City Council Agenda Report
December 2, 2025
TO: Honorable City Council
FROM: Jesus M. Gomez, City Manager
BY: Alex Hamilton, Interim Director of Community Development Nancy Lee, Development Services Manager
SUBJECT: ORDINANCE NO. 25-1764 - ZONING TEXT AMENDMENT NO. 2025-03
AMENDING VARIOUS SECTIONS RELATING TO DEFINITONS, PARKING
STANDARDS, SPECIFIC USES IN COMMERCIAL AND/OR MANUFACTURING
ZONES, EMERGENCY SHELTER AND LOW-BARRIER NAVIGATION
CENTERS, R-1 ZONE PERMITTED USES, INSTITUTIONAL ZONE PERMITTED USES, AND THE LAND USE MATRIX; AND ADDING SECTION 17.04.500
RELATING TO MIXED-USE DEVELOPMENT
Background:
In February 2023, the City adopted its 6th Cycle Housing Element Update (HEU) (Attachment No. 3).
On August 6, 2024, City Council adopted Urgency Ordinance No. 24-1752U, which enacted a 45-day moratorium on developing emergency shelters, supportive housing, single-room occupancy, and transitional housing (‘housing-related uses”), and several other land uses such as Convenience Stores, Vehicle/Automobile – Washing, Laundromats, Discount Stores, and Payday Loan Establishments (“other uses”).
On September 16, 2024, the State’s Department of Housing and Community Development (HCD) issued a Notice of Violation to the City which claimed the City’s moratorium on housing- related uses violated numerous State laws, including Housing Element Law, the Housing Crisis Act, the Anti-Discrimination in Land Use Law, the Affirmatively Furthering Fair Housing Law, and additional by-right housing laws, which prohibit local agencies from adopting ordinances which preclude development of certain housing types.
Subsequently, the City extended the moratorium for an additional 10 months and 15 days (Urgency Ordinance No. 24-1753U) on September 17, 2024. On October 2, 2024 HCD formally revoked its finding of the City’s HEU compliance and required the City to repeal the moratorium
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on the implementation or operation of emergency shelters, supportive housing, single-room occupancy housing, and transitional housing. A lawsuit was subsequently filed by the State Attorney General.
On August 5, 2025, City Council adopted Urgency Ordinance No. 25-1758U to repeal the moratorium on emergency shelters, supportive housing, single-room occupancy, and transitional housing and continued the moratorium on Convenience Stores, Vehicle/Automobile – Washing, Laundromats, Discount Stores, and Payday Loan Establishments for one additional year or until the City Council adopts an ordinance addressing the issues related to the moratorium.
On September 19, 2025, HCD formally re-certified the City’s HEU subject to the terms of the Stipulated Final Judgement and Order (Case No. 24STCP03551) (“Settlement Agreement”) filed on September 5, 2025.
City staff has initiated several amendments to the Norwalk Municipal Code (“NMC”) , the first being Zoning Text Amendment (ZTA) No. 2025-03 in response to the obligations set forth in the Settlement Agreement, in order to ensure continuous certification of Norwalk’s 6th Cycle HEU.
The proposed amendments include standards for low-barrier navigation centers and emergency shelters, and standards for group homes.
The City also proposes NMC amendments to fulfill HEU Program 1.3 (Land Use Policy Changes), as stipulated by HCD, including new regulations for mixed-use development in commercial and office zones, regulations to permit tandem parking in residential zones, and modifications to §17.08.170 Institutional (I) Zone to allow low-barrier navigation centers in this zone with a conditional use permit (CUP). Parallel amendments are required to Chapter 17.11, Table 17.11.010 – Land Use Matrix. There are also amendments to the definitions as they relate to hotel and motel uses.
Further, the City proposes amendments unrelated to the Settlement Agreement but instead proposed to establish performance standards for other uses included in Urgency Ordinance No. 25-1758U: Convenience Stores, Vehicle/Automobile – Washing, Laundromats, Discount Stores, and Payday Loan Establishments; and related amendments to Chapter 17.01, Article 1 (General Provisions and Definitions). If City Council adopts these performance standards, Urgency Ordinance No. 25-1758U would become null and void.
On November 2, 2025, the Planning Commission (“Commission”) considered ZTA No. 2025-03.
The Commission discussed the following:
1) Do group homes for six for fewer occupants include the manager/caretaker? Staff clarified that the manager/caretaker is not included.
2) Expressed concerns about existing business establishments that have been open for a long time (i.e., Laundromats) and potential impacts that such businesses would not meet the new performance standard requirements and would raise prices for residents.
Staff clarified that the existing business establishments would be considered legal non- City Council December 2, 2025
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conforming and performance standards (with the exception of distance requirements) would not apply unless there were substantial changes.
3) Sought clarification about liquor stores compared to convenience stores. Staff clarified that convenience stores that sell alcohol are subject to the performance standards and other standards in the NMC as they pertain to off-site alcohol sales.
There were no speakers in support or opposition of the ZTA No. 2025-03. In accordance with §65855 of the California Government Code and NMC §17.02.260.D, the Planning Commission voted 5-0 to recommend City Council adoption of the ZTA with edits that staff presented during the meeting.
The Planning Commission staff report with the description of the Zoning Text Amendments can be found in Attachment No. 4.
Fiscal Impact:
There are no immediate fiscal impacts, however, there may be future costs for new businesses to comply with the new standards, but it would be balanced with greater community benefit associated with the increased security and oversight.
Citizens Advised:
Notice of this public hearing was published in The Norwalk Patriot and posted at the City’s three designated posting sites and the city website on November 6, 2025.
Strategic Plan 2023 Implementation:
Strategic Plan Goal 2 – Working In Partnership With Our Community To Achieve Safe And Livable Neighborhoods.
Recommended Action:
Staff recommend City Council:
a. consider and find the Ordinance No. 25-1764 / Zoning Text Amendment No. 2025- 03 project exempt from California Environmental Quality Act pursuant to §15061(b)(3) (Common Sense Exemption); and
b. introduce by title only Ordinance No. 25-1764, AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF NORWALK, CALIFORNIA, AMENDING VARIOUS SECTIONS OF TITLE 17 (ZONING) OF THE NORWALK MUNICIPAL CODE RELATING TO
DEFINITONS, PARKING STANDARDS, SPECIFIC USES IN COMMERCIAL AND/OR
MANUFACTURING ZONES, EMERGENCY SHELTER AND LOW-BARRIER
NAVIGATION CENTERS, R-1 ZONE PERMITTED USES, INSTITUTIONAL ZONE PERMITTED USES, AND THE LAND USE MATRIX; AND ADDING SECTION 17.04.500 RELATING TO MIXED-USE DEVELOPMENT, and schedule for adoption.
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Attachments:
1. Ordinance No. 25-1764 (Zoning Text Amendment No. 2025-03)
2. Link to: 6th Cycle Housing Element
3. Link to: Zoning Text Amendment No. 2025-03 Planning Commission Staff Report dated November 12, 2025