primary concerns raised during the session related to parking— specifically, the adequacy of parking supply in relation to the proposed land uses. Additionally, Commissioners expressed concern about the level of outreach conducted with property owners within the project area. Furthermore, there were comments and questions about truck routes, comments about the master bike plan and landscape palettes.
Following the Planning Commission session, staff conducted a similar study session with the City Council on August 19, 2025, presenting the same information. After the presentation, the City Council directed staff to engage directly with property owners to provide an update on the Specific Plan and to discuss the potential impact the plan may have on their property.
Property Owner Feedback
To engage property owners within the project boundary, staff initiated a series of outreach meetings during Summer 2025. A total of 228 customized flyers were sent via certified mail to property owners within each district and corridor. Each flyer highlighted the specific property and included the following information: property address, current zoning, proposed zoning, existing development standards, and proposed development standards.
The table below summarizes the three property owner meetings hosted by staff as part of this planning effort.
Date Heart of Norwalk
District/Corridor
Participants
August 7, 2025 Front Street Historic District
& Firestone Corridor
13 September 18, 2025 San Antonio Corridor &
Norwalk Railway Trail
11 September 25, 2025 Town Square and Triangle
District
7 Overall, the comments received during the meetings were positive, though some concerns were raised regarding truck routes and existing land uses that may become legal non-conforming. Staff used these meetings as an opportunity to clarify questions from property owners. One recurring question was whether the City was purchasing properties or requiring the discontinuation of existing uses.
Staff clarified that the City is not acquiring any land as part of this process and is not currently undertaking any projects on the sites within the project area. Regarding existing uses that may be made non-conforming by adoption of this plan, staff explained that current operations may continue until the business owner voluntarily discontinues the use for a period of one year or the Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 4
property is sold. The new regulations outlined in this plan will only be triggered when a new development is proposed.
Analysis:
The plan provides the framework for development and redevelopment for the center of the city and adjacent areas, with the goal of creating standards for responsible development over the next 30 years. The goals and policies of the plan are aimed at encouraging a broader mix of land uses, improving economic base of the City, creating vibrant and safe public spaces, encouraging new residential development, and providing a variety of mobility options.
The plan is organized into ten (10) chapters and three appendices (A-C), all of which contain the vision, zoning standards and design guidelines, infrastructure improvements, plant palette, and implementation procedures for all parcels within the plan area. After adoption of the plan, subsequent development agreements, local public works projects, zoning text or map amendments, and any action requiring ministerial or discretionary approval related to development with the Heart of Norwalk area must be consistent with the plan. The planning area has been divided into six (6) sub-areas: Front Street Historic District, Town Square District, Triangle District, Firestone Corridor, San Antonio Corridor, and the Norwalk Railway Trail.
The characteristics of the six (6) subareas varies as a reflection of the different allowable land uses, building scale, architectural style, and development intensity for each of the respective areas. Multi-family development will be permitted in all sub-areas. Density for residential development will range from 30 to 80 units per acre. The highest density will be allowed in the Firestone Corridor, which in combination with the Front Street Historic District, is envisioned to bring new commercial, entertainment, and residential uses to the city, creating more activity and vibrancy to the area. These two areas are expected to have the most immediate change and be developed within the next five to 10 years. The Firestone Corridor and Front Street Historic District are more conducive to higher density as a majority of the parcels are on a major arterial and in close proximity to the I-5 freeway. The Triangle District will have the lowest density at 30 units per acre, which will encourage development that will be compatible with the scale of existing structures.
Building heights will also vary between the different districts and corridors. The maximum building height will vary based on the proposed use and which area it is located in. The maximum building height for developments on the Town Square District, the San Antonio Corridor and the Railway Trail will be up to five (5) stories or 65 feet and the maximum building height for developments on the Front Street Historic District, Firestone Corridor and Triangle District will be up to four (4) stories or 55 feet. To mitigate height concerns, new development regulation such as creation of “stepbacks” will help control the massing and scale of new projects within the proposed San Antonio Corridor. Projects within this corridor which are four or more stories tall are encouraged to step back the fourth story from San Antonio Drive, and/or from the rear alley that backs up to single-family homes in the case of the west of the street. The implementation of “stepbacks” will provide architectural relief.
Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 5
In addition, the plan creates standards that will allow for more vibrancy and mixed-use development within all the districts and corridors. One of the main goals of the plan area is to activate multiple areas within the plan. To achieve this, ground floor residential will not be allowed in some of the districts and corridors.
The plan will also include design standards and guidelines that will not only provide clear guidance for property owners, developers, and city staff, but also to ensure new development will be consistent with the high-quality architecture the city strives to maintain. All new projects will be required to comply with both design standards and guidelines. Design standards for building modulation will help break up large wall planes and help contribute to additional landscaping opportunities or creating spaces for people to gather.
The plan will introduce the Development Opportunity Reserve (DOR) program which is a specialized land use tool that be utilized in concert with this plan to assign density or other incentives (e.g., increase in maximum building height, reduction in parking requirements, reduced setback requirements), where the objective is to incentivize a developer/investor to providing community benefits. Projects that meet City and community objectives may receive DOR incentives in exchange for implementing identified priority public improvements. The public benefits identified by the City for the plan area include the following: (1) publicly accessible open space and community buildings (e.g., library, community rooms); (2) off-site streetscape improvements; (3) mobility hubs (e.g., bus shelters, bicycle racks, rideshare pickup zones); and, (4) affordable housing (in addition to any housing used to qualify for density bonuses under state law). All these new implementation tools along with various mitigation measures that will be incorporated into the EIR will guide the City’s growth and all future development and redevelopment of the Heart of Norwalk area.
Specific Plan
A specific plan is a zoning tool available to local jurisdictions to guide development over a defined area. The specific plan has been identified as the appropriate zoning tool for the project area due to its unique historic characteristics and prime location for new development, the desire to introduce new commercial and residential uses, and to ensure high-quality streetscape, open space, architecture and landscape design. The Specific Plan encourages excellence in site planning while allowing for flexibility to respond to market conditions in accordance with community values and priorities. It allows for a more context sensitive design that benefits the property owners and the community in a myriad of ways.
The Specific Plan will contain the minimum components required by the State of California 65451 of the Government Code mandates that a specific plan includes text and a diagram of diagrams that specify all the following:
• The distribution, location and the extent of the uses of land, including open space within the area covered by the plan (Chapter 3-8 of the SP).
• The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 6
other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan (Chapter 9 of the SP). • Standards and criteria by which development will proceed, standards for the conservation, development, and utilization of natural resources, where applicable (Appendix A of the SP). • A statement of the relationship of the specific plan to the general Plan. (Section 1.4 of SP) The proposed Heart of Norwalk Specific Plan, SPA No. 18, contains the required components.
The Specific Plan details the site’s context and setting, including its relationship with the surrounding community and its intent of transforming the project area by allowing additional commercial and residential uses in the area and community-enhancing activation.
Implementation
The Specific Plan includes an Implementation Chapter (Chapter 10), which identifies potential funding sources for public improvements - such as Enhanced Infrastructure Financing Districts (EIFDs) and various grants available to the City and/or private developers. EIFDs are particularly well-suited for areas expected to experience significant private development and that require substantial infrastructure investment, such as the capital improvements outlined in Chapter 10.
EIFDs leverage the City’s (and potentially the County’s) share of property tax revenue generated from new development to finance public infrastructure projects—without imposing new or increased taxes. Notably, the EIFD Public Financing Authority is currently in the process of adopting a resolution to formally establish the Norwalk EIFD and adopt its Infrastructure Financing Plan.
Additionally, as previously mentioned, the Specific Plan will serve as a strategic tool for pursuing state and federal grant opportunities, as well as other funding sources. It will also support efforts to secure resources and foster public-private partnerships for the development of future projects within the Specific Plan area.
General Plan Amendment (GPA) No. 2025-02 - Land Use Element As previously mentioned, six (6) new districts and corridors will be created with the boundaries of the Heart of Norwalk Specific Plan area, all which will allow multi-family residential and commercial uses. The current land use designations for parcels within the proposed plan vary from Commercial, Industrial, Commercial and Office and Multi-Family High Density Residential.
In order for these new uses to be allowed, a General Plan Amendment is required to change the land use designation to be consistent with the proposed zoning created as part of the Heart of Norwalk. The current land use designation will be replaced with a new land use designation, Heart of Norwalk Specific Plan Area No. 18 (SPA No. 18) to reflect the vision of the proposed Specific Plan and will be expanded to cover all the parcels within the Heart of Norwalk Specific Plan area, with the exception of parcels that are designated as Low Density Residential. The new land use designation will have a maximum of 80 units per acre, depending on the district or corridor of the parcel.
General Plan Amendment (GPA) No. 2025-03- Circulation Element Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 7
The proposed GPA amendment introduces a new roadway classification under the “Local Network” component of the Circulation System in the General Plan. Specifically, a new category titled “Boulevard” will be added under “Roadway Facility Designation.” Boulevard will be defined as:
A divided or undivided roadway with a typical right-of-way (ROW) width of at least 100 feet, designed to safely accommodate automobile, pedestrian, and bicycle traffic. Boulevards will also incorporate green, landscaped elements such as medians or linear parks.
As part of this amendment, Figure 5-1: “The Circulation Plan: Street Designations” in the City of Norwalk General Plan will be updated as follows:
1. Add a new category to the legend titled “Boulevard” with a 100-foot ROW.
2. Reclassify the following roadway segments as Boulevard:
• Firestone Boulevard, between Imperial Highway and Rosecrans Avenue; and • San Antonio Drive, between Pioneer Boulevard and I-5
Zone Change (ZC) No. 2025-02
The properties within the plan, as defined on the specific plan, are comprised of various zones which consist of High Density Residential (R-3), General Commercial (C-3), Commercial Manufacturing, Light Manufacturing (M-1), Planning Unit Development (PUD) No. 1, and PUD No. 3. Majority of the parcels within the proposed Specific Plan area are zoned C-3. Those parcels zoned as PUD or SPA will remain the same.
A Zone Change will be required to change the zone of the Heart of Norwalk Specific Plan area properties to one of the six (6) districts and corridors. As previously discussed, each of the new subareas will allow uses that are intended to create more vibrancy, and will also allow multifamily development, either as a stand-alone use or part of mixed-use development. In addition, development standards for each of these districts and corridors are included in Appendix A of the Specific Plan.
Zone Text Amendment (ZTA) No. 2025-04
The ZTA will amend the Norwalk Municipal Code to establish the new Specific Plan Area (SPA) No. 18, within Chapter 17.09 of the NMC. The new SPA will describe the purpose and intent of the Heart of Norwalk Specific Plan and how it relates to the Municipal Code and General Plan, but more importantly, it will codify the proposed Specific Plan itself, as the document will “live” outside of the NMC. The Heart of Norwalk Specific Plan, which includes the vision and framework for the plan, will be referenced in the Code and be a separate document outside of the NMC. Once approved, any action requiring ministerial or discretionary approval related to areas within the specific plan will have to be consistent with the Heart of Norwalk Specific Plan.
It should be noted that where any provision of this proposed Specific Plan and the NMC appear to be in conflict, the provisions of the Heart of Norwalk Specific Plan shall prevail. For matter on which the Specific Plan is silent, the provisions of the NMC shall apply.
Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 8
Environmental Assessment:
Pursuant to the California Environmental Quality Act (CEQA), a Draft Environmental Impact Report (Draft EIR) was prepared for the project and available for a 45-day public review period.
The Draft EIR analyzed 16 environmental topic areas and included supporting technical studies relating to cultural resources, geotechnical conditions, hazardous materials, transportation and traffic, air quality, greenhouse gas emissions, energy, noise, and water supply. All project impacts would be less than significant, in some cases with mitigation incorporated, except for air quality and noise. Project related impacts to air quality and noise from direct and indirect sources would remain significant and unavoidable despite implementation of mitigation.
The Draft EIR also identified and analyzed three alternatives to the project, which included a No Project Alternative, Reduced Capacity Alternative, and Increased Commercial Alternative. These alternative were selected based on their potential to implement certain components of the project to accomplish some or most of the basic objectives of the project and avoid or substantially lessen one or more of the proposed project’s significant effects. Specifically, the “No Project” Alternative is considered to enable the decision-makers to compare the impacts of approving the project with the impacts of not approving the project. The “Reduced Capacity” Alternative was selected for analysis, since this alternative would achieve most of the project objectives, while also reducing the significant impacts on construction noise and air quality due to a reduction in future development and the overall population. Last, the “Increased Commercial” Alternative was selected for analysis to evaluate an alternative that would achieve all the Specific Plan objectives, however, this alternative place greater demand on some resources than those in the proposed Specific Plan, such as aesthetics, greenhouse gas emissions, transportation, and utilities (except for electricity).
A total of three (3) comment letters were received during the 45-day public review period and responses to comments are included in the Final EIR (FEIR). None of the responses to comments or revisions made in the FEIR constitute significant new information requiring recirculation of the Draft EIR for further public comment under CEQA Guidelines Section 15088.5. None of the information or material included in the Final EIR indicates that the project will result in a new significant environmental impact not previously disclosed in the Draft EIR. Additionally, none of this information or material indicates that there would be a substantial increase in the severity of a previously identified environmental impact that will not be mitigated, or that there would be any of the other circumstances requiring recirculation.
Mitigation Measures
The City has prepared a Mitigated Monitoring and Reporting Program (MMRP) for the Specific Plan. The MMRP contains 17 mitigation measures covering eight environmental impact categories including Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Noise, Transportation, and Tribal Cultural Resources. With the Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 9
incorporation of mitigation measures, the identified potentially significant environmental impacts can be reduced to less than significant levels. The Draft EIR identifies a significant and unavoidable impact regarding cumulatively considerable net increase in emissions of criteria air pollutants during construction and potential exposure to sensitive receptors; temporary increases in ambient noise during construction that would expose sensitive receptors to increased noise levels; and construction activities that would intermittently generate vibrations that exceed the residential annoyance threshold.
The proposed Specific Plan would generate a considerable net increase of any criteria pollutant, that would have significant impact on the environment despite implementation of Mitigation Measure AQ-1 through AQ-8. Additionally, the proposed Specific Plan would generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the plan area and excessive groundborne vibration or groundborne noise levels, that would have a significant impact on the environment despite implementation of Mitigation Measure NOI-1 through NOI-3. If the Norwalk City Council decides to approve the Specific Plan, the City must cite their findings in accordance with Section 15091 of CEQA and prepare a Statement of Overriding Considerations in accordance with Section 15093 of CEQA.
Summary:
Based on the analysis in this report, staff is supportive of General Plan Amendment No. 2025- 02, General Plan Amendment No. 2025-03, Zone Change No. 2025-02, and Zoning Text Amendment No. 2025-04. The proposed project has been analyzed by the EIR, which finds that two significant and unavoidable impacts related to Air Quality and Noise would result from implementation of the project. With the incorporation of mitigation measures, all other potentially significant environmental impacts can be reduced to less than significant levels. Should the City Council approve the proposed Specific Plan, it would have to adopt a statement of overriding considerations and findings of fact identifying that the benefits of the project outweigh the unavoidable significant environmental effects. The proposed Specific Plan will implement zoning regulations that accommodate both housing and targeted commercial uses, ensuring that new development actively contributes to the city’s long-term community goals. This effort will support economic diversification and expand housing options to meet current and future needs.
Furthermore, the project advances the City’s sustainability and climate resilience objectives by fostering a more walkable environment and reducing reliance on vehicles within the specific plan area.
Recommendation:
That the Planning Commission:
1. Adopt Resolution No. 25-16 recommending City Council approval of General Plan Amendment No. 2025-02;
2. Adopt Resolution No. 25-17 recommending City Council approval of General Plan Amendment No. 2025-03;
Norwalk Planning Commission November 12, 2025
Heart of Norwalk Specific Plan Page No. 10
3. Adopt Resolution No. 25-18 recommending City Council approval of Zone Chage No. 2025- 02;
4. Adopt Resolution No. 25-19 recommending City Council approval of Zoning Text Amendment No. 2025-04, to establish the “Heart of Norwalk Specific Plan”; and
5. Adopt Resolution 25-20 recommending City Council adopt environmental findings pursuant to the California Environmental Quality Act, certify the Final Environmental Impact Report (SCH #2024040140) for Specific Plan No. 18, the “Heart of Norwalk,” approve a Mitigation Monitoring and Reporting Program and adopt a Statement of Overriding Consideration.
Attachments:
A. PC Resolution No. 25-16 recommending City Council approval of General Plan Amendment No. 2025-02
B. PC Resolution No. 25-17 recommending City Council approval of General Plan Amendment No. 2025-03
C. PC Resolution No. 25-18 recommending City Council approve Zone Change No. 2025-02 D. PC Resolution No. 25-19 recommending City Council approval of Zoning Text Amendment No. 2025-04 to establish Specific Plan Area No. 18, the “Heart of Norwalk Specific Plan” E. PC Resolution No. 25-20 recommending City Council adopt environmental findings pursuant to the California Environmental Quality Act, certify the Final Environmental Impact Report (SCH #2024040140) for Specific Plan Area No. 18, the “Heart of Norwalk,” approve a Mitigation Monitoring and Reporting Program and adopt a Statement of Overriding Consideration.
F. Draft City Council Ordinance Adopting Zoning Change No. 2025-02 to amend several zoning designations to Specific Plan area
G. Draft City Council Ordinance Adopting Zoning Text Amendment No. 2022-01 H. Location and Vicinity Map
I. Draft Heart of Norwalk Specific Plan
(https://www.norwalk.org/departments_services/community_development/heart_of_norwalk.p hp)
J. Draft Environmental Impact Report
(https://www.norwalk.org/departments_services/community_development/heart_of_norwalk.p hp)
K. Final Environmental Impact Report
(https://www.norwalk.org/departments_services/community_development/heart_of_norwalk.p hp
L. Errata to the Program Environmental Impact Report
M. Draft Mitigation Monitoring and Reporting Program
N. Heart of Norwalk Draft Statement of Overriding Consideration
ATTACHMENT H
Attachment No. 7
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Attachment No. 8
HEART OF NORWALK SPECIFIC PLAN
Final Program Environmental Impact Report
Prepared for:
City of Norwalk
12700 Norwalk Boulevard
Norwalk, California 90650
Prepared by:
Impact Sciences, Inc.
811 W. 7th Street, Suite 200
Los Angeles, California 90017
October 2025
Impact Sciences, Inc. i Heart of Norwalk Specific Plan Final PEIR 1335.007 October 2025
TABLE OF CONTENTS
Section Page
1.0 Introduction ............................................................................................................................................ 1.0-1
1.1 Process ....................................................................................................................................... 1.0-1
1.2 Content of the Final PEIR ........................................................................................................ 1.0-2
1.3 Review and Certification of the Final PEIR .......................................................................... 1.0-3
2.0 Comment Letters and Responses ......................................................................................................... 2.0-1
2.1 Responses to Comments Received on the Draft PEIR ........................................................ 2.0-1
2.2 Corrections and Additions .................................................................................................... 2.0-15
3.0 Mitigation Monitoring and Reporting Program ................................................................................ 3.0-1
3.1 Introduction .............................................................................................................................. 3.0-1
4.0 List of EIR Preparers .............................................................................................................................. 4.0-1 List of Tables
Table Page
2.0-1 List of Commenters on the Draft PEIR ................................................................................................ 2.0-1
3.0-1 Mitigation Monitoring and Reporting Program Matrix .................................................................... 3.0-2 Impact Sciences, Inc. 1.0-1 Heart of Norwalk Specific Plan Final PEIR 1335.007 October 2025
1.0 INTRODUCTION
This document is the Final Program Environmental Impact Report (PEIR) for the Heart of Norwalk Specific Plan. This document, together with the Draft PEIR and its technical appendices, comprises the Final PEIR.
The document has been prepared by the City of Norwalk (City) in accordance with the California Environmental Quality Act (CEQA).
The Final PEIR is required under Section 15132 of the State CEQA Guidelines to include the Draft PEIR, comments and recommendations received on the Draft PEIR, the responses of the lead agency to significant environmental issues raised by those comments in the review and consultation process, and any other relevant information added by the lead agency (including minor changes to the PEIR). A Mitigation Monitoring and Reporting Program (MMRP) is also required; it can be a separate document, or, as in this case, included in the Final PEIR.
The evaluation and response to comments is an important part of the CEQA process as it allows the following: (1) the opportunity to review and comment on the methods of analysis contained within the Draft PEIR; (2) the ability to detect any omissions which may have occurred during preparation of the Draft PEIR; (3) the ability to check for accuracy of the analysis contained within the Draft PEIR; (4) the ability to share expertise; and (5) the ability to discover public concerns.
This document provides revisions to the Draft PEIR made in response to comments, staff review, and/or changes to the proposed project. These revisions also correct, clarify, and amplify the text of the Draft PEIR, as appropriate, and do not alter the conclusions of the Draft PEIR.
1.1 PROCESS
In accordance with Section 15050 of the State CEQA Guidelines, the City is the lead agency that prepared both the Draft and Final PEIR for the Project.
At the outset of the environmental review process, the City of Norwalk Community Development Department prepared a Notice of Preparation (NOP) for the Proposed Plan (State Clearinghouse No. 2024040140). The NOP was published and distributed to the State Clearinghouse, trustee agencies, responsible agencies, and other interested parties for a 30-day public review period from April 3, 2024, to May 3, 2024. The City received one written comment regarding the scope and content of the PEIR from the California Department of Transportation and one comment regarding tribal consultation from the Native American Heritage Commission. A scoping meeting for the Plan took place on April 23, 2024, from 6:00
1.0 Introduction
Impact Sciences, Inc. 1.0-2 Heart of Norwalk Specific Plan Final PEIR 1335.007 October 2025
P.M. to 7:30 P.M. The Draft PEIR was circulated for a 45-day public review period from June 24, 2025, to August 8, 2025. The Draft PEIR was available for review at Norwalk City Hall and the Norwalk Library; an electronic copy of the Draft PEIR was posted to the Project’s website as well as to the City’s website. A Notice of Availability of the Draft PEIR was transmitted to responsible and trustee agencies, regulatory agencies, and others to request comments on the Draft PEIR, pursuant to State CEQA Guidelines Section 15086. Three comment letters were received during the comment period; these comment letters are responded to in this Final PEIR. The Final PEIR, together with the Zone Change and General Plan Amendment, will be submitted to the Norwalk City Council for review, and the Council will consider certification of the Final PEIR and approval of the Zone Change and General Plan Amendment.
1.2 CONTENT OF THE FINAL PEIR
As discussed above, the primary intent of the Final PEIR is to provide a forum to air and address comments pertaining to the analysis contained within the Draft PEIR. Pursuant to Section 15088 of the State CEQA Guidelines, the City has reviewed and addressed all comments received on the Draft PEIR by the comment period deadline. Included within the Final PEIR are the written comments that were submitted during the public comment period.
In order to adequately address the comments provided by interested agencies and the public in an organized manner, this Final PEIR includes the following chapters and appendices:
Section 1.0, Introduction. This chapter provides a brief introduction to the Final PEIR and its contents.
Section 2.0, Responses to Comments. The City received three comment letters during the Draft PEIR public review period. This section contains summaries of these comment letters and the City’s responses to those comments that raise significant environmental points. A list of individuals, organizations, and public agencies commenting on the Draft PEIR is provided. All comment letters, including those that did not raise significant environmental points, are included in this section.
Section 3.0, Mitigation Monitoring and Reporting Program (MMRP). This chapter includes the MMRP prepared in compliance with the requirements of Section 21081.6 of the California Public Resources Code and Section 15091(d) and 15097 of the State CEQA Guidelines.
Section 4.0, List of Preparers. This chapter provides a list of the individuals involved in the preparation of the PEIR.
The Final PEIR also includes the previously circulated Draft PEIR.
1.0 Introduction
Impact Sciences, Inc. 1.0-3 Heart of Norwalk Specific Plan Final PEIR 1335.007 October 2025
1.3 REVIEW AND CERTIFICATION OF THE FINAL PEIR
Consistent with CEQA (Public Resources Code Section 21092.5), responses to agency comments are being forwarded to each commenting agency 10 days prior to certification of the Final PEIR. In addition, responses are also being distributed to all commenters via email. The Final PEIR can be downloaded at the following websites:
https://www.heartofnorwalk.com/
https://www.norwalk.org/departments_services/community_development/heart_of_norwalk.php Impact Sciences, Inc. 2.0-1 Heart of Norwalk Specific Plan Final PEIR 1335.007 October 2025
2.0 COMMENT LETTERS AND RESPONSES
The Draft PEIR was submitted to the State Clearinghouse Office of Planning and Research and circulated for a 45-day public review, beginning on June 24, 2025, and ending on August 8, 2025. The City received three comment letters during the Draft PEIR public review period. A list of commenters on the Draft PEIR is shown in Table 2.0-1, List of Commenters on the Draft PEIR.
The original bracketed comment letters are provided, followed by a numbered response to each bracketed comment. Individual comments within each letter are numbered, and the response is given a matching number. The responses to comments did not require any changes to the Draft PEIR. Staff-initiated text changes are provided in Section 2.2, Corrections and Additions. Added text is shown in underline while deleted text is shown in strikethrough. The changes to the PEIR do not provide any new significant information and serve to clarify and amplify the information provided in the Draft PEIR.
Table 2.0-1
List of Commenters on the Draft PEIR
Letter
Number Organization Commenter Name Comment Date Response Page Number 1 California Department of
Transportation, District 7
Miya Edmonson August 4, 2025 2.0-5
2 Los Angeles County Sanitation
Districts
Patricia Horsley July 14, 2025 2.0-10
3 Manna LLC Manna LLC, authorized
representative:
Ellie Maman
July 23, 2025 2.0-13
2.1 RESPONSES TO COMMENTS RECEIVED ON THE DRAFT PEIR
The original bracketed comment letters are provided on the following pages, followed by the numbered responses. Individual comments within each letter are numbered, and the response is given a matching number.
³3URYLGHDVDIHDQGUHOLDEOHWUDQVSRUWDWLRQQHWZRUNWKDWVHUYHVDOOSHRSOHDQGUHVSHFWVWKHHQYLURQPHQW´ STATE OF CALIFORNIA------- CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT 7
100 S. MAIN STREET, MS 16
LOS ANGELES, CA 90012
PHONE (213) 269-1124
FAX (213) 897-1337
TTY 711
www.dot.ca.gov
Making Conservation
a California Way of Life
August 4, 2025
Carlos Rojas, Senior Planner
Community Development, Room 12
City of Norwalk
12700 Norwalk Boulevard
Norwalk, CA 90650
RE: Heart of Norwalk Specific Plan
SCH # 2024040140
Vic. LA-5/PM 3.972, LA-105/PM R18.04,
LA-605/PM R7.88
GTS # LA-2024-04840-DPEIR
Dear Carlos Rojas:
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above-referenced environmental document. The Proposed Plan includes the adoption and implementation of the Heart of Norwalk Specific Plan, including proposed zone changes and *HQHUDO 3ODQ amendments. Buildout of the Proposed Plan by 2051 will result in 3,087 residential units and a net increase of 2,285,418 square feet of residential development, 275,747 square feet reduction in commercial uses,18,310 square feet reduction in industrial uses, and 53,011 square feet reduction in institutional uses. The Plan does assume 173,250 square feet of new commercial development will be constructed over the course of the planning horizon. There would be a net reduction in nonresidential square footage as the existing commercial, industrial and institutional uses are replaced with new uses.
The Proposed Plan includes changes to the General Plan, zoning, and street types to support new mixed-use development and improve how people travel in and around the area. From Caltrans’ perspective, the Plan introduces a mix of roads— from freeways to local streets—that are designed to support driving, biking, walking, and public transit. Key areas like the Front Street Historic District, Town Square, and Triangle District include features like wider sidewalks, bike lanes, traffic calming, and better connections to buses, trains, and trails. The area is part of a High-Quality Transit Corridor and a regional planning area that focuses on linking housing and transportation. Based on our review, the Proposed Plan does not appear to conflict with existing transportation plans or policies and generally supports safer, more connected, and more sustainable travel options. We 1 Ĵȱŗ Letter 1Letter 1
□
Carlos Rojas, Senior Planner
August 4, 2025