City Council Agenda Report
March 17, 2026
TO: Honorable City Council
FROM: Jesus M. Gomez, City Manager
BY: Alex Hamilton, Interim Director of Community Development Nancy Lee, Development Services Manager
Kristy Wong, Associate Planner
SUBJECT: ORDINANCE NO. 26-1768 - ZONING TEXT AMENDMENT NO. 2026-01 - ADDING CHAPTERS TO TITLE 16 (“SUBDIVISONS”) AND TITLE 17 (“ZONING”) OF THE NORWALK MUNICIPAL CODE TO IMPLEMENT THE PROVISIONS OF SENATE BILLS 9 AND 450 AND AMENDING VARIOUS SECTIONS OF TITLE 17 (“ZONING”) AS IT RELATES TO ZONING
DEVELOPMENT STANDARDS AND USES
Background:
Senate Bill 9 – Two-Unit Development and Subdivision – Since January 1, 2022, Senate Bill (SB) 9 has required local agencies to allow any lot in a single-family residential zone to be: (1) split, roughly into halves, with resulting lots as small as 1,200 sf (termed an “urban lot split”); and (2) developed with a second primary dwelling unit (termed an “urban dwelling”). SB 9 required local agencies to approve urban lot splits and second primary dwelling unit projects ministerially (i.e., without discretionary review, conditions, or a hearing). Property owners can use both SB 9 opportunities — meaning that an urban lot split may be followed by the development of two primary dwelling units on each of the new lots, resulting in four total dwellings on what was formerly one single-family residential lot. To date, staff had been applying the standards as outlined in SB 9.
SB 9 allowed local agencies to impose objective zoning, subdivision, and design standards on SB 9 projects, subject to some limitations. Many local agencies exercised this authority by adopting ordinances with robust, specific, objective standards for SB 9 projects (e.g., SB 9- specific setback, unit size, floor: area ratio and height limitations).
SB 450: Reduced Local Control; New Restrictions – SB 450, which became effective on January 1, 2025, updated the standards for SB 9, which includes a requirement that jurisdictions
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apply the same development regulations to SB 9 projects that uniformly apply to all development in the underlying zone, including (but not limited to) the following:
May no longer impose standards on second primary dwelling unit projects “that do not apply uniformly to development within the underlying zone” … that is, unless the SB 9- specific standards “are more permissive.”
May only impose standards on urban lot splits that are “related to the design or to improvements of a parcel” (e.g., lot size, access, and grading). Must provide detailed comments with any denial of an urban lot split or second primary dwelling unit application.
Planning Commission and City Council Study Sessions
On February 12, 2025, the Planning Commission considered staff’s SB 9 presentation and expressed concerns with SB 9 and its impact on off-street parking. In addition, the Planning Commission expressed that the SB 9 units and Accessory Dwelling Units (ADUs) should have the least impact on neighborhoods. On March 18, 2025, City Council received staff’s SB 9 presentation with Planning Commission’s comments and concurred with the recommendations presented at the time.
2021-2029 6th Cycle Housing Element
The City’s 6th Cycle Housing Element for 2021-2029 (“HE”) was certified in February 2023, however certification was rescinded on October 2, 2024 due to the City adopting a moratorium on emergency shelters, supportive housing, single-room occupancy, and transitional housing.
The HE was re-certified on September 19, 2025 when the moratorium was rescinded.
In order to ensure continuous certification of Norwalk’s 6th Cycle HE, staff has initiated several amendments to the Norwalk Municipal Code (“NMC”) to fulfill HE programs related to development standards for emergency shelters, multi-family projects with at least 20 percent affordability, group homes, density and minimum lot size requirements in residential zones. Staff also recommend clarification of the illustration provided for lot coverage in the NMC and specifying density in mixed use developments.
Zoning Text Amendment (ZTA) No. 2026-01
The following code amendments are recommended to comply with SBs 9 and 450, to implement HE programs, and to clarify standards:
SBs 9 and 450:
Based on the feedback received and to comply with state requirements, staff has prepared a draft ordinance to codify SB 9 and 450 standards into Chapters 16 (Subdivisions) and Chapter 17 (Zoning) of the NMC.
NMC Chapter 16.02 Approval Procedures - Article VIII. Urban Lot Split Chapter 16.02.500 Urban Lot Split
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SB 9 requires that cities allow for by-right subdivisions of one lot into two lots. Objective subdivision standards have been drafted that apply specifically to the lot size, width, lot design, and use of lots subdivided through an Urban Lot Split and are summarized as follows:
General procedures – Overview of the ministerial application requirements, review authority (Community Development Director and City Engineer) and review process.
While the approval process for Urban Lot Splits are required to be administrative reviews, a tentative parcel map compliant with the Subdivision Map Act is still required. Development and Design Standards – Allows urban lot splits create a maximum of two parcels with the development of a maximum of two units on each newly created parcel on properties in the R-1 zone with minimum lot size and frontage requirements. Owner occupancy requirements and limitations are also provided. Expiration and appeals – Approvals granted for urban lot splits are valid for two years.
This chapter also outlines the requirement that newly created lots shall have new and separate utility connections and trash services.
NMC Chapter 17.05 Residential Zones – Article I. R-1, Single-Family Residential Zone Subsection 17.05.110 Urban Dwellings
SB 9 requires that cities allow for a by-right second single-family home. Standards are recommended as follows:
Definitions – Defines key terms.
Applications – Overview of the ministerial application process based on the number of urban dwellings and urban lot split proposed.
Development Standards:
oNumber of Urban Dwellings – Two units maximum.
oSize of urban dwellings – Underlying Zone as Lot Coverage and Floor Area Ratio allows.
oOff-Street Parking - A minimum of one enclosed parking stall per urban dwelling. Requirements may be waived if certain criteria (i.e., located within a High Quality Transit Area) are met.
oHeight – Underlying zoning.
oOpen space – 200 square feet per urban dwelling.
Design Standard – Exterior design requirements as they relate to exterior materials, door placement, access.
Occupancy – Affordable housing regulatory agreement.
Limitations – Historic and low income housing have limitations on SB 9 development.
Short term rental of urban dwellings are prohibited. ADU and JADU’s will be restricted in conjunction with urban dwellings.
Exemptions – Relief from development standards due to property constraints.
Housing Element Program Implementation:
The following zoning code amendments are recommended to fulfill HE programs:
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NMC Section 17.01.060 and Chapter 17.05 Zoning Code Updates Definitions (NMC Section 17.01.060)
Update the definition of Emergency Shelter to comply with HE program No. 2.5 and Assembly Bill 2339.
By-Right Approval of Multi-Family Projects with at least 20 percent affordability (Section
17.04.600)
Add a new chapter to allow parcels listed in Appendix B – Sites Inventory Table of the HE by right approval of qualifying affordable housing units (HE Program No. 1.3 and AB 1397).
Residential Zones (NMC Chapter 17.05)
Add group homes with seven or more residents as a use permitted with a Conditional Use Permit in R-2, R-3, R-4, and R-H zones. Add group homes with six or fewer residents as a permitted use in the R-2, R-3, R-4, and R-H zone (HE Program No. 3.5 – Special Needs Housing).
Eliminate the sliding scale for maximum allowable density based on lot size in R-2 and R- 3 zones (HE Program No. 1.3 – Land Use Policy Changes). Reduced the minimum lot size requirement for the R-4 zone (HE Program No. 1.3 – Land Use Policy Changes).
Clarification of zoning standards:
The following zoning code amendments are recommended to amend various sections of the zoning code by clarifying standards:
Definitions (Section 17.01.060)
Clarify the illustration for Lot Coverage.
Mixed Use Developments (NMC Chapter 17.05.510)
Clarified density requirements for mixed-use developments.
Staff will continuously review the Zoning Code for any corrections, clarifications, additions and changes in state law and provide annual updates accordingly.
February 25, 2026 Planning Commission Meeting
On February 25, 2026, the Planning Commission held a public hearing for review and consideration of Ordinance No. 26-1768 / ZTA No. 2026-01. During the hearing, the Planning Commission heard from a resident who was in support of ZTA No. 2026-01 for the construction of SB 9 units.
The Planning Commission unanimously recommended approval to the City Council of Ordinance No. 26-1768 / ZTA No. 2026-01 as presented and recommended by staff.
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Environmental Assessment
The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption), where it can be seen with certainty there is no possibility that the activity in question may have significant effect on the environment.
Fiscal Impact:
N/A
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 February 20, 2026.
Strategic Plan 2023 Implementation:
Strategic Goal No. 3 – Create Dynamic Neighborhoods
Recommended Action:
Staff recommend City Council:
a. consider and find the Ordinance No. 26-1768 / Zoning Text Amendment No. 2026-01 project exempt from California Environmental Quality Act pursuant to Section 15061(b)(3) (Common Sense Exemption); and
b. introduce by title only Ordinance No. 26-1768, AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NORWALK, CALIFORNIA, ADDING CHAPTERS TO TITLE 16 (“SUBDIVISONS”) AND TITLE 17 (“ZONING”) OF THE NORWALK MUNICIPAL CODE TO IMPLEMENT THE PROVISIONS OF SENATE BILLS 9 AND 450 AND AMENDING VARIOUS SECTIONS OF TITLE 17 (“ZONING”) AS IT RELATES TO ZONING DEVELOPMENT STANDARDS AND USES, and schedule for adoption.
Attachments:
1. Ordinance No. 26-1768 (Zoning Text Amendment No. 2026-01)
2. Senate Bill 9
3. Senate Bill 450
4. Link to Planning Commission Meeting 2/25/2026 Staff Report for Zoning Text Amendment No. 2026-01