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Code reviser's note: Ord. 947 adds these provisions as Chapter 18.63. This chapter has been editorially renumbered to prevent duplication of numbering.
The Housing Development Overlay (HDO) Zone is intended to facilitate and encourage the development of affordable housing consistent with the requirements of State Government Code Article 10.6 (65580) and the Norco General Plan Housing Element. The HDO Zone will apply to specific properties within the City as shown on the official City of Norco zoning map and will require a HDO site plan to guide development on each site. The HDO Zone is intended to facilitate the development of affordable housing within a mixed-use context while taking into account the community's small plot agricultural/animal-keeping/equestrian lifestyle.
(Ord. 947 Sec. 1, 2012; Ord. 967 Sec. 1, 2013; Ord. 1072 Sec. 1 (Att. A), 2021)
The regulations and general rules set forth in Chapter 18.47 (Amendments and Zone Changes) shall apply to the HDO Zone. The regulations provide for a review of the proposed uses and the comprehensive development plans on existing lots. When the HDO Zone is applied to a property through the zone change process, the property so zoned shall be so named and consecutively numbered with the underlying zone in parenthesis added as a suffix on the official zoning map. For example: HDO-1 (C-G) would be the first HDO Zone with an underlying zoning of Commercial General (C-G).
Where a conflict occurs between the requirements of this chapter and other City requirements, this chapter shall apply. Any proposed project including, but not limited to, the division of land, site plan or any grading wholly or partially within a HDO Zone shall be subject to the provisions of this chapter.
(Ord. 947 Sec. 1, 2012; Ord. 967 Sec. 1, 2013; Ord. 1072 Sec. 1 (Att. A), 2021)
A HDO Zone may be initiated upon motion by the Planning Commission, City Council, or at the request of the property owner in accordance with the procedures set forth in Chapter 18.47 (Amendments and Zone Changes).
(Ord. 947 Sec. 1, 2012; Ord. 967 Sec. 1, 2013; Ord. 1072 Sec. 1 (Att. A), 2021)
Upon approval of an HDO site plan, the following category of uses may be permitted:
A. 
Residential Development.
1. 
Residential development may include the development of single-family homes, multifamily homes, condominiums, townhomes, courtyard housing and other similar forms of housing and shall be developed at a density of 20 to 30 dwelling units per acre.
2. 
At least 50 percent of the acreage identified within an HDO site plan area must be used for exclusively residential uses at a density of 20 to 30 dwelling units per acre.
3. 
Residential development up to a maximum 35 dwelling units per acre may be permitted if a density bonus is awarded as described in Section 18.64.10.
4. 
Residential development may include supportive and transitional housing as defined in Chapter 18.02 and single-resident occupancy units as defined in Chapter 18.02 and regulated by Section 18.66.06.
B. 
Nonhousing Development.
1. 
All parcels approved as a HDO Zone must meet the requirements for residential development before nonresidential uses, as permitted in the underlying zoning, are allowed. City staff reserves the right to review all nonresidential uses for compatibility with the required residential densities and uses as part of the site plan review process.
If a project is proposed to be developed in phases, the required residential development must be developed prior to proposed mixed use and/or nonresidential development.
(Ord. 947 Sec. 1, 2012; Ord. 967 Sec. 1, 2013; Ord. 969 Sec. 1, 2014; Ord. 1072 Sec. 1 (Att. A), 2021)
To encourage and facilitate the development of affordable housing, a density bonus may be awarded to projects that provide equestrian facilities in conjunction with development of a HDO Zone. If an applicant chooses to provide such facilities, a density bonus allowing residential development of up to a maximum 35 dwelling units per acre may be awarded. A proposed density bonus will be evaluated by the Planning Commission as part of the HDO site plan review process.
The intent of the density bonus is to expand the animal-keeping lifestyle to all economic segments of the regional population. The inclusion of equestrian facilities will help preserve and maintain the equestrian character and rural nature of the City while accommodating the affordable housing needs of the community.
(Ord. 947 Sec. 1, 2012; Ord. 965 Sec. 1, 2013; Ord. 967 Sec. 1, 2013; Ord. 1072 Sec. 1 (Att. A), 2021)
Legal uses, lots, and structures existing prior to the adoption of the HDO Zone for a property in question which are not consistent with the standards and requirements of the HDO Zone shall be deemed nonconforming and subject to the provisions of Chapter 18.39 (General Provisions—Non-Conforming Uses, Lots, and Structures).
(Ord. 947 Sec. 1, 2012; Ord. 967 Sec. 1, 2013; Ord. 1072 Sec. 1 (Att. A), 2021)
Any development in an HDO Zone shall be subject to approval of an HDO site plan numbered consistently with the HDO Zone and subject to the same review process as a site plan per Chapter 18.40 (Site Plan Review). To assure that the requirements of this chapter are properly met and HDO zoned properties are comprehensively planned and affordable housing encouraged, a HDO site plan must be in effect prior to the approval of any subdivision of land, any grading of property that would require a grading permit, and any construction that would require a building permit, excepting therefrom any work done by the City or other public agency for the protection of public health, safety, or general welfare.
Consistent with Chapter 18.40 (Site Plan Review) an HDO site plan submittal shall depict and contain, but is not limited to, the following:
A. 
Lot dimensions.
B. 
All existing and proposed buildings and structures, including their location, size, height, proposed use, design and construction material.
C. 
All existing and proposed yards and spaces between buildings and structures.
D. 
All existing and proposed walls, fences and landscaping including the location, height, area, nature and type of design and material composition for the walls and fences and the type landscaping vegetation and irrigation system proposed for such.
E. 
All existing and proposed off-street parking, including the location, number of parking spaces, dimensions of the entire parking area and individual parking spaces, the arrangement of spaces, internal circulation pattern for pedestrian, equestrian, and vehicular traffic, and the landscaping thereof.
F. 
All existing and proposed access to the lot, including pedestrian, equestrian, and vehicular access; the points of ingress and egress to the lot, the width, location and description of the access areas and of the streets from which access and ingress is proposed.
G. 
All existing and proposed loading, including the location, area dimensions, number of loading spaces and the internal vehicular traffic circulation on the site for loading vehicles.
H. 
All existing and proposed lighting, including the location and general nature of both off-site and on-site lighting; the proposed intensity thereof and diffusion thereof.
I. 
All existing and proposed street or trail dedications, and improvements thereon, including the location, and nature of street or trail improvements.
J. 
All existing and proposed outdoor and indoor storage activities, including but not limited to the nature of such storage, its location, proposed height and type of screening for such including the design and material composition thereof.
K. 
All existing and proposed drainage and grading on-site and off-site, including the location of the drains, their type and dimensions.
L. 
A land use plan is required to illustrate the proposed location of uses on each HDO site and must specifically demonstrate where the required residential uses will be located on the site, the proposed densities, housing product types, and the relationship to the other uses on the site.
M. 
A detailed list with descriptions of individual uses permitted or conditionally permitted within the proposed HDO Zone. When a use is not permitted by the underlying zone, including residential and/or mixed uses, development and design standards must be provided by the applicant. Proposed standards for residential and mixed uses should facilitate the development of housing to meet the required densities and to encourage a variety of housing types.
N. 
Elevations and illustrative drawings of the proposed development.
O. 
If applicable, a phasing plan must be submitted showing how project development will occur.
P. 
Such other data as may be required by the Planning Director to enable the Planning Commission to make a proper review and take action thereon.
Q. 
Residential projects (including the residential component of mixed-use project) where a minimum of 20 percent of units are affordable to low-income households, as defined by the State Department of Housing and Community Development, and which comply with the objective development standards of this chapter, will be subject to ministerial approval by the Planning Director, and no residential site development permit will be required. Ministerial approval shall only apply to these sites that are being reused from the previous Housing Element cycle and noted in the most current Housing Element and General Plan to meet the RHQ.
R. 
Any project within the HDO zone that qualifies for ministerial approval in compliance with State law shall follow the objective development standards adopted by the City.
S. 
The objective development standards adopted by the City of Norco shall serve as the design and development standards/guidelines for all projects that are not subject to ministerial approval. When not subject to ministerial approval, these standards can be modified at the discretion of the Planning Commission and/or the City Council.
(Ord. 947 Sec. 1, 2012; Ord. 967 Sec. 1, 2013; Ord. 1072 Sec. 1 (Att. A), 2021; Ord. 1080 Sec. 2, 2022)