EPD Solutions, Inc. Pepper Avenue Specific Plan 1
Pepper Avenue
Specific Plan
Final
Adopted: December 12, 2017
Amended: XX,XX,XX
Prepared for:
Prepared by:
EPD Solutions, Inc. Pepper Avenue Specific Plan 2
Specific Plan
Resolution No. 7258 and 7259
Lead agency
City of Rialto
Development Community Department
150 S. Palm Avenue Rialto, California 92376
Prepared by
KTGY Group, Inc.
17911 Von Karman, Ste. 200
Irvine, California 92614
Contact: John Moreland
Amended by
EPD Solutions, Inc.
2355 Main Street, Suite 100
Irvine, CA 92614
Adopted by the Rialto City Council on December 12, 2017 Pepper Avenue
EPD Solutions, Inc. Pepper Avenue Specific Plan 3
CITY OF RIALTO
City Council
Deborah Robertson, Mayor
Ed Scott, Mayor Pro Tem
Joe Baca Jr., Council Member
Andy Carrizales, Council Member
Rafael Trujillo, Council Member
Planning Commission
John A. Peukert, Chair
Frank Gonzalez, Vice-Chair
Dale Estvander
Artist Gilber
Jerry Gutierrez
Pauline Tidler
Al H. Twine
City Administration
Robb Steel, Interim City Administrator/Development Services Director Development Services
Gina Gibson-Williams, Planning Manager
Project Team
KTGY Group, Inc.
Abacus Project Management, Inc.
ESA PCR
Fuscoe Engineering, Inc.
Market Profiles, Inc.
Sitescapes, Inc.
Urban Crossroad
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Table of Contents
Chapter 1 – Introduction ......................................................................................................................................................... 6
1.1 Purpose And Components of the Specific Plan.................................................................6
1.2 Authority And Format of the Specific Plan............................................................................6
1.3 Project Setting..........................................................................................................................................8
1.4 Project Objectives................................................................................................................................10
1.5 Project Summary ...................................................................................................................................11
1.6 Discretionary Actions and Approvals ......................................................................................13 Chapter 2 – Planning Context ........................................................................................................................................... 15
2.1 Relationship to the City of Rialto General Plan/Zoning Code..................................15
2.2 Existing Conditions..............................................................................................................................19
2.3 Surrounding Land Uses.................................................................................................................... 22 Chapter 3 – Plan Elements ................................................................................................................................................. 24
3.1 Purpose And Intent............................................................................................................................24
3.2 Land Use Plan.........................................................................................................................................24
3.3 Open Space Plan..................................................................................................................................28
3.4 Circulation Plan .....................................................................................................................................32
3.5 Infrastructure Plan..............................................................................................................................35
3.6 Grading Plan............................................................................................................................................39 Chapter 4 – Design Guidelines ........................................................................................................................................ 40
4.1 Introduction.............................................................................................................................................40
4.2 Light Industrial Architectural Design Guidelines.............................................................40
4.3 Community Commercial Architectural Design Guidelines.......................................43
4.4 Multi-Family Residential Architectural Design Guidelines........................................50
4.5 Veneto Architectural Style............................................................................................................59
4.6 Signage.......................................................................................................................................................59 Chapter 5 – Development Standards ......................................................................................................................... 66
5.1 Purpose and Intent.............................................................................................................................66
5.2 Definitions.................................................................................................................................................66
5.3 Zone Designations ..............................................................................................................................67
5.4 Maximum Allowable Development..........................................................................................67
5.5 Permitted and Conditionally Permitted Uses ...................................................................70
5.6 Development Standards.................................................................................................................78
5.7 Allowable Encroachments..............................................................................................................81
5.8 Off-Street Parking Standards.......................................................................................................81
5.9 Signage.......................................................................................................................................................83
5.10 Fences And Walls ................................................................................................................................89 Chapter 6 – Implementation ............................................................................................................................................. 90
6.1 Purpose and Intent.............................................................................................................................90
6.2 Implementation of Development Applications.................................................................91
6.3 Project Phasing.....................................................................................................................................92 EPD Solutions, Inc. Pepper Avenue Specific Plan 5
6.4 Financing...................................................................................................................................................92
6.5 Development Transfers...................................................................................................................94
6.6 Specific Plan Modifications And Amendments ...............................................................94
6.7 Precise Plan of Design (Design Review) ...............................................................................96
6.8 Sign Program..........................................................................................................................................97 Appendix A – General Plan Consistency ................................................................................................................ 100
List of Figures
1-1 Regional Location...................................................................................................................................9 1-2 Local Vicinity Map.................................................................................................................................10 1-3 Land Use Plan..........................................................................................................................................13 2-1 Existing City of Rialto General Plan Land Use Designations ....................................16 2-2 Proposed City of Rialto General Plan Land Use Designation .................................. 17 2-3 Existing City of Rialto Zoning Designation...........................................................................18 2-4 Proposed City of Rialto Zoning Designation.......................................................................19 2-5 Site Aerial..................................................................................................................................................23 3-1 Land Use Plan.........................................................................................................................................26 3-2 Open Space Plan..................................................................................................................................30 3-3 Circulation Plan .....................................................................................................................................33 3-4 Typical Cross Section........................................................................................................................34 3-5 Pedestrian Bridge Section.............................................................................................................35 3-6 Water & Sewer Service....................................................................................................................37 3-7 Grading Plan............................................................................................................................................39 5-1 Land Use Plan.........................................................................................................................................69 5-2 Pepper Avenue Specific Plan Signage ..................................................................................86 List of Tables
3-1 Planning Area Land Use Summary...........................................................................................25 5-1 Planning Area Zoning Designation Summary ...................................................................68 5-2 Permitted Uses ......................................................................................................................................71 5-3 Pepper Avenue Development Standards............................................................................78 5-4 Sign Standards.......................................................................................................................................84 6-1 Development Process Approvals ..............................................................................................91 EPD Solutions, Inc. Pepper Avenue Specific Plan 6
Chapter 1 – Introduction
1.1 Purpose and Components of the Specific Plan
The Pepper Avenue Specific Plan (hereafter referred to as “Specific Plan”) provides a detailed description of the proposed land uses, infrastructure and implementation requirements for the Pepper Avenue Specific Plan project (hereafter referred to as “Project”). The design guidelines contained in this document will assist in creating architectural themes and landscape character for development for the Project. The development standards will establish permitted uses, setbacks and general development criteria. The Specific Plan is expected to be adopted by resolution except for Chapter 5, Development Standards, which will be adopted by ordinance and serve as the zoning for the Specific Plan area.
This Specific Plan is intended to serve the following purposes:
1. Promote quality development consistent with the goals and policies of the City of Rialto General Plan.
2. Provide for comprehensive planning that assures the orderly development of the site in relation to its surroundings.
3. Assure appropriate phasing and financing for community facilities, including circulation and streetscape improvements, domestic water, urban runoff and flood control facilities, and sewage disposal facilities.
4. Establish development regulations that permit a variety of uses, protect natural habitat, and encourage a pedestrian connection to Frisbie Park and create gateway elements.
5. Develop a plan that is economically feasible and that can be implemented based on existing and anticipated future economic conditions.
6. Provide for the creation of a strategic logistics and business park hub that provides well-paying jobs and economic benefit to the City of Rialto and its community.
1.2 Authority and Format of the Specific Plan
The State of California Legislature has established the authority and scope to prepare and implement specific plans. The State requires that all cities and counties in California prepare and adopt a comprehensive General Plan for the physical development of their areas of jurisdiction. To implement the policies described in the General Plan, regulating programs need to be adopted (i.e., zoning ordinances, subdivision ordinances, building and housing codes, etc.).
California State law authorizes cities with complete General Plans to prepare and adopt specific plans (Government Code Section 65450 – 65457). Local planning agencies or their legislative bodies may designate areas within their jurisdiction as areas for which a specific plan is “necessary or convenient” (Government Code Section 65451).
Specific plans are intended to serve as bridges between the local General Plan and individual development proposals. Specific plans contain both planning EPD Solutions, Inc. Pepper Avenue Specific Plan 7
policies and regulations, and may combine zoning regulations, capital improvement programs, detailed development standards, and other regulatory requirements into one document, which are designed to meet the needs of a specific area.
This Specific Plan has been created through the authority granted to the City of Rialto by the California Government Code, Sections 65450 through 65453.
This Specific Plan has been prepared in accordance with the provisions of the California Government Code, which stipulate that a specific plan contain text and diagrams that specify the following:
Land Use
The specific plan must specify the distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. This discussion is included in Section 3.2 of this Specific Plan.
Public Facilities
The specific plan must show the proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities located within the area covered by the plan and needed to support the land uses described in the plan. This discussion is included in Section 3.2.1.C of this Specific Plan.
Development Standards
The specific plan must include standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. This discussion is included in Chapter 5, Development Standards, of this Specific Plan.
Implementation Measures
The specific plan must include a program of implementation measures, including regulation, programs, public works projects, and financing measures.
This discussion is included in Chapter 6, Administration and Implementation, of this Specific Plan.
General Plan Consistency
The specific plan must include a statement of the relationship of the specific plan to the General Plan. This discussion is included in Appendix A of this Specific Plan.
Optional Contents
The specific plan may address any other subject that, in the judgment of the planning agency, is necessary or desirable for implementation of the General Plan. The Pepper Avenue Specific Plan includes community building, landscape, architectural, and sustainable design guidelines in Chapter 4, Design Guidelines, of this Specific Plan.
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All future development plans, tentative parcel and/or tract map(s), and/or other similar entitlements for the Specific Plan area shall be consistent with the regulations set forth in this Specific Plan and with all other applicable City of Rialto regulations. Furthermore, all regulations, conditions, and programs contained herein shall be deemed separate, distinct, and independent provisions of the Pepper Avenue Specific Plan. In the event that any such provision, standard, or clause is held invalid or unconstitutional, the validity of all remaining provisions, standards, and clauses of this Specific Plan shall not be affected.
1.3 Project Setting
Regionally, the City of Rialto is located in the southwestern portion of San Bernardino County in the largely developed San Bernardino valley region.
Rialto is primarily surrounded by the developed cities of Fontana, Colton, and San Bernardino. Unincorporated portions of the counties of San Bernardino and Riverside Counties also abut the city. The Specific Plan area encompasses 101.7 acres within the northeastern portion of the City of Rialto. The City of San Bernardino is immediately east of the Project Site. Figure 1-1, Regional Map, depicts the location of the Project Site from a regional perspective.
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In the local vicinity, the site is generally located east of Eucalyptus Avenue, south of the 210 Freeway, west of Meridian Avenue and north of Walnut Avenue. Pepper Avenue bisects the Project into two east and west halves of the site. Pepper Avenue was recently extended from Winchester Drive on the south, through the Project site, connecting to Highland Avenue through an underpass just north of the 210 Freeway. The 210 Freeway interchange with Pepper Avenue provides regional and local access to the Project site. From the south, Pepper Avenue provides access to the Project site. Figure 1-2, Local Vicinity Map, shows the project site location within a local context.
Figure 1-1
1-1 Regional Location Source: Google Maps
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1.4 Project Objectives
The Pepper Avenue Specific Plan is designed to implement a series of objectives that have been carefully crafted to ensure that the project results in a high-quality development that meets realistic and achievable objectives.
These objectives, which are identified below, have been refined throughout the planning and design process for the Project:
1. Revitalize the underutilized Project site by promoting the creation of a professional, well-maintained, and attractive environment for the development of a multi-purpose business park, light industrial and warehousing/logistics complex and commercial opportunities.
2. Facilitate the construction of utilities, roads, and other major infrastructure that are sufficiently sized to adequately serve the Specific Plan area.
3. Expand Rialto’s industrial uses in proximity to regional transportation networks.
Figure 1-2
1-2 Local Vicinity Map Source: Google Maps
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4. Create an economic engine to drive future growth in Rialto, spur infrastructure improvements in the area and implement the Specific Plan vision.
5. Provide local, well-paying jobs to residents that otherwise travel out of the region for employment.
6. Provide freeway-oriented commercial and industrial opportunities to serve regional needs and stimulate job and revenue growth in the city.
7. Incorporate “Green” and sustainable practices, as practicable, in developing buildings and infrastructure.
8. Undertake development of the Project site in a manner that is economically feasible and balanced to address both the property owners’ and the city’s economic concerns.
9. Locate and integrate the design of native habitat open space areas into the community, such as providing a pedestrian bridge inclusive of interpretive signage that connects the development area with the adjacent Frisbie Park.
10. Maximize the use of native plant materials/species in the project landscaping, especially in areas located in proximity to preserved native habitat.
1.5 Project Summary
The Pepper Avenue Specific Plan project is a planning effort of 101.7 acres initiated by the city of Rialto in order to guide future development for these mostly vacant parcels located at the northeastern portion of the city. Planned future development has been made viable by the construction of the 210 Freeway and the completion of the Pepper Avenue extension between Winchester Drive and Highland Avenue.
At build-out, the Pepper Avenue Specific Plan is anticipated to create hundreds of jobs and tax revenue from warehousing, logistics, and commercial services. Actual job creation depends on the type of land uses ultimately developed, as a range of retail, business park, and industrial uses are permitted. For example, e-commerce uses such as internet merchant fulfillment would yield more jobs than a distribution warehouse since many ecommerce companies employ labor-intensive picking and packing operations.
Employment opportunities will range from entry level to highly skilled labor, adding to Rialto’s competitive advantage in the region.
The Specific Plan is designed with the surrounding land uses in mind as depicted on Exhibit 1.3, Land Use Plan. Four land use designations have been designated for this project: Light Industrial, Community Commercial, Open Space, and Public Facility. These uses have been carefully selected to optimize the location’s advantages by promoting growth for the city and surrounding community. Details regarding the land use plan are below. • The Light Industrial land use designation will allow for up to 735,185 square feet of industrial land uses, taking advantage of the prime location adjacent to the proposed freeway interchange. The uses will EPD Solutions, Inc. Pepper Avenue Specific Plan 12
serve the nearby residential uses by providing well-paying jobs in local vicinity.
• The Community Commercial land use designation will allow for up to 62,400 square feet of retail uses that take advantage of the visibility from the 210 Freeway, as well as a prime location adjacent to the proposed freeway interchange. These uses will serve the nearby residential uses.
• The Open Space land use will preserve nearly 30 acres of habitat for Riversidean Alluvial Fan Sage Scrub (RAFSS). No development, except for a pedestrian bridge, would be permitted within this designation. The optional pedestrian bridge is proposed to cross through this planning area to connect the existing Frisbie Park to the Community Commercial district. This bridge will be designed to be environmentally sensitive to the open space below and feature interpretive signage so bridge users may learn about the protected habitat.
• The Public Facility designation contains an existing West Valley Water District (WVWD) facility that consists of existing pump stations, water supply wells, and a reservoir. This designation would allow future water district facilities.
• The Multi-Family Residential Overlay allows for the option of up to 275 units, subject to a reduction in the industrial square footage. This overlay zone is located at the eastern edge of the Project site. • A Community Commercial Overlay Zone will allow a limited development on approximately 6.3 acres, to allow future developers the flexibility to attract a wider variety of tenants on the western side of Pepper Avenue. Should a future developer choose to pursue limited development within the habitat area, the developer will be required to obtain necessary approvals from the permitting agencies and provide the necessary mitigation measures. Should the property owner wish to keep this area as natural open space, the permitted development intensity of this Overlay Zone may transfer to another portion of the Specific Plan.
• Specific design guidelines are outlined to ensure a cohesive and attractive development that meets the intent of the Rialto Municipal Code.
• The Specific Plan encourages an environmentally conscious or “Green” design to provide for a sustainable community. Developers within the Specific Plan area will be encouraged to incorporate energy- and water-saving materials and features to reduce energy and water consumption needs, and to minimize the impacts associated with EPD Solutions, Inc. Pepper Avenue Specific Plan 13
development. All future applications within the Specific Plan area will comply with all applicable California Green Building code standards.
1.6 Discretionary Actions and Approvals
The City of Rialto is the Lead Agency for purposes of California Environmental Quality Act (CEQA) compliance and has prepared an Environmental Impact Report (EIR) to consider the following discretionary actions, for which applications have been submitted to the city. These actions are required to implement this Specific Plan:
Source: Google Earth
* Length of pedestrian bridge could be reduced to the edge of development should any development occur on PA7.
Figure 1-3
1-3 Land Use Plan
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• Approval of the General Plan Amendment: A General Plan Amendment will be necessary to change the General Plan land use designation of the entire property from “Residential 6” to “Specific Plan” on the City’s General Plan Land Use Map.
• Approval of the Specific Plan: The Pepper Avenue Specific Plan has been prepared to realize the objectives of the proposed project as defined here in this Specific Plan. The Specific Plan will be adopted by resolution by the Rialto City Council, with the Development Standards chapter adopted by ordinance.
• Approval of a Zone Change: A zone change will be necessary to change the zoning of the entire property from the current “SingleFamily Residential” (R-1A) to “Pepper Avenue Specific Plan” on the city’s zoning map.
• Approval of Tentative Tract/Parcel Maps (TTM/TPM): TTMs and/or TPMs will be necessary to develop some of the Project Site. • Certification of the Environmental Impact Report (EIR): The city of Rialto has determined that an EIR is required to analyze the potential environmental impacts of the project and include mitigation measures, as appropriate, to reduce potential environmental impacts. The EIR has been prepared in accordance with CEQA and the CEQA Guidelines. The city of Rialto will consider certification of the EIR prior to acting on the requested approvals.
• Adoption of Mitigation Monitoring Program: The city will evaluate and adopt a Mitigation Monitoring Program (MMP), which will be considered by the city related to the changes made to the project or conditions of project approval that were adopted in order to mitigate or avoid significant effects on the environment.
All entitlements will require approval by the Rialto City Council.
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Chapter 2 – Planning Context
2.1 Relationship to the City of Rialto General Plan/Zoning Code The Pepper Avenue Specific Plan serves as a planning guide to implement the intent of the city’s General Plan and the vision for the Project site. The Specific Plan has been prepared to be consistent with all applicable goals and programs contained within the General Plan and to effectively implement the applicable policies of the General Plan, and the applicable Zoning requirements. The issues and goals identified within each element of the General Plan have been evaluated, and a statement of compliance with the General Plan has been included as Appendix A (General Plan Consistency Analysis).
2.1.1 General Plan Land Use
The city of Rialto General Plan Land Use Element has the broadest scope of any of the required policy documents and serves as the framework for the goals and policies contained in the other elements.
The Project will require an amendment to the city of Rialto General Plan to ensure full consistency between this Specific Plan and the General Plan. The General Plan Amendment will require changes to the General Plan Land Use Map. The primary implementation mechanism for the General Plan is the Zoning Ordinance.
The Project site is currently designated as “Residential 6.” Figure 2-1, Existing General Plan Land Use Designations, depicts the existing General Plan Land Use designation for the Project site and delineates jurisdictional boundaries.
The Specific Plan includes a proposal to amend the Rialto General Plan to change the land use designation for the Project site from Existing Site Photo, Looking West
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“Residential 6” to “Specific Plan” (see Figure 2-2, Proposed General Plan Land Use Designation).
Figure 2-1
Existing City of Rialto General Plan Land Use Designations 2-1 Existing City of Rialto General Plan Land Use Designations EPD Solutions, Inc. Pepper Avenue Specific Plan 17
2.1.2 Zoning
The Project site was annexed into the city of Rialto in 1973. The city of Rialto did not initiate the annexation. Consistent with Section
18.02.080 of the Rialto Zoning Code, which automatically places the “R-1A” single-family zone on newly annexed properties, the Specific Plan area was zoned as “Single Family Residential” (R-1A). No Figure 2-2
2-2 Proposed City of Rialto General Plan Land Use Designation EPD Solutions, Inc. Pepper Avenue Specific Plan 18
subsequent zone has ever been adopted on the Project site since this annexation. Figure 2-3, Existing Zoning Designations, depicts the existing zoning designations for the Project site and surrounding area.
The Project proposes to amend the city’s zoning map to change the zoning for the Project site from “Single Family Residential” (R-1A) to “Pepper Avenue Specific Plan” (see Figure 2-4, Proposed Zoning Designation).
Figure 2-3
2-3 Existing City of Rialto Zoning Designation
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2.2 Existing Conditions
The Project site is mostly vacant, except for the recently constructed Pepper Avenue roadway extension which bisects the Project in a north-south direction, and a West Valley Water District (WVWD) facility which includes three production wells, a pump station, and a reservoir (all to remain as part of the Project). Vacant portions of the project site are highly disturbed due to offroad vehicle (ORV) use, with some areas subject to unauthorized trash dumping.
Figure 2-4
2-4 Proposed City of Rialto Zoning Designation
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2.2.1 Site Topography
Both the east and west portions of the project site generally have a consistent gradual downward slope of 1.25 to 2.5 percent, from the northwest corner at 1,300 feet above mean sea level (AMSL) to a low point at the southeast corner at 1,260 feet AMSL. An unnamed wash drains southeasterly through the Project site, eventually emptying into Lytle Creek, and is roughly eight (8) feet lower than the portions of the project site that are designated for development.
2.2.2 Cultural Resources
According to the 1992 General Plan Update and the city’s adopted Specific Plans, there are no known paleontological sites in the city of Rialto. A paleontological field investigation conducted on the project area indicates that paleontological sensitivity remains low and paleontological resources, if any, are not expected to be adversely impacted.
2.2.3 Biological Resources
Nonnative grasslands, which in some areas support a sparse population of elderberry shrubs, cover the mid-section of the site; relatively undisturbed mature and intermediate RAFSS habitat dominates the western portion of the site, and a small southern willow scrub (SWS) habitat is located near the WVWD pumping facility in the south. The preliminary jurisdictional assessment indicates that the site supports at least two jurisdictional drainage features which are subject to regulation by the United States Army Corps of Engineers (USACE) and the Santa Ana Regional Water Quality Control Board (RWQCB) as “waters of the U.S.,” and by the California Department of Fish and Wildlife (CDFW) as jurisdictional streambed.
2.2.4 Soils
The site and surrounding area are underlain by alluvial sediments of the Lytle Creek fan, consisting of unconsolidated, gray, sand and silty sand with cobbles and boulders. These deposits have eroded from the granitic rocks that compose the San Bernardino Mountains to the north. The thickness of the alluvial soil underlying the site is estimated at between 1,000 and 1,100 feet. Cretaceous-age granitic basement rock is expected to underlay the alluvial soil at depth. Per the Geotechnical Investigation previously prepared for the site, late Holocene aged, very young alluvial wash deposits (Qw) have been mapped in the wash in the western portion of the site. Early Holocene to late Pleistocene aged, young alluvial fan deposits (Qya), have been mapped in the eastern portion of the site. Also, engineered fill was utilized beneath the Pepper Avenue roadway extension.
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2.2.5 Seismicity and Faulting
The Rialto area, like most of Southern California, is located in a region of active faults. Active faults are defined by the California Department of Mines and Geology (1985) as those structures exhibiting displacement during Holocene times (i.e., within the last 11,000 years).
The entire project site is located within the designated Alquist-Priolo Earthquake Fault Zone for the San Jacinto fault. A trace of the San Jacinto fault passes through the southwest corner of the site and a postulated (or assumed) concealed trace of the San Jacinto fault passes through the center of the site, though a 1995 trenching study performed by Leighton & Associates at the postulated fault location did not find any faults. Because the site falls within the San Jacinto Fault Zone, a site-specific geotechnical study is required to be performed in accordance with the Alquist-Priolo Earthquake Fault Zoning Act. Should an active fault be discovered upon the project site, any structure intended for human occupancy must be set back a minimum of 50 feet from the trace of the fault location.
2.2.6 Hydrology
The existing drainage pattern is consistent with existing topography, which conveys storm flows southeasterly. The project site experiences offsite drainages which enter the site at the northwest corner via 96- and 60-inch reinforced concrete pipes (RCP). This is the main source of storm run-on onto the project site. The 96-inch RCP consists of drainage from areas north of the 210 Freeway, including developed residential areas east of Cactus Avenue. The 60-inch RCP conveys drainage from the 210 Freeway. Beyond Pepper Avenue, flows trend in an easterly direction that feed into Lytle Creek. None of the project site is located within the 100-year flood plain.
2.2.7 Circulation
The only public roadway on the Project site is the recently completed Pepper Avenue extension, which bisects the site into eastern and western halves. Pepper Avenue is designated as a Major Arterial in the City of Rialto General Plan. The roadway currently consists of two lanes of travel in each direction through most of the Project site, and narrows down to one lane in each direction near the Project’s northern boundary. Landscaped parkways, sidewalks and streetlights are provided on both sides of Pepper Avenue in the southerly half of the Project site, where Pepper Avenue consists of two travel lanes in each direction. As part of the future Pepper Avenue interchange construction, the San Bernardino Associated Governments (SANBAG) will add a second travel lane in each direction and extend the parkway/sidewalk improvements to Highland Avenue, which is just north of the Project site. This construction was completed in 2017.
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2.3 Surrounding Land Uses
Figure 2-5, Site Aerial shows the Project site location within a local context.
Adjacent and surrounding land uses in the project area are summarized as follows:
North: Caltrans right-of-way/210 Freeway followed by vacant land and aggregate mining operations north of the freeway.
East: Riverside Highland Water Company property and the Burlington Northern Santa Fe Railroad, followed by the Lytle Creek Wash which trends in a southeast to southwest direction. The Lytle Creek – Island Levee System protects the project site from potential flooding associated with Lytle Creek.
In addition, there is a semi-rural residence to the east of the site just beyond the railroad line to the east of the WVWD facility.
West: Single-family residential uses in North Pepper Avenue Neighborhood and Frisbie Park, which includes six (6) lighted baseball/softball fields and children’s play areas.
South: An unnamed wash and vacant land followed by single-family residential uses.
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Source: Google Maps
Figure 2-5
2-5 Site Aerial
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Chapter 3 – Plan Elements
3.1 Purpose and Intent
This Chapter contains a discussion of the various plan elements for the Specific Plan, including the following:
• Land Use Plan
• Open Space and Conservation Plan
• Circulation Plan
• Infrastructure Plan and Public Services
• Grading Plan
Each plan works in tandem with the other plans to establish a framework for the Pepper Avenue Specific Plan, ensuring that the project will develop to be an enriching asset to the city of Rialto, providing open space, a gateway into the city, commercial and potential residential opportunities to the area surrounding the project site.
3.2 Land Use Plan
3.21 Land Use Plan Description
The Pepper Avenue Specific Plan is a 101.7-acre planned development located within the city limits of Rialto. The Project is comprised of eight planning areas (PAs) and is designed to be a employment center with industrial and commercial uses, as well as natural open space, and public facility uses, as shown in Table 3-1, Planning Area Land Use Summary and Figure 3-1, Conceptual Land Use Plan. The Specific Plan will focus on creating a high-quality development that efficiently utilizes the property and effectively provides employment and commercial opportunities to residents of Rialto.
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Table 3-1
Planning Area Land Use Summary*
Planning Area Acres Land Use Development Potential
PA 1 2.63 Community
Commercial
13,000 sf Commercial
Retail Uses
PA 2 14.6 Light Industrial 295,000 sf Industrial
Uses
PA 3 9.4 Light Industrial with
Residential Overlay
(Res. Overlay)
190,000 sf
Industrial Uses**
PA 4 13.7 Public Facility West Valley Water
District
PA 5 4.5 Community
Commercial
41,000 sf Commercial
Retail Uses
PA 6 2.0 Community
Commercial
8,400 sf Commercial
Retail Uses
PA 7 5.4 Open Space with
Community
Commercial
Overlay
(Comm. O’lay)
52,700 sf Commercial
Retail Uses*
PA 8 0.9 Open Space with
Community
Commercial Overlay
(Comm. Overlay)
8,250 sf Commercial
Retail Uses*
PA 9 29.5 Open Space Natural Open Space
PA 10 11.64 Light Industrial 250,185 sf Industrial
Uses
Pepper/Caltrans
Avenue Right-ofWay (ROW)
7.43 ROW ROW
Totals: 101.7 735,185 total SF
Industrial uses
115,790 Total Retail
Uses*
* The development potential for any Community Commercial zones or Community Commercial Overlay zones may be transferred to any Community Commercial zones or Community Commercial Overlay zones within the Project site, per Section 6.5.2, Development Intensity Adjustments. ** As part of the Residential Overlay zone, up to 275 multi-family dwelling units may be permitted with a corresponding reduction of up to 190,000 square feet of industrial uses, as described in section 5.4.2, Residential Overlay Development Equivalency.
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Figure 3-1
3-1 Land Use Plan Source: Google Earth
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A. Light Industrial
The Light Industrial land use designation is intended to accommodate a variety of industrial-serving commercial, lowintensity office, technology, light manufacturing, and warehouse/distribution uses that are compatible with the site’s location and close proximity to the 210 freeway. The land use district accommodates storage and warehousing uses located in larger buildings on larger sites. Uses may include e-commerce, high cube warehouses, or distribution. A wide range of manufacturing and assembly uses are also permitted in this district.
The Light Industrial land use designation is applied to PAs 2, 3, and 10 which encompass approximately 35 acres of land in the northern portion of the site adjacent to the 210 Freeway. The maximum buildout within these planning areas, will be 735,185 square feet of industrial uses.
B. Community Commercial
The Community Commercial land use designation provides for a variety of commercial and retail uses, as well as business park development consisting of a mix of office, research and development, light industrial and other complementary uses.
Community commercial uses are particularly well suited for the Project due to its physical and visual accessibility from the 210 Freeway and the proposed interchange.
The Community Commercial land use designation is applied to PAs 1, 5, and 6 which encompass approximately 9 acres of land in the northern portion of the site adjacent to the 210 Freeway, on the west side of Pepper Avenue. The maximum buildout within these planning areas will be 62,400 square feet of commercial retail and business park uses. Retail uses include, but are not limited to, grocery stores, retail stores, restaurants and other similar uses.
Business park uses include, but are not limited to, general offices, medical offices, research and development, light industrial and other similar uses.
C. Open Space
PAs 7, 8 and 9 (5.4, 0.9, and 29.5 acres, respectively) function as habitat area for RAFSS and includes a natural drainage feature that runs adjacent to the Community Commercial PAs of the site and eventually feed into Lytle Creek. PA 9 will remain as open space to preserve this area’s functions as both habitat preservation and a wash feature. This open space designation would preclude development within the boundaries of PA 9, except for a ten-foot wide, grade- separated pedestrian bridge that connects the Project’s developed areas with the off-site Frisbie Park. This optional pedestrian bridge will be designed such that it does not interfere with the conveyance of stormwater runoff or the EPD Solutions, Inc. Pepper Avenue Specific Plan 28
migration of wildlife through this wash and into adjacent off-site locations. PAs 7 and 8 are designated with a Community
Commercial Overlay. This designation is further discussed in 3.2.1.D Community Commercial Overlay.
D. Public Facility
PA 4 is designated as Public Facility. An existing WVWD facility exists on the site and consists of a combination of pump stations, water supply wells, and an aeration reservoir that serves WVWD’s Zone 4. Future permitted uses would include those consistent with a utility service provider. However, specific development is not proposed for this site as a part of the initial Specific Plan adoption.
E. Community Commercial Overlay
The Community Commercial Overlay is intended to increase the viability of commercial development within PAs 7 and 8 by potentially allowing commercial uses on the adjacent PAs 7 and8.
In this development scenario, an additional 6.3 areas of Community Commercial uses would be developable, allowing the possibility of larger retail tenants. Should PA 7 and 8 ultimately be preserved as open space or not developed, the development allotted for these PAs may be transferred to another PA, as described in Section
5.4.1, Density Transfers. Open space, retail, and business park uses are permitted in PAs 7 and 8.
F. Residential Overlay
The Multi-Family Residential Overlay is intended to provide flexibility to better address future market conditions and housing needs of the City of Rialto. As detailed in Section 5.4.2, Residential Overlay Development Equivalency, multi-family units, at a maximum density of 30 dwelling units per acre, may be developed within PA 3 to a maximum of 275 units. These units would be permitted with a corresponding reduction up to 116,000 square feet of retail uses assigned to PA 3 (see Scenario 2 in Table 3-2, Development Scenarios Summary).
3.3 Open Space Plan
Of the 101.7 acres located within the Specific Plan, a minimum of 29.5 acres will be preserved as open space. In the development scenario where PAs 7 and 8 are not utilized as permitted by the Community Commercial Overlay, additional
6.3 acres will be preserved as open space, thereby increasing the overall contiguous open space areas to 35.8 acres. Open space areas within the project are shown in Figure 3-2, Open Space Plan.
3.3.1 Avoidance and Long-Term Preservation
A minimum of 29.5 acres of natural open space within the project area will be set aside in perpetuity for avoidance and long-term preservation of habitat and species. These lands primarily are composed of the natural drainage feature that exists on the property and eventually feeds into Lytle Creek. This natural open space supports several EPD Solutions, Inc. Pepper Avenue Specific Plan 29
sensitive plant and wildlife species, including, but not limited to the San Bernardino Kangaroo Rat (SBKR) and RAFSS.
Existing Onsite Habitat
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Figure 3-2
3-2 Open Space Plan Source: Google Earth
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3.3.2 Pedestrian Bridge and Welcoming Plaza
The Project’s open space also includes a pedestrian bridge connecting the Community Commercial zone to Frisbie Park, just west of the Project site. In addition to the bridge connecting pedestrians between these two uses, the bridge will also include interpretive signage, which will allow visitors of the site to view and learn about the habitat that they are crossing.
Once entering the Project site from Frisbie Park, visitors will enter into a welcoming plaza, announcing their arrival into the City’s northeastern gateway. The welcoming plaza on PA 5/7 is envisioned to be a pedestrian-friendly area with a focal element and seating. Additional details of the pedestrian bridge and the welcoming plaza are included in in this Section and in Chapter 4, Design Guidelines.
It should be noted that there are several variables that need to be determined for the pedestrian bridge, including but not limited to, obtaining permitting agency approvals (i.e. Army Corps of Engineers).
Although it is anticipated that the pedestrian bridge would not disrupt a significant portion of the RAFSS, timing and securing funding for the bridge will be difficult to coordinate. As such, the pedestrian bridge is an encouraged element, and not a mandatory element of the Project.
Should the pedestrian bridge not occur, the welcoming plaza in PA 5/7 is not required.
Example, Welcoming Plaza
P
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3.4 Circulation Plan
3.4.1 Circulation Plan Description
Final site planning and off-site design shall be subject to City approval. In addition to the typical street section described and depicted, additional right-of-way and geometric
enhancements such as additional left turn and right turn lanes, including but not limited to those at intersections, may be required to adequately mitigate impacts identified in the Traffic Impact Analysis/Specific Plan EIR. Local roadway circulation shall accommodate trucks with a double trailer combination wheelbase of 67 feet (known as the WB-67
design vehicle). The circulation plan is depicted on Figure 3-3, Circulation Plan.
3.4.2 Vehicular Circulation Network and Hierarchy
A. Pepper Avenue
Primary access to the Project site is provided by Pepper Avenue from the north and south. Pepper Avenue is a public street designated as a Major Arterial in the City of Rialto General Plan. The project includes improvements to Pepper Avenue by including four lanes of travel and a Class II bike lane in both directions. Typical roadway cross sections for Pepper Avenue are shown on Figure 3-4 with typical cross sections for the Pepper Avenue signalized intersection
shown on Figure 3-5.
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Figure 3-3
3-3 Circulation Plan
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B. Easton Avenue Vacation
The Project site includes a right-of-way extension for
Easton Avenue east of Eucalyptus Avenue. This right-ofway, owned by the city of Rialto, was envisioned to provide direct access to Frisbee Park from Pepper Avenue.
However, with the construction of the 210 Freeway, the
right-of-way for Easton Avenue terminates at Caltrans’
right-of-way. Given the relatively low volume of traffic anticipated to a local street connection to the west of the Project, the right-of-way reserved for Easton Avenue east of Eucalyptus Avenue will be vacated by the city of Rialto.
C. Proposed Driveways for Planning Area Access
Driveways shall conform to access requirements of the city of Rialto Traffic and Transportation Design Guidelines and be to the satisfaction of the City Engineer. Driveway
locations, specifically those that are in proximity to masterplanned or future traffic signals, shall be located so as not to interfere with queues as projected in the Traffic Impact Analysis for the Specific Plan.
D. Pedestrian Circulation
A highlight of the Project is a ten-foot-wide pedestrian bridge proposed to span PA 7 and terminate in PA 5,
connecting Frisbie Park and the surrounding neighborhoods to the Project site. A section of the optional pedestrian bridge is depicted in Figure 3-X, Pedestrian Bridge Cross Section. Should development occur in PA 7, the pedestrian bridge may terminate in PA 7, rather than PA 5. This access point will allow pedestrians to access the Project from Frisbie Park and adjacent neighborhoods while preserving Figure 3-4
3-4 Typical Cross Section
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the sensitive habitat in PA 9 from foot traffic and issues associated with on-grade trails. This bridge will include information about the underlying habitat and allow users to view the wildlife from above. The bridge will terminate in an attractively designed “welcome plaza” in PA 5 (or PA 7
should development occur in PA 7) that will serve as a
pedestrian gateway into the Project.
3.5 Infrastructure Plan
3.5.1 Water System
Water services to the Project site will be owned and operated by the city of Rialto. Connection to the servicing line under Pepper Avenue will be required from both sides of the right-of-way. These future connections would lie north of the WVWD Facility and would require either a direct connection to the existing 30-inch transmission line under Pepper Avenue or extending the existing 12-inch line located just south of the Project site to the future point of connections.
According to the Pepper Avenue Specific Plan Water System Analysis, prepared by Fuscoe Engineering and dated April 2015, currently there Figure 3-5
3-5 Pedestrian Bridge Section Source: Fuscoe Engineering EPD Solutions, Inc. Pepper Avenue Specific Plan 36
is adequate capacity in both the 30-inch and 12-inch transmission lines to support the future development within the Specific Plan area. Water service to the project site is depicted in Figure 3-9, Water and Sewer Service.
3.5.2 Sewer System
The backbone sewer facilities will be owned and operated by the city of Rialto. With the recent Pepper Avenue roadway improvements, two sewer lines were constructed within Pepper Avenue. The two lines consist of a 12-inch vitrified clay pipe (VCP) and a 6-inch VCP force main. Per the city’s Sewer Master Plan (April 2013), the 12-inch line gravity flows south in Pepper Avenue from the 210 Freeway to a low point in Pepper Avenue and is capped for future connection to a future sewer lift station. The 6-inch VCP force main would convey flows from the future lift station southerly to a drop manhole within Pepper Avenue, which would then gravity flow southerly and join the nearest existing manhole at the intersection of Winchester Drive and Pepper Avenue. As identified in the Pepper Avenue Specific Plan Existing Sewer System Analysis, prior to any occupancy occurring on the Project site, installation of a sewer lift station is necessary. Sewer service to the project site is depicted in Figure 3-9, Water and Sewer Service.
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3.5.3 Drainage Plan
The Specific Plan area consists of existing storm drainage infrastructure within the Pepper Avenue- right-of-way. This infrastructure accommodates the run-off within the Pepper Avenue right-of-way and the existing flows into the right-of-way.
Proposed storm water drainage facilities and flows for private properties will be consistent with state and city requirements for storm water conveyance. One option to meet state and local requirements is included in the Initial Study/Notice of Preparation for the Pepper Avenue Specific Plan. This conceptual-level system included two (2) common storm drainage and water quality systems, one on the west side of Pepper Avenue and one on the east side.
Figure 3-6
3-6 Water & Sewer Service Source: Google Earth & Fuscoe Engineering EPD Solutions, Inc. Pepper Avenue Specific Plan 38
The final storm water design will likely differ from this design, as this Specific Plan does not mandate specific building locations.
Additionally, the final design could include green roofs, bioswales, etc. that would alter the minimum required size of the underground basin, or even eliminate the need for an underground basin. Other designs such as at-grade basins, or storm water designs that only treat individual developments could also be implemented. The precise design will be analyzed as part of the Water Quality Management Plan for each future, precise development.
3.5.4 Utilities and Public Services
It is anticipated that utilities will be provided by the existing public utility companies, Southern California Edison (SCE) and Southern California Gas Company (SCG) or other service providers allowed to enter the marketplace under Assembly Bill 1890.
It should be noted that Assembly Bill 1890, commonly referred to as the “Public Utilities Act,” allows for the deregulation of public utilities in California. Based on this Act, several other service providers may enter the marketplace. Consequently, there may be additional utility service providers in the future providing the same services that SCE currently provides to the project site.
A. Electricity
Electrical service is currently provided in the vicinity area by SCE.
SCE will supply electric power to the project, and will install the necessary distribution facilities to serve the proposed development. All new lines installed in the project area shall be placed underground.
B. Natural Gas
Natural gas service is currently provided in the vicinity area by Southern California Gas (SCG) Company.
C. Cable Services
Cable services is currently provided by Time Warner Cable and AT&T U-verse. Both services provide high speed internet and cable television packages.
D. Telephone Service
Telephone service to the site is provided by AT&T.
E. Public Services
Public services are considered and planned as part of the overall Specific Plan development concept. Public services include police protection, fire protection, schools, and libraries. Fire and police protection are provided by the city of Rialto. School services are provided by the Rialto Unified School District. Library services are provided by the County of San Bernardino. All public services are detailed in the Project EIR.
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F. Solid Waste Disposal and Recycling Services
Trash collection, waste disposal, and recycling services will be provided by EDCO Disposal, which is the only service provider approved by the city of Rialto with an exclusive franchise.
3.6 Grading Plan
The proposed mass grading for the Project site is depicted on Figure 3-10, Grading Plan. This exhibit indicates existing topography versus proposed grades that will be necessary for the Project. The highest proposed grade for the site is at 1295 AMSL in the northwestern portion of PA 7. The grade gently drops to a low point of 1267 AMSL in the southeastern portion of PA 3. It should be noted that this Grading Plan only indicates mass grading, with defined grading details for the Project entries and the Town Center. Since future buildings require flat pads, minor adjustments will be necessary to the Grading Plan at the design-level review.
Source: Fuscoe Engineering
Figure 3-7
3-7 Grading Plan
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Chapter 4 – Design Guidelines
4.1 Introduction
4.1.1 Public Realm versus Private Realm
This Specific Plan makes a distinction between the design guideline requirements of the public and private realms. Areas within the public realm are portions of the project that undergo dedication to and development for or by the city and are not a part of the privatelyowned project planning areas. In this instance, these areas include all streets, sidewalks, parkways, medians and city-owned open space.
Areas within the private realm are privately owned and developed portions of the Project, which will be composed of all non-dedicated portions of the planning areas.
Design guidelines dictating requirements for the public realm typically impose greater regulation and specificity to ensure the resulting outcome is of high quality and attractive design. These outcomes are especially important in the public realm due to the high level of visual exposure these areas have.
Design guidelines for the private realm are intended to provide developers, architects, planners, landscape architects and engineers the ability to implement their creative expertise while still maintaining conformity with the public realm and the aesthetic vision of the overall Specific Plan. This flexibility will also allow designers to address current trends as well as future market demands with the greatest degree of specificity, which will ensure that the Project not only utilizes attractive design, but also shall be economically viable.
4.2 Light Industrial Architectural Design Guidelines
The building design, materials, colors, and textures establish its theme and character. Architecture shall be compatible and complementary with other buildings within the Specific Plan area; however, design diversity is encouraged to provide visual interest.
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Key provisions include:
A. Ensure scale, massing, fenestration, materials, and colors are consistent with the building’s architectural style and compatible with the overall design in the Specific Plan area.
B. Avoid blank walls by providing articulation on building elevations visible from the public right-of-way through elements such as cornices, parapets, expression lines, and changes in materials and/or colors.
C. Provide the greatest level of articulation on the front facades that are visible from the public rights-of-way and the main entrances.
D. Design entry features as a significant aspect of a building’s overall composition through massing, detailing, architectural treatments, and/or special materials and colors.
E. Employ recessed or covered building entrances to provide shade and visual relief.
F. Design office buildings, business parks, and office areas of industrial or warehouse buildings with an emphasis on the use of windows, architectural details, and building articulation.
G. Integrate the design of industrial/warehouse office areas into the overall building composition so they create powerful architectural statements and not visually disjointed “add-ons”.
H. Employ a minimum of four different colors, materials, and/or textures on each building.
I. Avoid terminating a change in material or color at a building edge; instead, select a logical termination point in relation to the architectural features or massing.
J. Route downspouts through the interior of the building.
K. Paint service doors, and mechanical screens the same color as the adjacent wall.
L. Elevations to the front of buildings across Eucalyptus Ave shall be additionally enhanced due to residential land use designation across the street.
M. Consistency with the requirements of Chapter 18.112 (Indoor Storage Facilities) of the Rialto Municipal Code.
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4.2.1 Walls and Fences
Walls and fences are important design features intended to both complement building and landscape architecture and provide functional elements. Any proposed entry gates shall be reviewed by the City of Rialto Traffic and Transportation Division prior to installation and shall be permitted only if approved.
Key provisions include:
A. Provide attractive, durable, and complementary wall and fencing materials consistent with the building design.
B. Offset and architecturally treat long expanses of wall surfaces every 100 feet with material changes, pilasters and posts, staggered walls, or landscape treatments to prevent visual monotony.
C. Soften the appearance of fencing with plants that reach the height of the wall or fence at maturity.
D. Construct sliding gates visible from a public street with tubular steel, vertical steel pickets, or high-density perforated metal screening painted to match or complement adjacent walls. Interior gates not visible to public view may be galvanized steel or chain link.
E. Prohibit chain link fencing visible from public street rights of way.
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4.2.2 Buffering and Screening
To alleviate the unsightly appearance of loading and service areas, buffering and screening design features shall be used to enhance the overall development. Entry gates shall be reviewed and approved by the City of Rialto Traffic and Transportation Division prior to installation.
4.2.2.1 Parking Lots
A. Buffer parking lots adjacent to and visible from public streets using a combination of architectural wing walls, buildings, decorative screen walls, evergreen hedges,
and landscape buffers.
B. Use plants for screening that are a minimum of three feet tall at the time of installation.
4.2.2.2 Loading and Service Areas (Truck Courts)
A. Screen loading docks and truck parking areas visible from Pepper Avenue. Screening may include portions of
buildings, landscaping, evergreen hedges, and/or
decorative walls.
B. Incorporate gated/screened entrances to loading areas into the overall architectural design of the development.
C. Design walls and fencing to be a minimum of eight feet high and a maximum of 14 feet high, as measured from
finished surface of truck court to screen truck courts
and hide views of the top of loading bays or trailers.
D. Utilize buildings, architectural wing walls, and/or
landscaping to screen service areas.
E. Screen ground- and roof-mounted mechanical
equipment from public view. Ground-mounted
equipment shall be screened with decorative walls or
landscaping. Building architecture shall be designed to screen roof-mounted equipment.
F. Ensure refuse containers are easily accessible by service vehicles yet screened from public view within the
building’s façade or within a walled enclosure.
G. Obtain a Conditional Development Permit for outdoor
storage, which shall be limited to predefined areas.
Storage areas shall be screened from public view by
decorative walls or landscaping with a minimum height
of eight feet and a maximum height of 14 feet. The
height of outdoor storage shall not-exceed the height of screening.
4.3 Community Commercial Architectural Design Guidelines The Project will be composed primarily of Community Commercial land uses, with the potential for multi-family residential uses in PA 3. The design and layout of the retail and business park development will activate the character of the project. Below are design guidelines applicable to the non-residential Development within the Community Commercial zone.
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4.3.1 Building Form and Massing
The streetscape, building
placement, massing and
facade details will be essential
to creating an aesthetically
interesting place for
pedestrian and business
activity. These same features
greatly affect how light strikes
and frames the buildings,
having a large impact on how
the space and the pedestrian
environment is perceived. The
following elements and
considerations can be used to
facilitate the streetscape
appearance by enhancing the
dynamic interrelationships of
light, depth and place.
• Scale and massing should
be given careful
consideration. Long,
uninterrupted expanses of
walls are discouraged.
• Interconnection and lapping
of building forms and heights
to break up long expanses of
blank walls help relieve
monotony and are desirable.
• Buildings in the Town
Center area should have
offset massing, wall planes,
and varying roof forms that
help reduce the overall mass
of a building.
• Buildings in excess of
15,000 square feet shall
include a landscape screen to
create articulation that
improves the pedestrian
experience.
Example, Aesthetically Interesting Massing
Example, Dynamic Massing Relationship
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4.3.2 Roof Design and Materials
• Roof form is important
design element as it relates
to the character of the
community, observed from
both external edges and
inside a development.
Roofs should exhibit
variation in height and
massing that create visual
interest within the
development. Roof height
should be scaled such that it
is complementary of the
massing and form of the
building.
4.3.3 Building Color
Color and finishes on all
exterior elevations of a
building shall be coordinated
to provide a total continuity
of design. A range of
complementary colors and
materials should be used to
produce diversity and
provide visual and
architectural interest.
Appropriate colors include,
but are not limited to:
• Muted natural colors.
• Earth tone colors.
• Pastel colors.
• Natural stains.
Example, Muted Natural Colors
Example, Varying Roof Heights
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Undesirable colors on
building exteriors include,
but are not limited to:
• Fluorescent colors.
• Neon colors.
• Bright colors as the
primary wall color.
• Primary colors (red, yellow
and blue) as the primary wall
color.
4.3.4 Architectural
Detailing
Commercial buildings should
have articulation facing
Pepper Avenue, the Town
Center, driveways, the
natural open space area,
entering into the various
planning areas, and along
major pedestrian
thoroughfares (e.g. exposed
elevations) to generate
pedestrian scaling and visual
interest along the
streetscape. Buildings visible
from these areas should be
designed with articulated
elevations (e.g., elevations
with windows, trim, roofline
variations, or other
architectural features).
When buildings of a single
form and height are used, these buildings should be articulated with layered wall planes, banding, architectural details and/or materials. • Large expanses of reflective, opaque, or highly tinted glass is discouraged.
• Artwork and storefront windows are encouraged for retail buildings to help create a dynamic and interesting façade. • Projections, overhangs, recesses, banding and architectural details should be used to provide shadow, articulation and scale to building elevations.
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• On smaller “pad” buildings,
all building sides should be
treated architecturally.
At least two (2) of the following
techniques should be used in
the design of tenant facades to
enhance building architecture
and reduce overall mass:
• Color change/color
variation.
• At least three (3) different
exterior materials.
• Change in texture.
• Vertical/horizontal wall
plane projections/recesses.
• Variation of roofline (height
or form).
• Engaged pilasters.
• Architectural elements
significantly different from
main building in mass or height.
• Quoins at building corners.
• Other architectural
projections.
Exterior materials, windows
and details should be
consistent with the scale,
proportion and architectural
style of the building.
Example, Visually Interesting Place
Example, Awnings as Overhangs
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4.3.5 Functional Elements and Articulation
The pedestrian environment
should be activated by
landscape and architecturally
vibrant storefronts. Some of
the following features should
be incorporated on elevations
facing a pedestrian-oriented
area:
• Building should provide
architectural enhancements at
main building entrances.
• Buildings should be sited to
create a pedestrian-activated
promenade to scale the street
scene.
• Planters.
• Focal objects (e.g. water,
murals, sculpture, topiary).
• Seating Opportunities
• Outdoor dining spaces.
• Accent or Restive Lighting
• Awnings.
Additional design guidelines
for building articulation
include:
• Exterior projecting
structures, including but not
limited to, porches, patio
covers and trellises, should
reflect the character, color and
material of the building to
which they are related.
• Stairs should be compatible
in type and material to the
deck and landing.
• Columns and posts should
project a substantial and
durable image.
• Exposed gutters and
downspouts should be colored
to complement or match the roof, fascia material or surface to which they are attached.
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4.3.6 Building Entries
Entryway design elements
shall give orientation and
aesthetic character to the
building. The building shall
have a clearly defined, highly
visible pedestrian entrance
and include at least one of the
following:
• Canopies.
• Overhangs.
• Recesses/projections.
• Peaked roof forms.
• Arches.
• Outdoor patios.
• Architectural details such
as tile work and moldings.
• Integrate landscape areas
and/or places for sitting.
4.3.7 Parking Lot Guidelines
• Ingress and egress to and
from parking areas and loading
areas shall be clearly marked
with appropriate signage and/or
pavement markings.
• Parking lots are encouraged
to include a combination of
planters, and design features
that visually reduce the lot.
• Pedestrian routes shall have
well- defined and easily
discernible routes through
parking areas.
• Parking lots should be
designed so that they are not
isolated from the building entry.
• Commercial developments
should provide either midbuilding pedestrian access or fully treated rear entrances.
Example, Outdoor Dining Spaces
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4.3.8 Screening of Mechanical and Functional Equipment
Screening of mechanical
equipment, waste enclosures,
service areas and other
service- oriented building
necessities should be
integrated into the site and
building design. The
architectural style of the
principal building should be
reflected in the design of the
screening, enclosures and/or
service buildings. Other
guidelines include:
• Large waste containers
shall not be located between a
building and Pepper Avenue
and main project entryways.
• Service and delivery areas
shall be separated from
pedestrian areas so not to
interfere with pedestrian
traffic.
• All roof-mounted
equipment (excluding roofmounted solar panels) shall be screened by parapets, screen
walls, fencing, equipment wells, structural enclosures or similar features from ground-level views from Pepper Avenue.
• Onsite utilities should be installed underground where feasible and as permitted by the utility companies. At- grade utilities shall be screened or incorporated into landscape whenever possible.
4.4 Multi-Family Residential Architectural Design Guidelines This Section discusses the design concept for multi-family units within the Specific Plan. It outlines the architectural, landscaping, and sustainability guidelines intended to guide development of the residential development to ensure visual compatibility with the community commercial portions of the Project, while providing potential future residents with a high-quality residential development that promotes sense of community, walkability and wellness.
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4.4.1 Neighborhood Planning
A. Pedestrian Scale
If constructed, the
multi-family apartment
component of the
Project will be designed
to be a neighborhood
that promotes the
interrelationship of the
units with the street.
Front doors, porches or
balconies should face
streets, access roads,
parks and shared
amenity spaces to
enhance feelings of
community and
pedestrian safety. The
goal is to create
intimate, socially
interactive and secure
neighborhoods that
encourage street activity, promote walking, and allow
convenient access to parks and the commercial retail
components of the Project.
B. Site Plan Design
The multi-family residential overlay area will be designed to promote a healthy and socially connected lifestyle for its residents through the integration of walkways, appropriately scaled and sited architecture of consistent or compatible styles, and a dispersed collection of small open spaces. Buildings in the multifamily residential overlay will reflect the desired Veneto aesthetic and will contribute to the overall architectural character of the Project.
Multi-family residential developments should be designed to interact with the adjacent commercial uses. However, in the event that the residential development is adjacent to the side or rear portions of the commercial buildings, the residential development should have walls and/or landscape to function as a barrier between the sides and rear of the commercial buildings. Important neighborhood development elements include:
• Units should be clustered in design and incorporate ground level entries into designs that face the street, where
feasible.
• Functional vehicular access and circulation within the community.
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• Integration of a pedestrian-friendly circulation system. • Provide plentiful access to shared outdoor recreation amenities.
• Reinforcement of neighborhood identity through
compatible architectural design.
• Ensuring indoor privacy while promoting outdoor
socialization.
C. Garages, Driveways and Parking Areas
• Garages should be offset
from the overall building
massing to increase
articulation and visual
interest and reduce the
visual impact of garage
doors.
• Parking areas should
utilize landscape screening
techniques to reduce the
visual impact of the parking
lots upon surrounding
multi-family units, roads
and parks.
• Parking lots should utilize
landscaped planters at the
end of parking rows or
between parking spaces to
shade the lot and make it
more aesthetically appealing.
D. Refuse and Recyclable Materials and Storage Areas
• Waste storage areas should be well distributed throughout the multi-family area such that all multi-family units have relatively easy access to waste disposal.
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• Waste storage areas
should be easily
accessible by service
vehicles.
• Refuse and recycling
storage containers should
be screened from view by
housing them in dumpster
enclosures, which will
consist of walls at least as
high as the refuse
containers themselves, as
well as gates for access by
individuals and waste
collection trucks. These
enclosures may be
covered for aesthetic
purposes.
4.4.2 Architectural Design Guidelines
A. Building Form and Massing
The following elements and considerations can be used to facilitate the dynamic of light and depth perception of the building.
Offset Massing Forms
Front elevations and elevations facing a street, drive or natural open space (exposed elevation) are encouraged to have offset masses or wall planes (horizontally or vertically) to help break up the overall mass of a building. Offset forms include vertical breaks between stories or horizontally between spaces such as recessed entries.
• Offset forms shall include appropriate changes in
materials and colors.
• Offsets forms should be consistent with the architectural style of the building and incorporated as a functional
element or detail enhancement.
• Street scenes and/or elevations with multiple, complex massing breaks should be avoided.
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Lower Height Elements
Lower height elements
are critical to
streetscape variety,
especially for larger
buildings or masses, as
they articulate massing
to avoid monotonous
single planes. The
following lower height
elements are
encouraged on all
buildings to establish
pedestrian scale and
add variety to the
street scene:
• Recessed massing
above first floor.
• Porches.
• Entry features.
• Bay windows.
• Courtyards.
• Pergolas.
Architectural Projections
Projections can be used
to emphasize design
features such as entries,
major windows or
outdoor space.
Projections include, but
are not limited to:
• Awnings (cloth, metal,
wood).
• Bermuda shutters.
Example, Socially Interactive
Neighborhood
EPD Solutions, Inc. Pepper Avenue Specific Plan 55
• Balconies (covered or
open, recessed or
projecting from the
building mass).
• Roof overhangs.
• Projecting upperstory elements.
• Tower elements.
• Window/door
surrounds.
• Recessed windows.
• Bay windows or
dormers.
• Trellis elements.
• Shed roof elements.
• Porch elements.
B. Roof Design and Materials
Roof form is an important design element as it relates to the character of a community, observed from both the external edges and inside the neighborhood. Variety of roof form along streets creates a positive visual edge to these public ways.
• Roofs shall appear to be composed of a series of simple roof forms.
• Roofs shall vary in massing along street scene and open spaces.
• Roof forms and pitches should be appropriate to the
architectural style of the building.
C. Building Colors
Color and finishes on all exterior elevations of a building shall be coordinated to provide a total continuity of design. A range of complementary colors and materials should be used to produce diversity and provide visual and architectural interest. Appropriate colors include, but are not limited to:
• Muted natural colors.
• Earth tone colors.
• Pastel colors.
• Natural stains.
Undesirable colors on building exteriors include, but are not limited to:
• Fluorescent colors.
EPD Solutions, Inc. Pepper Avenue Specific Plan 56
• Neon colors.
• Bright colors as the primary wall color.
• Primary colors (red, yellow and blue) as the primary wall color.
D. Architectural Detailing
Special attention is
encouraged for the
treatment of entries
(doors, vestibules,
porches, courtyards)
using enhanced trim
and details to
emphasize these are
primary focal points.
Articulated and unique
window treatments
are also encouraged
to further enhance
wall surfaces.
Windows
At least one (1) feature
window treatment
should be present on
all exposed building
elevations. Feature
windows are trimmed
or detailed in a
manner that creates
visual interest and is consistent with the architectural style of the building. Feature window treatments may include:
• A window of unique size or shape.
• Bay window.
• A substantial surround or recess.
• Decorative iron window grilles (such as wrought iron grilles on Spanish-style buildings).
• Decorative head or sill treatments.
• Grouped windows with complete trim surrounds or
unifying head and/or sill trim.
• A Juliet balcony with style-appropriate materials.
Materials and Details
Application of materials should be compatible with the
architectural style of the building.
EPD Solutions, Inc. Pepper Avenue Specific Plan 57
• Material changes
should occur at
inside corners.
• Bars and security
grills on windows
and doors are
prohibited.
• Undesirable
materials include
plywood siding
(including T-11) and
plywood garage
doors.
E. Functional
Elements
Exterior projecting
structures, including
but not limited to,
porches, patio
covers and trellises,
should reflect the
character, color and
materials of the
building to which
they are related to.
• Stairs should be compatible in type and material to the deck and landing.
• Columns and posts should project a substantial and
durable image and be constructed of such materials.
• Exposed gutters and downspouts should be colored to
complement or match the fascia material or surface to
which they are attached.
• Where chimneys are a prominent architectural feature
of larger residential buildings, design and placement
should be done sensitively to not detract from the
general design or appearance of the building.
EPD Solutions, Inc. Pepper Avenue Specific Plan 58
F. Screening of Mechanical and Functional Equipment
Screening of
mechanical
equipment, waste
enclosures,
service areas and
other serviceoriented building
necessities should
be integrated into
the site and
building design.
The architectural
style of the
principal building
should be
reflected in the
design of the
screening,
enclosures and/or
service buildings.
Other guidelines include:
• Large waste containers shall not be located between a building and Pepper Avenue or a main entry driveway.
• All roof-mounted equipment (excluding roof-mounted
solar panels) shall be screened by parapets, screen
walls, fencing, equipment wells, structural enclosures
or similar features from ground-level views from
Pepper Avenue
• Onsite utilities should be installed underground where feasible and as permitted by the utility companies.
Above-ground utilities shall be screened or
incorporated into landscape whenever possible.
EPD Solutions, Inc. Pepper Avenue Specific Plan 59
4.5 Veneto Architectural Style
Buildings within the Project should be
designed in the “Veneto” architectural
style. This architectural style is
influenced by the vision of the project
and has been carefully selected to evoke
a Mediterranean aesthetic reminiscent
of Venice and the Rialto Bridge, a symbol
for the City of Rialto. This style includes
interpretations of the formal palaces and
buildings found throughout Venice and
the region. Future projects should reflect
or be compatible with this theme.
Elements of the Veneto architectural
style include:
• Simple, box-like massing.
• Façades are generally symmetrical and
may or may not include block accents on
the front elevation.
• Main roof form should be a hip roof
with secondary hip or shed roofs. Roof
pitch should not exceed 4:12.
• Roof material should be clay-colored ‘s’-shaped concrete roof tile. • The primary hip roof should have decorative cornices underneath the eaves.
• All publicly visible windows should be tall and narrow, typically in groups of two (2) or three (3). Windows are encouraged to be recessed.
• Body colors include light to
medium, earthy warm colors. Trim
colors should be mid to dark
brown, simulating stained wood or
medium pre-cast colors. Accents
should be dark, saturated, warm
and cool colors.
• The exterior material should be
stucco with some pre-cast trim or
stacked stone on publicly visible
elevations. The body may also be
designed to mimic stone.
4.6 Signage
This Section includes guidelines promoting signage that contributes to the Project’s overall sense of place through architectural consistency, pleasing design and high visibility. Signage within the Project will coordinate the overall EPD Solutions, Inc. Pepper Avenue Specific Plan 60
sense of place, and lend the planning areas a sense of unity through consistency in design.
A. Freeway Signage
Freeway-oriented signage within the
Project refers to signs specifically
designed to be highly visible from 210
Freeway. These signs are standalone,
two-sided structures that will serve as
gateway monuments that communicate
tenant information to drivers on the
freeway and immediately establish the
Project’s desired aesthetic through their
architecture and design. Three such
signs are planned for the Project, and
they will be spaced approximately
evenly along the edge of the Project that
borders the 210 Freeway.
Requirements for siting and design are
provided in Chapter 5, Development
Standards.
B. Project Monumentation Signage
Monumentation signage within
the Project is intended to orient
users of the site and direct them
to the tenants they intend to visit.
Monument signage is typically a
smaller standalone structure that
is two-sided and below ten feet
tall. This type of signage shall be
designed to be aesthetically
consistent with other signage
throughout the Project, and will
communicate tenant information
to those passing through the site
within the Pepper Avenue median
and at the four driveway entries
into the Project.
Monumentation signage shall utilize an architectural style that is consistent with the Project’s desired aesthetic. All monumentation shall be architecturally consistent with each other and include the same Project name, font, and logo (if applicable).
EPD Solutions, Inc. Pepper Avenue Specific Plan 61
C. Tenant Signage
Tenant signage typically takes the
form of wall or projecting signage
mounted upon the tenant’s
building in a prominent location.
Tenant signage is intended to
define different commercial and
office spaces and typically
demonstrates where the
entrances to buildings are
located.
D. Wayfinding and Pageantry
Wayfinding signage will be designed to adhere to the desired aesthetic of the Project. It will clearly orient individuals through the Project by using legible and concise labels and way finding techniques. Scale, symbology, color, font hierarchy and placement of text shall all be utilized to effectively orient pedestrians and vehicular traffic throughout the site to their intended destinations.
E. Residential Monument Signage
Residential monument signage shall be appropriately scaled to announce entrance into the residential development. Typically, these signs should be accompanied by attractive landscaping and be located in a visually prominent area. Signage will clearly delineate the retail/office and residential uses. Scaling, materials and overall design will differ but remain consistent in overall character with other portions of the Project.
4.7 Sustainable Design Strategies
Sustainable practices lessen the environmental impacts of developments with techniques that include compact development, reduced impervious surfaces, improved water detention and conservation, and improved pedestrian and bicycle amenities that reduce reliance on the automobile.
EPD Solutions, Inc. Pepper Avenue Specific Plan 62
Because the concept of
sustainability is still evolving, it is
anticipated that new sustainable
strategies will be continually
developed during the build-out
period of the Specific Plan. This
Specific Plan encourages the
implementation of realistic
sustainable design strategies into
the project design. Below is a
sampling of sustainable design
strategies that may be utilized in
the Specific Plan.
A. Site Planning
Elements of sustainable design in site planning may include, but not be limited to, the following:
• Encourage developing a Traffic
Demand Management program
that supports alternatives to
single occupancy vehicle use.
• Provide physical linkages
throughout the project that
promote bicycling and walking.
• Consider the use pf pervious
materials for walkways, trails,
driveways and parking lots.
• Minimize the amount of paved
areas for roads, parking and
patios where feasible.
EPD Solutions, Inc. Pepper Avenue Specific Plan 63
• Development near local services and amenities.
• Encourage shared parking where determined possible.
• Preserve sensitive resources.
• Create open space amenities.
B. Energy Efficiency
Most buildings can reach energy
efficiency levels that exceed
California Title 24 standards, yet
many only strive to meet the
standard. It is reasonable to strive
for energy reduction in excess of
that required by Title 24
standards. At a minimum, all
projects will also be required to
comply with the California Green
Building Standards. Where
feasible and appropriate, the
following strategies are
encouraged, but not required:
• Passive design strategies can
dramatically affect building
energy performance. These
measures include but are not
limited to, building shape and
orientation, passive solar design,
and the use of natural lighting.
• Incorporate the use of low-E
windows or use Energy Star
windows.
• Use a properly sized and
energy- efficient heating/cooling
system in conjunction with a
thermally efficient building shell.
• Consider utilizing light colors for
wall finish materials.
• Install high R-value wall and
ceiling insulation.
• Installation of solar water
heating systems that use rooftop
solar technologies to offset
natural gas use.
• Install rooftop solar
photovoltaic systems on new
commercial businesses.
EPD Solutions, Inc. Pepper Avenue Specific Plan 64
• Install co-generation facilities that combine heat and power systems for energy output for new commercial and business park facilities greater than 100,000 square feet.
Development within the Project is encouraged to implement some of the strategies of the Energy Star program, which is an energy performance rating system developed by the U.S. Department of Energy and the Environmental Protection Agency. The program certifies products and buildings that meet strict energy-efficiency guidelines. Involvement in the Energy Star program will be completely optional at the discretion of the developer/builder.
C. Materials Efficiency
Select sustainable construction materials and products by evaluating characteristics such as reused and recycled content, zero or low off gassing of harmful air emissions, zero or low toxicity, sustainably harvested materials, high recyclability, durability, longevity, and local production. Such products promote resource conservation and efficiency.
Using recycled-content products also helps develop markets for recycled materials that are being diverted from California’s landfills, as mandated by the Integrated Waste Management Act.
• Encourage the use of low VOC paints and wallpapers.
• Encourage the use of low VOC Green Label carpet.
• Use dimensional planning and other material efficiency strategies.
These strategies reduce the amount of building materials needed and cut construction costs.
• Design with adequate space to facilitate recycling collection and to incorporate a solid waste management program that prevents waste generation.
• Establish a construction waste recycling program with a local waste management company, with a goal of recycling no less than 50 percent of the construction waste generated by construction of the project. Excavated soil and land-clearing debris does not contribute to this requirement.
• The waste disposal company shall be responsible for providing recycle bin(s) to facilitate recycling.
D. Water Efficiency
Elements of water efficiencies may include, but not be limited to, the following:
• Minimize water usage by installing ultra-low-flush toilets, low-flow shower heads and other water conserving fixtures.
• Use state-of-the-art irrigation controllers and self-closing nozzles on hoses.
• Minimize turf areas within the community.
EPD Solutions, Inc. Pepper Avenue Specific Plan 65
• Use a climate driven plant selection that specifies native, noninvasive, and drought tolerant plants requiring minimal or no irrigation.
• Use green waste mulch and soil amendments to retail soil moisture.
E. Occupant Health and Safety
• Choose construction materials and interior finish products with zero or low emissions to improve indoor air quality.
• Provide effective drainage from the roof and surrounding landscape.
• Install adequate ventilation in bathrooms.
EPD Solutions, Inc. Pepper Avenue Specific Plan 66
Chapter 5 – Development Standards
5.1 Purpose and Intent
The regulations contained in this Chapter are intended to provide for development of all properties located within the Pepper Avenue Specific Plan area. This Chapter establishes the permitted uses and physical development standards for the proposed development in the Specific Plan area.
Standards established in this Chapter of the Specific Plan supersede those of the Rialto Municipal Code, unless otherwise stated herein. Where the language in this Specific Plan is undefined, unclear, or vague, then the final interpretation and determination shall be made by the Director of Development Services. At his or her discretion, the Director of Development Services may forward an item requiring interpretation to the Planning Commission for determination. In addition, any decision by the Planning Commission may be appealed to the City Council for final determination. All decisions by the City Council shall be deemed final.
In instances of conflicting regulations that interfere with, abrogate, or annul any easement, covenant, or other agreement, the standards and regulations contained in the Specific Plan shall take precedence over the Municipal Code.
If this Specific Plan is silent on an issue, then the standards in the Rialto Municipal Code or other applicable city, state, or federal code shall apply, as appropriate.
5.2 Definitions
For the purposes of this chapter, definitions shall be the same as those described in Chapter 18.04 of the Rialto Municipal Code, except as otherwise defined in this Specific Plan.
EPD Solutions, Inc. Pepper Avenue Specific Plan 67
5.3 Zone Designations
A. The Light Industrial land use designation is intended to accommodate a variety of industrial-serving commercial, low-intensity office, technology, light manufacturing, and warehouse/distribution uses.
B. The Community Commercial designation provides for commercial, and retail uses, as well as business park development that consists of office, research and development, light industrial, and other complementary uses.
C. The Open Space designation is applied to preserved natural open space areas that include habitat space for native species and an existing natural wash.
D. The Public Facility designation is applied to the location of an existing West Valley Water District facility and conditionally allows uses consistent with a utility provider facility.
E. The Residential Overlay Zone designates the location of a potential multifamily development in PA 3 that would be made possible by a comparable reduction of industrial square footage.
F. The Community Commercial Overlay allows PAs 7 and 8 within the Open Space designation to be developed as Community Commercial uses, provided future applicants mitigate impacts to the natural habitat.
5.4 Maximum Allowable Development
The Specific Plan permits a range of development at project buildout, as specified in Table 5-1, Planning Area and Zoning Summary and Exhibit 5-1, Land Use Plan. Unless otherwise identified within this Specific Plan, development for each planning area shall not exceed the potential maximum identified in said table. Included in Appendix B is a table that tracks development within the Planning Areas as the Project progresses.
EPD Solutions, Inc. Pepper Avenue Specific Plan 68
Table 5-1
5-1 Planning Area Zoning Designation Summary
Planning Area Acres Land Use Development Potential
PA 1 2.86 Community
Commercial
13,000 sf Retail Uses
PA 2 14.60 Light Industrial 295,000 sf Industrial
Uses
PA 3 9.40 Light Industrial with
Residential Overlay
(Res, Overlay)
190,000 sf
Industrial**
PA 4 13.70 Public Facilities West Valley Water District Facilities
PA 5 4.50 Community
Commercial
41,000 sf Retail Uses
PA 6 2.00 Open Space with
Community
Commercial
Overlay
8,400 sf Retail Uses*
PA 7 5.40 Open Space with
Community
Commercial
Overlay
(Comm. O’lay)
52,700 sf Retail Uses*
PA 8 0.90 Open Space with
Community
Commercial Overlay
(Comm. Overlay)
8,250 sf Retail Uses
PA 9 29.50 Open Space Natural Open Space
PA 10 11.56 Light Industrial 250,185 sf Industrial Uses Pepper
Avenue Rightof-Way (ROW)
6.60 ROW ROW
Totals 101.70 735,185 total SF
Industrial uses
115,790 Total Retail
Uses*
EPD Solutions, Inc. Pepper Avenue Specific Plan 69
5.4.1 Development Transfers
The development potential for any Community Commercial zones or Community Commercial Overlay Zones identified in Table 5.1, Planning Area and Zoning Designation Summary, may be transferred to any Community Commercial zones or Community Commercial Overlay zones within the Project site subject to the procedure identified in Section 6.5.2, Development Intensity Adjustments.
Figure 5-1
5Land Use Plan -1 Land Use Plan Source: Google Maps
EPD Solutions, Inc. Pepper Avenue Specific Plan 70
5.5 Permitted and Conditionally Permitted Uses
This Section of the Specific Plan document sets forth the uses permitted in each zone within the Pepper Avenue Specific Plan area. Table 5-2, Permitted Uses, indicates the permissive status of each use. Any other use or activity not listed in Table 5-2, Permitted Uses, may be permitted if the Planning Commission determines through the Conditional Development Permit process that the use is similar to the uses permitted in the Specific Plan and consistent with the purpose of the Specific Plan zone classifications:
• Permitted Use. The use is permitted as a principal use within the zone. • Accessory Use. A permitted accessory use that is customarily incidental to the permitted uses when located on the same lot, including the repair of goods of the type sold in permitted stores; provided, that such repair may not be carried on as a separate business except as specifically permitted in these use regulations; and provided further, that there is no manufacturing, assembling, compounding, processing or treatment of products other than that which is clearly incidental and essential to the permitted uses. Such uses, operations or productions are not objectionable due to odor, dust, smoke, noise, vibration or other similar causes.
• Conditional Development Permit. The use is permitted subject to approval of a Conditional Development Permit by the Planning Commission, as set forth in Chapter 18.66 of the Rialto Municipal Code.
• Temporary Use Permit. The use is permitted only temporarily and is subject to approval of a Temporary Use Permit issued by the City’s Planning Division.
• Prohibited Use. The use is not permitted within the zone. Consideration of a prohibited use may only be accomplished through approval of a Specific Plan Amendment by the City Council.
EPD Solutions, Inc. Pepper Avenue Specific Plan 71
Table 5-2
5-2Permitted Uses
Permitted Uses P = Permitted Use
ZONES
CC – Community Commercial
(including Overlay)
PF – Public Facilities
OS – Open Space
LI– Light Industrial
A = Accessory Use (Use is Permitted as an
Accessory Use Only)
C = Conditional Development Permit Required
T = Temporary Use Permit Required
X = Prohibited Use
Principal Uses
LAND USE CC PF OS Res.
O’Lay LI
Antique store P X X X X
Automotive and truck motor fuel retail
dispensing and serving, and conversion from
fuel serving station to other uses (partial or
complete)
C X X X X
Automotive parts, services and repair (excluding
major component and engine rebuilding or body
and fender work) when all work is conducted
indoors
P X X X X
Art gallery or art supply and studios P X X X X
Bakeries employing not more than five persons P X X X X Barber shops and beauty parlors P X X X X
Bicycle shop P X X X X
Book store P X X X X
Bowling alleys, game arcades, and pool or
billiard halls (over two tables/games/lanes) C X X X X
Car washes, including mechanical, self-serve, or
hand-wash service for any interior or exterior
motor vehicle cleaning C X X X X
Cash for gold facilities C X X X X
Catalog sales store P X X X X
Check cashing facilities/payday loan facilities C X X X X Childcare facility C X X C X
Churches or other places used exclusively for
religious worship C X X C X
Clothes and wearing apparel shop P X X X X
Convenience markets or liquor stores (per
Section 18.106 of the Rialto Municipal Code) C X X X X
Cultural centers and performing arts centers C X X X X
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Principal Uses
LAND USE CC PF OS Res.
O’Lay LI
Decorating or drapery shop P X X X X
Department store P X X X X
Drive-in or drive-thru facilities C X X X X
Drug store P X X X X
Educational institutions, including private
schools C X X X X
Employment agency P X X X X
Entertainment establishments (per Section
18.04.315 of the Rialto Municipal Code) C X X X X
Financial institutions including banks P X X X X
Savings and loan, finance companies P X X X X
Florist shop P X X X X
Flood control facilities and devices P P P X P
Furniture store P X X X X
Gift shops P X X X X
Government offices P X X X X
Grocery, fruit, or vegetable store, excluding
convenience markets as defined in Chapter
18.106 of the Rialto Municipal Code P X X X X
Gymnasiums or physical culture, aerobic and
dance studio P X X X X
Hardware or appliance store P X X X X
Health clubs, martial arts studios, and dance
studios C X X X X
Hobby shop P X X X X
Hotels, motor inns, motels and other traveler
accommodations C X X X X
Ice cream and/or frozen yogurt shop P X X X X
Indoor commercial recreation centers and uses;
roller hockey; and other similar facilities C X X X X
Institutions of a philanthropic nature and
charitable and/or nonprofit institutions or
organizations C X X X X
EPD Solutions, Inc. Pepper Avenue Specific Plan 73
Principal Uses
LAND USE CC PF OS Res.
O’Lay LI
Insurance brokers and services, investment
brokers, real estate brokers and offices of title
and escrow companies
P X X X X
Jewelry store P X X X X
Leather goods and luggage store P X X X X
Libraries and museums C X X X X
Lock and gunsmith shop P X X X X
Massage/acupressure services C X X X X
Meat market or delicatessen shop P X X X X
Medical, dental, vision and health related
services of all types (excluding veterinary
medicine),
P X X X X
Multi-family dwellings X X X C X
Music store and record shop P X X X X
Musical, vocal and dance instruction P X X X X
Newsstand P X X X X
Nursing homes, convalescent facilities, senior
housing, assisted living facilities and the like C X X X X Off-sale of alcoholic beverages (per Section
18.110 of the Rialto Municipal Code) C X X X X
Offices, general and professional (e.g.,
architectural, broker, telemarketer and the like) P X X X P Outdoor vending of a permitted use (e.g., flower
stands, hotdog stands, etc.) P X X X X
Outlet Mall P X X X X
Paint and wall or window coverings P X X X X
Park-and Ride Facility P X X X X
Parks, paseos, greenbelts and playgrounds P P X X X
Pawn shops C X X X X
Pedestrian bridges P X P P X
Pet shop P X X X X
Photographers’ studio, camera shop P X X X X
Postal services, private and governmental P X X X P
Printing shop employing no more than five
persons
P
P
X
X
X
X X X
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Principal Uses
LAND USE CC PF OS Res.
O’Lay LI
Private swim schools (indoor or outdoor) C X X X X
Public utility or public services buildings,
structures and uses C C X C C
Radio and television transmitters C C X C X
Recording studios; provided, however, that
such uses must occur entirely within an
enclosed building
C X X X X
Recreational or community centers C X X C X
Recycling facilities (per Section 18.108 of the
Rialto Municipal Code) C X X X C
Rent to own businesses C X X X X
Research and development; provided, however,
that such uses must occur entirely within an
enclosed building
P X X X P
Restaurants, cafes, cafeterias, dining rooms,
grills, diners, etc. (excluding drive-in or drivethru) P
P
X
X
X
X X X
Retail stores P X X X X
Second-hand store/thrift store C X X X X
Shoe store, shoe repair and shine parlor P X X X X
Single price overstock/discount store C X X X X
Smoke shops/discount tobacco product stores C X X X X
Soda fountain P X X X X
Sporting goods store P X X X X
Tailor, dressmaker and clothing alterations P X X X X
Theaters, live or motion picture C X X X X
Toy store P X X X X
Travel agency and airline ticket agency P X X X X
Veterinarian, with or without overnight indoor
boarding C X X X X
Video sales and rental shop P X X X X
Warehousing/Indoor Storage Uses X X X X C
• Completely within an enclosed building X X X X C
• Outdoor storage as primary use X X X X X
• Outdoor Storage as an allowed use X X X X C
•
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Principal Uses
LAND USE CC PF OS Res.
O’Lay LI
• Wholesale sales and distribution facilities X X X X C • Distribution centers X X X X C
• Manufacturing uses as the primary use. X X X X C
• Truck terminals. X X X X X
• Warehouses. X X X X C
Water stores (e.g., aqua sales) C X X X X
Watch and clock repair shop P X X X X
Wireless telecommunication facilities (per
Chapter 18.111 of the Rialto Municipal Code) C C X C C
Other uses which in the judgment of the
Planning Commission as evidenced by approval
of a Conditional Development Permit, are
similar to and no more objectionable than any of
the uses listed in this Section, and further, are
consistent with the intent of the Pepper
Avenue Specific Plan
C C C C C
Accessory Uses
LAND USE CC PF OS Res.
O’Lay LI
Antennas and satellite dishes A A X A A
Bowling alleys, game arcades, and pool or
billiard halls (less than three
tables/machines/lanes)
A X X X X
Dogs and cats, up to 4 weaned animals total,
including up to 3 dogs, non-commercial keeping
of
X X X A X
Fences and walls A X A A A
Garden supply stores and retail plant nurseries A X X X X Home occupations X X X A X
Incidental products or services for employees
or business, such as cafeterias, and business
support uses A X X X X
Office A X X A A
Outdoor Storage X X X A A
Rental leasing offices X X X A X
Signs A X X A A
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Swimming pools and spas A X X A X
Tennis clubs, ball fields and courts, and similar
recreation uses, lighted or unlighted X X X A X
Truck Storage X X X A A
Other accessory uses and structures which are
customarily associated with and subordinate to
the principal use on the premises and are
consistent with the purpose and intent of the
zoning district
A X X A A
Temporary Uses
LAND USE CC PF OS Res.
O’Lay LI
Christmas tree sales T T X X X
Halloween pumpkin sales T T X X X
Farmers’ markets T X X X X
Outdoor fireworks displays T T X X X
Outdoor concerts T X X T X
Sales and leasing offices/trailers X X X T X
Sidewalk/Garage sales T X X T X
Temporary Swap meets X X X X X
Temporary storage of building materials used in
the construction of a building. T T X T T
Fairs, street fairs, carnivals, and circuses T X X X X
EPD Solutions, Inc. Pepper Avenue Specific Plan 77
5.5.1 Additional Land Use Requirements
A. A maximum of one smoke shop or discount tobacco product store, as defined by the City of Rialto Zoning Code, shall be permitted within the Project site.
B. Check cashing facilities and payday loan facilities located entirely within a major retailer over fifteen thousand square feet in size are considered an accessory use and shall not require a Conditional Development Permit.
C. Cash for gold facilities shall be subject to the following:
i. A minimum separation distance of two linear miles shall be maintained between similar establishments.
ii. The business owner must provide proof of possession of a valid secondhand dealer’s license issued by the California State Department of Justice.
iii. The business establishment shall be subject to random inspections by the Rialto police department.
iv. Security standards as directed by the Rialto police department including:
a. Thumbprint identification of all customers;
b. Possession of a valid California ID for all customers; c. A thirty-day hold on all items received;
d. Registration of each transaction; and
e. A minimum customer age of eighteen years.
v. Any violation of the above criteria may result in revocation of the Conditional Development Permit.
5.5.2 Prohibited Uses
The following uses shall be prohibited within the Specific Plan area:
• Adult businesses.
• Agricultural, industrial and/or contractor equipment storage and/or rental facilities, permanent.
• Apiaries.
• Automobile/RV storage, repair, repainting and/or wrecking. • Boarding houses.
• Cemeteries, mausoleums, crematories, funeral homes,
mortuaries and the like.
• Cleaning, dyeing and laundry plants.
• Commercial dairies.
• Commercial coaches and modular trailers, permanent.
• Dump sites and hazardous waste management facilities. • Fortune telling businesses.
• Indoor swap meet/discount mall stores.
• Kennels.
• Mining and processing
• Solid waste transfer stations.
• Medical marijuana facilities.
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5.6 Development Standards
The property development standards set forth in this Chapter shall apply to all land and buildings located within the confines of the Pepper Avenue Specific Plan. Plans for future development will include the specific design and maintenance standards identified in the City’s Landscaping Maintenance specifications. For detailed development standards and setbacks, refer to Table 5-3, Pepper Avenue Development Standards.
Table 5-3
5-3 Pepper Avenue Development Standards
Standard CC (inc. CC
O’lay)
LI* Res. O’lay PF
Minimum Size
Development Site
None None 1 acre None
Maximum Density (in
dwelling units per
acre)
N/A N/A 30 N/A
Minimum Lot Width None None 150 feet None
Maximum Building
Coverage
N/A N/A 70% N/A
Minimum
Building/Landscape
Setbacks
CC (inc. CC
O’lay)
LI* Res. O’lay PF
To Pepper Avenue
ROW
25 feet (fully
landscaped)
Min. 25 feet
or 1’:1’
building
height for
every foot
above 25’
25 feet (fully
landscaped)
25 feet (fully
landscaped)
Other Front Property
Line
None 15 feet 15 feet None
Side and Rear
Property Lines
None 10 feet 5 feet 5 feet
Adjacent to Off-Site
Commercial, Office, or
Light Industrial Uses
None None 25 feet N/A
Minimum Private
Outdoor Space
(Required for Each
Dwelling Unit)
CC (inc. CC
O’lay)
LI* Res. O’lay PF
Ground Level (patio,
deck or porch) – Min.
8-Foot Dimension
N/A N/A 100 sf N/A
EPD Solutions, Inc. Pepper Avenue Specific Plan 79
Above Ground Level
(balcony) – Min. 6-
Foot Dimension
(applies to useable
balconies only; no
minimum dimension
requirement for
decorative balconies)
N/A N/A 60 sf N/A
Minimum Building
Spacing
CC (inc. CC
O’lay)
LI* Res. O’lay PF
Minimum Building
Separation
N/A N/A 10 feet N/A
Buildings with Front
Entry to Front Entry
N/A N/A 25 feet N/A
Buildings with Front
Entry to Rear Entry
N/A N/A 25 feet N/A
Buildings with Front
Entry to Building Side
N/A N/A 20 feet N/A
Buildings with Rear
Entry to Rear Entry
N/A N/A 20 feet N/A
Minimum Spacing
Between Garages On
Alley
CC (inc. CC
O’lay)
LI* Res. O’lay PF
N/A N/A 28 feet N/A
Building Height CC (inc. CC
O’lay)
LI* Res. O’lay PF
Maximum Building
Height
4 stories/55 feet 50 feet 3 stories/35
feet
3 stories/35
feet
Minimum Dwelling
Unit Size
CC (inc. CC
O’lay)
LI* Res. O’lay PF
Bachelor and Studios N/A N/A 600 sf N/A
One Bedroom N/A N/A 700 sf N/A
Two Bedroom N/A N/A 850 sf N/A
Three Bedroom N/A N/A 1000 sf N/A
Four Bedroom N/A N/A 1200 sf N/A
* For all other development standards refer to Chapter 18.112 of Rialto Municipal Code.
EPD Solutions, Inc. Pepper Avenue Specific Plan 80
5.6.1 Performance Standards for Light Industrial Land Use The following measures shall be included as performance standards and conditions of approval for all indoor storage facilities:
A. New or modified indoor storage facilities shall route all vehicles associated with the use (trucks, vans, passenger vehicles, etc.) on roadways to avoid passing residential, educational, park and open space intended for public park and recreational use intended for public park and recreational use areas to the greatest extent feasible.
B. The queuing of trucks on streets or elsewhere outside of facility shall be prohibited. All queuing, stacking, loading, unloading, and parking shall occur exclusively onsite. The property owner and operator shall be responsible for ensuring compliance with this performance standard.
C. The operator of the indoor storage facility shall be responsible for implementing and monitoring an operations and truck route plan during all operations, including, but not limited to posting the plan and educating truck drivers on the approved routes.
D. Indoor storage facilities shall not store any products, goods, commodities, materials, supplies, or containers outside of any building onsite, except for trucks and trailers associated with the indoor storage facility, without prior approval of a separate conditional development permit in accordance with Chapter 18.104 of the Rialto Municipal Code.
E. Truck drivers shall not sleep or reside within any truck cab onsite overnight or for any other extended duration of time.
F. Operators shall address any parking, traffic, noise, or safety issues within forty-eight hours of being notified by the city that an issue exists.
G. Prior to the issuance of a business compliance certificate, any new tenant or operator of an indoor storage facility shall: 1) submit an operational plan and trip generation analysis prepared by a licensed traffic engineer for review and approval demonstrating the proposed operations and projected traffic associated with the new tenant or operator is the same or less than the projected traffic assumed in the approved entitlements for the facility; and 2) sign a statement acknowledging acceptance of all operational conditions of approval associated with the approved entitlements for the facility. If the proposed operations and trip generation represent a significant change in operational characteristics or more than ten percent increase in trip generation beyond what was entitled, a modification to the conditional development permit shall be required prior to the start of operations.
H. The property owner and/or operator shall be responsible for implementing the approved property maintenance program and maintaining the property in good physical condition.
5.6.2 Lighting
Lighting shall be shielded and strategically placed to minimize glare and light spill onto off-site residential neighborhoods and natural open space areas. Specifically, any pole-mounted light fixtures located onsite or within EPD Solutions, Inc. Pepper Avenue Specific Plan 81
the adjacent public rights-of-way shall be shielded and directed toward the areas to be lit and away from adjacent sensitive uses.
5.7 Allowable Encroachments
Encroachments are permitted projections into setback areas. These encroachments are intended to allow for architectural variation on façades to create an interesting street scene. In all cases, all encroachments shall comply with the California Building Code (CBC), as well as applicable codes and regulations. The permitted encroachments are discussed below.
A. Retail and office door swings may encroach up to 18 inches into the Pepper Avenue setback.
B. ADA accessible ramps (that may include a trellis or other architectural feature that is integrated into the building and does not exceed the first-floor plate height) and unenclosed stairwells may encroach up to five (5) feet into any required setback.
C. Cornices, eaves, sills, buttresses and other architectural features may encroach up to 30 inches into all required setbacks.
D. Awnings, lighting fixtures and canopies may encroach up to three (3) feet into all required setbacks.
E. Detention/retention basins, walls and fences may encroach into any setback, subject to Section 5.10, Walls and Fences.
F. Project monumentation may encroach into any setback, subject to the requirements in Section 5.9, Signage.
G. Public art may be located within the setbacks and the Pepper Avenue right-ofway, subject to line-of-sight clearance, as determined by the City of Rialto Traffic Engineer.
H. Special architectural features, including, but not limited to, chimneys, towers, domes, cupolas, elevator penthouses, etc. shall be permitted to encroach up to 10 feet above the maximum height limitation, and shall not exceed 15 percent of the roof area.
5.8 Off-Street Parking Standards
All off-street parking requirements shall be subject to chapter 18.58 of the City of Rialto Municipal Code, unless otherwise prescribed within this Specific Plan.
5.8.1 Shared Parking
For parking facilities providing parking to two (2) or more uses with differing peak parking demands, reductions to the required parking standards may be permitted through a Conditional Development Permit. Said reduction shall require the submittal of a shared parking study, prepared by a parking consultant firm acceptable to the Planning Manager. This shared parking study shall determine the number of parking spaces necessary for the proposed mix of uses. The minimum required parking spaces shall be determined by the process described below:
A. Determine the square footage of each use, employees or other quantity of land use.
EPD Solutions, Inc. Pepper Avenue Specific Plan 82
B. Select the unadjusted parking demand ratio for that use. The unadjusted parking demand ratio is the base parking demand if each site was developed independently from each other. These ratios are segmented by use and into two (2) categories, weekday and weekend. The specific values shall be obtained from the most recent edition of Shared Parking, published by the Urban Land Institute (ULI) and Parking Generation published by Institute of Transportation Engineers (ITE). Multiply this value by the value obtained in 1, above. This will yield the unadjusted parking demand.
C. Multiply the unadjusted parking demand determined in 2, above, by the following adjustment factors for each use to yield the minimum number of parking spaces required:
i. Occupancy rate adjustment associated with peak demand month, pursuant to Urban Land Institute’s Shared Parking publication. ii. Occupancy rate adjustment associated with peak demand hour, pursuant to Urban Land Institute’s Shared Parking publication. iii. Non-captive ratio adjustment (number of visits per trip). iv. Driving ratio adjustment (mode and persons per car). v. Reserved spaces for specific uses.
The scenario (of weekday or weekend) that requires the highest parking demand shall be used in determining the minimum number of required parking spaces. The required number of parking spaces shall be sufficient to satisfy the highest parking demand, as determined by the shared parking study.
If a development utilizes a parking reduction via a shared parking study, no new shared parking study shall be required once the initial certificate of occupancy has been issued so long as:
• The aggregate developed square footage is not increased; • The proposed use does not require a Conditional Development Permit approval; or
• There is no increase in the parking demand previously analyzed in the shared parking study (i.e. office uses are proposed to be converted to retail uses).
If any of the above events are to occur, the development must comply with the parking requirements identified in the Rialto Zoning Code, or a new shared parking study and Conditional Development Permit shall be required.
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5.8.2 Omnitrans Coordination
Until bus services are provided to the Pepper Avenue Specific Plan area, future applicants for new construction in excess of 20,000 square feet shall demonstrate to the City of Rialto that said applicants reached out to Omnitrans for consideration of bus stops along Pepper Avenue within the Project area. Should Omnitrans plan to provide bus services to the Project site, any new construction in excess of 20,000 square feet shall provide a minimum of one (1) bus shelter with appropriate illumination. All bus shelters within the Project site shall be of the same design and be consistent with the architectural theme of the Project.
5.9 Signage
Signage within the Project will help establish and maintain the desired aesthetic character throughout the Project, and will maximize the visibility of the commercial tenants and residential neighborhoods within the Specific Plan and surrounding area.
Signage development standards for commercial uses are indicated in Table 5.4, Sign Standards. The approximate location for the most prominent project signage are depicted on Figure 5-4, Pepper Avenue Specific Plan Signage.
EPD Solutions, Inc. Pepper Avenue Specific Plan 84
Table 5-4
5-4 Sign Standards
Sign Standards Sign Type Maximum Number Maximum Sign Area Or Allowed Ratio
Maximum Sign
Structure Dimensions
Freeway-Oriented
Signage
• Three (3) primary
freeway oriented
pylon signs that
shall be located
perpendicular to
210 Freeway.
Two (2) signs are
permitted east of
Pepper Avenue,
one west of
Pepper Avenue.
• Pylon signs shall
incorporate up
to 4 sign
cabinets per
face to identify
tenants or
project
components.
Each cabinet
may hold up to 2
tenant names,
for a total of 8
tenants per
pylon side.
Pylons shall be
double-sided.
Maximum letter
height shall be 6
feet.
• Freeway oriented
pylon signage
shall have a
maximum height
of 65 feet above
the southern
horizontal grade
of 210 Freeway,
at which point
the pylon sign is
located
perpendicular to
the highway.
• The sign width
shall not exceed
½ of the sign’s
height above
freeway grade.
Monument Signs
(Primary and
Secondary)
• Up to four (4)
primary
monument signs
• Up to two (2)
secondary
monument signs
are permitted
within the Pepper
Avenue median.
• Up to two (2)
secondary
monument signs
are permitted at
each signalized
project entrance.
The primary
entrance may
have two
• (2) additional
secondary
monument signs.
• Primary
monument signs
(advertising area
only): 40 square
feet.
• Secondary
monument signs
(advertising area
only): 25 square
feet.
• Primary
monument:
maximum height
of 20 feet above
grade.
• Secondary
monument:
maximum height
of 9 feet above
grade.
EPD Solutions, Inc. Pepper Avenue Specific Plan 85
Table 5-4 continued
Sign Type Maximum Number Maximum Sign Area
Or Allowed Ratio
Maximum Sign
Structure Dimensions
Wall Signs • One sign per
elevation of a
building or tenant
space elevation
facing a public
street, parking lot
and/or freeway.
• Elevation with a
public or service
entry: one (1)
square foot per
linear foot of
building frontage.
For each
additional setback
of ten (10) feet in
excess of the
minimum setback
requirements, the
permitted sign
area may be
increased one (1)
square foot.
• Elevation without
a public entry: 30
square feet.
• Not applicable.
Pageantry • No limit. • 24 square feet. • 20 feet maximum height.
Marquee Signs • One sign per use
(Permitted only for
movie theater,
museums and the
like. Does not
count towards
square footage for
tenant
identification).
• 900 square feet • Not applicable.
EPD Solutions, Inc. Pepper Avenue Specific Plan 86
5.9.1 Additional Signage Requirements
Following are the provisions for signs within the Project area.
A. Sign Program. A sign program shall be required for all freewayoriented signage, primary and secondary monument signs, wall signs, initial pageantry installations (e.g., directories, kiosks), marquee signs, and directional signage. Procedures and findings for a Sign Program and included in Section 6.8, Sign Program.
B. Freeway-Oriented Signage. In addition to the standards of Table 5-4, Sign Standards, the following shall apply to freeway-oriented signage:
i. Incorporate the architectural aesthetic of the Pepper Avenue Specific Plan into the structural and face designs. The freeway-oriented signage shall be aesthetically consistent. ii. Include business and/or tenant identification where appropriate.
Figure 5-2
5-2 Pepper Avenue Specific Plan Signage Source: Google Earth EPD Solutions, Inc. Pepper Avenue Specific Plan 87
iii. A backlit graphic image may be located on the freewayoriented signage that can change periodically according to various events or seasons.
iv. The tenant sign area shall be proportional and appropriate to the overall sign size.
v. No single tenant may have a sign area exceeding 50 percent of the overall advertising area of the freeway-oriented signage.
C. Monument Signs. In addition to the standards of Table 5-4, Sign Standards, the following shall apply to monument signs:
i. Primary monument signs shall be for the purpose of tenant identification. These signs may be located at main Project intersections and in high visibility areas. Primary
monumentation shall incorporate up to five (5) tenant
identifications per face. Only one primary monument sign is permitted on PA 1, PA 2, PA 5, and PA 6.
ii. Secondary monument signs shall indicate the name of the shopping center, City of Rialto, and/or North End
Neighborhood and shall be located within the Pepper Avenue median or at primary project entrances. No tenants may be identified on secondary monument signs.
iii. Monument signs not located within the Pepper Avenue median shall be set back a minimum of five (5) feet from the right-of-way.
iv. All monument signs shall be located and installed in a manner consistent with criteria established by the city of Rialto and shall be aesthetically consistent with each other.
D. Wall Signs. In addition to the standards of Table 5-4, Sign Standards, the following shall apply to monument signs:
i. Tenants shall display only their established trade name or their basic product name. The name shall be consistent if multiple signs are permitted.
ii. Signs shall maintain a minimum distance of the average letter height from architectural features, parapets, and building corners.
iii. Logos are encouraged if they meet the following criteria and shall be reviewed on a case- by-case basis:
a. Logos shall be included in the calculation of permitted total sign area.
b. Logos shall not be larger in height than 1.5 times the height of an upper-case letter in the business name.
c. Logos independent of the main business identification may be permitted as a separate sign.
iv. Graphic emblems (e.g. icons, images consistent with the nature of the business other than corporate logos) are
permitted and shall be included in the calculation of the maximum allowable sign area requirements set forth in Table 5-4, Sign Standards.
EPD Solutions, Inc. Pepper Avenue Specific Plan 88
v. Projecting signs are permitted in lieu of a wall sign, provided the projecting sign does not project more than four (4) feet from the face of a building. In no case shall any wall or projecting sign project above a canopy, eave line, or parapet wall of a building.
E. Automobile Service Stations. Signs for automobile service stations shall comply with Chapter 18.102 of the City of Rialto Zoning Code.
F. Window Signs. The total area of the displayed window signs shall not exceed 50 percent of the total window area for the front building elevation and side building elevations facing a public street or the 210 Freeway, and 25 percent of the total window area on all other building elevations. The placement of window signs is exempt from the requirement of a sign permit.
G. Temporary Banners, Flags, Pennants or Signs (portable or otherwise). Temporary signs intended to advertise an initial opening of a business, change in ownership, special merchandise sales or promotional activities, subject to approval of a temporary sign permit by the Planning Division, shall not be displayed for more than a total of 30 days within any 90-day period. All approved temporary advertising displays shall be maintained in good condition and all display surfaces kept clean. Any unmaintained or damaged signs shall be repaired or replaced within 10 days following notification by the Planning Division.
H. Illumination. All signs may be internally or externally illuminated. All direct light rays from all signs shall be confined onto the project site and shall not shine directly upon neighboring property. All exposed raceways are prohibited. Temporary lighting such as search or flood lights that are used on a permanent basis are prohibited.
I. Pedestrian and Vehicular Directional Signs. Pedestrian and vehicular directional signs (including directories) shall be reviewed by the Planning Division as part of a comprehensive Sign Program to ensure the directional signs are consistent with the overall theme for the Pepper Avenue Specific Plan. Additionally, the Traffic Engineer shall review all directional signs for safety purposes. No directional sign shall exceed eight (8) feet in height and shall not contain any advertising (other than the project’s name)
J. Changeable Signage. The changing of advertising copy or message on theater boards, marquees, bulletin boards, and pageantry, when the basic board, marquee, or pageantry is permitted under the provisions of this Specific Plan, shall not require a sign permit.
Messages may be changed digitally or manually.
K. Off-Site Advertising. Off-site advertising is permitted as part of pageantry. All pageantry with off-site signage must be within the Community Commercial zone and shall be oriented towards internal retail/entertainment uses and shall not be readily visible from surrounding properties, the 210 Freeway or Pepper Avenue.
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L. Projecting Signs Clearance. A minimum eight (8) feet vertical clearance is required from the bottom of a projecting sign, marquee, blade or awning to the sidewalk or grade immediately below the sign.
M. Encroachment. Signs, including pageantry, are permitted to encroach into all setbacks and may cross over property lines, unless otherwise specified in this Specific Plan.
N. Freestanding Menu/Product Boards. Signs for freestanding menu or product boards for drive- through restaurants, pharmacies, banks and similar uses cannot be more than seven (7) feet in height above grade.
The menu board must be located adjacent to the drive-thru aisle. No more than two (2) menu boards shall be allowed per drive-through lane.
5.10 Fences and Walls
Excluding the Public Facilities zone, barbed wire, wire (including razor wire), electronically charged fences, plain exposed concrete block, plastic materials, chain link and grape stakes are prohibited materials for fences and walls. However, chain link may be used on a temporary basis at construction sites. The temporary fencing shall be removed upon completion of construction.
With the exception of retaining walls, walls and fences within the required Pepper Avenue setback shall be prohibited unless incorporated into monumentation.
Retaining walls shall be limited to 40 inches in height within the Pepper Avenue setback area.
A. Outside of the Pepper Avenue setback area, walls and fences shall not exceed eight (8) feet in height, unless needed for sound attenuation purposes, subject to a sound attenuation study. Walls shall only be used for a specific screening or security purpose.
B. Fences along the drainage wash and open space shall be constructed of wrought iron or tubular steel and shall be a minimum of six feet in height. The purpose of this fence is to discourage humans and animals from entering the drainage feature. Actual maximum height of the fences along this open space area shall be determined in consultation with the City of Rialto and the appropriate resource agencies.
C. Landscaping shall be used in combination with solid walls to soften the otherwise blank surfaces. Vines planted on solid walls are strongly encouraged to hide flat wall surfaces and to help reduce graffiti.
EPD Solutions, Inc. Pepper Avenue Specific Plan 90
Chapter 6 – Implementation
6.1 Purpose and Intent
The City of Rialto shall administer the provisions of the Pepper Avenue Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the Rialto General Plan, the City of Rialto Municipal Code, and other applicable State and City regulations. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City’s adopted codes and regulations. Where there is a question of interpretation, the City’s Development Services Director shall make a determination as to the intent of any disputed clause, paragraph, section, or development standard. Said determination shall be judged to be final.
6.1.1 Interpretation
In instances where any section, subsection, sentence, clause, phrase, portion or word contained within this Specific Plan is undefined, unclear or vague, then the City’s Development Services Director shall make a determination as to its meaning and intent. The Development Services Director may elect to forward any item to the Planning Commission for final determination. Said determination shall be judged to be final.
6.1.2 Severability
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional.
6.1.3 Compliance with Adopted Specific Plan
The City of Rialto shall monitor compliance with the adopted Specific Plan and the mitigation measures of the certified EIR at these stages, as appropriate:
• During the review and approval of subsequent Design Reviews, Tentative Tract/Parcel Maps, Conditional Development Permits and other permits, as appropriate.
• During the review of construction documents, and prior to the issuance of grading or building permits.
• Prior to the issuance of a certificate of occupancy for any EPD Solutions, Inc. Pepper Avenue Specific Plan 91
building within the Specific Plan area.
• Prior to the recordation of any parcel map or final map within the Specific Plan boundaries.
6.2 Implementation of Development Applications
Table 6-1, Development Process Approvals, is intended to clarify the process of entitlement through the City of Rialto for various applications and actions. Table 6-1 applies only to projects being implemented within the confines of the Pepper Avenue Specific Plan area.
Table 6-1
6-2 Development Process Approvals
Development
Process
Approvals
Action Required By:
Development
Services
Director
Design
Review
Committee
Economic
Development
Committee
Planning
Commission
City
Council
Precise Plan of
Design (see
Section 6.7)
X X
Specific Plan Use
– Interpretations X
Specific Plan –
Minor
Adjustments (see
Section 6.6.1)
X X
Specific Plan
Amendment (see
Section 6.6.2)
X X
Tentative Tract
Map X
Sign Program
(See Section 6.8) X
The following administrative standards apply to the implementation of future development applications (including site plan and architectural reviews, tract maps, parcel maps, variances or conditional use permits) for projects within the Specific Plan area.
A. No development shall occur or building permits issued within the adopted Specific Plan area until the proposed development is reviewed by the City’s Planning Division and found to be consistent with the adopted Specific Plan.
Criteria for review and approval of proposed development shall include, but not be limited to the following:
i. Conformance with the goals and objectives of the Specific Plan; and EPD Solutions, Inc. Pepper Avenue Specific Plan 92
ii. Conformance with the intended density/intensity, development regulations and standards of the site.
B. All tentative or parcel maps shall be consistent with the adopted Specific Plan.
C. Building permits for dwelling units shall be issued when a final subdivision map has been recorded. Permits may be issued for model units prior to final map recordation subject to the Subdivision Map Act and the City of Rialto Municipal Code.
6.2.1 Development Monitoring Requirements
This Specific Plan shall generally be enforced in a manner identical to the prevailing City of Rialto procedure(s) to enforce the provisions of the zoning and subdivision codes. The City of Rialto Planning Division shall enforce the Development Standards and Design Guidelines set forth herein, in accordance with the State of California Government Code, Subdivision Map Act, the Rialto General Plan and the Rialto Municipal Code.
6.2.2 Subdivision Maps
All implementing Tentative Parcel/Tract Maps (as well as future parcel and/or tract maps) will be processed according to the City’s standard Tentative Map Review process and California’s Subdivision Map Act.
6.2.3 Interpretation of Development Standards
Should an applicant not be able to meet the design guidelines or development standards included in Chapter 4, Design Guidelines or Chapter 5, Development Standards, respectively, an applicant may request a deviation from the design guidelines and/or development standards. The Planning Commission shall review the request and make the determination based on the findings identified in Section
6.6.2.G. Said determination may be appealed to the City Council.
6.3 Project Phasing
The project is anticipated to be built-out in two to three phases of development, with build-out and occupancy occurring incrementally within an estimated one- to fiveyear period from approval.
Development of the various planning areas in phases may occur either sequentially or concurrently with one another. Actual build-out and phasing of development will be subject to economic conditions and market demands. All necessary infrastructure (i.e. private drives, sewers, water lines, storm drains, drainage improvements, etc.) shall be phased and installed concurrently with development.
6.4 Financing
Several types of financing strategies and tools are available for financing for projects within the Pepper Avenue Specific Plan area. It is anticipated that the Specific Plan will build-out using a variety of these strategies and tools which could include, but are not limited to, the strategies indicated in Sections 6.4.1 through 6.4.5.
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6.4.1 Mello-Roos Community Facilities Act of 1982
The Mello-Roos Act enables cities, counties, special districts and school districts to establish community facilities districts and to levy special taxes to fund a variety of facilities and services required by a specific plan. A Mello-Roos tax can be applied to the planning and design work directly related to the improvements being financed and may also fund services on a pay-as-you-go basis, including police and fire protection, ambulances, flood protection, recreational programs, parks and schools.
6.4.2 Special Assessment Districts
Special assessment districts, such as those permitted by the Municipal Improvement Act of 1913, the Improvement Bond act of 1915, and the Lighting and Landscape Maintenance Act of 1972, provide methods of leveraged financing whereby a public entity determines an area in which the provision of facilities will benefit real property. A special assessment district may be created for the Specific Plan area to cover improvements such as landscaping and lighting. This financing tool can be used for public improvements that directly benefit specific properties that are assessed to pay for the improvements at no risk to public agency general funds.
6.4.3 Impact Fees and Extractions
In certain instances, funding for onsite facilities may be tied directly to the Pepper Avenue Specific Plan. The developer may pay a fair share portion of the facility in exchange for development rights. Onsite local streets, utility connections from the main trunk lines and drainage facilities are typical examples of facilities that may be funded by the developer. Such improvements will usually be required concurrently with the development.
6.4.4 Developer Funding
In certain instances, funding for onsite facilities may be tied directly to the Pepper Avenue Specific Plan. The developer may pay a fair share portion of the facility in exchange for development rights. Onsite local streets, utility connections from the main trunk lines and drainage facilities are typical examples of facilities that may be funded by the developer. Such improvements will usually be required concurrently with the development.
6.4.5 Infrastructure Financing
A. The backbone water facilities and infrastructure shall be owned, operated, and serviced by the West Valley Water District. The fair share cost of designing and constructing the water system shall be borne by the developer.
B. The backbone sewer facilities and infrastructure shall be owned and operated by the City of Rialto. The fair share cost associated with designing and constructing the sewer system shall be borne EPD Solutions, Inc. Pepper Avenue Specific Plan 94
by the developer.
C. Telephone, electricity, gas and cable television lines shall be installed and maintained by the appropriate utility companies.
D. All initial access improvements to Pepper Avenue (including, but not limited to, striping, widening, new intersections, etc.) shall be the responsibility of individual developers to design, fund, construct, and maintain.
E. All necessary infrastructure (e.g., roads, sewers, water lines, storm drains, drainage improvements, etc.) shall be phased and installed concurrently with development.
6.5 Development Transfers
The Pepper Avenue Specific Plan allows for limited intensity transfers to allow for market flexibility. These transfers are indicated below. This Specific Plan does not require the owners/developers to build to the maximum aggregate development limits identified in Table 5-1, Planning Area Land Use Summary.
6.5.1 Development Intensity Adjustments
This Specific Plan provides development flexibility by allowing for transfer of retail or business park square footage between Planning Areas within the Community Commercial zone or Community Commercial Overlay zone, as identified on Table 5-1, Planning Area Land Use Summary.
Additionally, any unused retail or business park square footage within the Project may be transferred into other planning areas; provided, the transfer request complies with all applicable Design Guidelines and Development Standards. In no case shall any transfer allow for more than 462,000 square feet of retail uses or 125,000 square feet of business park uses.
To initiate this transfer, the applicant shall provide the City of Rialto with authorization from the property owner of the Planning Area where the transfer will be coming from. This authorization shall be signed and notarized letter from said property owner.
6.6 Specific Plan Modifications and Amendments
6.6.1 Minor Adjustments to the Specific Plan
Minor adjustments to the plans, guidelines, regulations, and standards contained in this Specific Plan may be approved at the discretion of the Development Services Director; provided, however, that such deviations are deemed to be in substantial conformance with this Specific Plan and are not detrimental to the public health, safety and welfare. Modifications to the adopted Specific Plan must be consistent with the purpose and intent of the originally approved Specific Plan. Any decisions made by the Development Services Director may be appealed to the Planning Commission. Decisions of the Planning Commission may be appealed to the City Council.
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Decisions by the City Council shall be deemed to be final. The following modifications constitute “minor adjustments” to the approved Pepper Avenue Specific Plan.
A. Development equivalency and/or intensity transfers identified in Sections 6.5.1 and 6.5.2.
B. Minor changes to the circulation plan to accommodate actual conditions onsite or modify ingress and egress locations, or to respond to new information that was not available at the time the Specific Plan was originally prepared.
C. Minor changes to the design of the roadway cross-sections, provided that the streets have adequate capacity to handle the anticipated volumes of traffic and the design changes are deemed acceptable by the City’s Traffic Engineer.
D. An increase in 40,000SF of commercial uses, provided that the streets have adequate capacity to handle the anticipated volumes of traffic.
E. Minor modifications to the architectural or landscape design guidelines.
F. Minor modifications to the grading plan.
G. Minor modifications to the water, sewer, and/or drainage plan.
H. Any modifications to project phasing.
Addition of new information or data to the Specific Plan maps, figures, and/or text which does not change the effect of any concepts or regulations.
6.6.2 Specific Plan Amendments
A. The future developer, property owner, or any project merchant builder shall have the authority to initiate an amendment to the adopted Specific Plan at any time. No authorization by City staff, the Planning Commission, or the City Council shall be necessary to initiate a Specific Plan Amendment. The City of Rialto may also initiate a Specific Plan Amendment, subject to the procedures identified in the City of Rialto Zoning Code.
B. Said amendment shall not require a concurrent General Plan Amendment unless it is determined by the City of Rialto that the proposed amendment would substantively affect the General Plan goals, objectives, policies, or programs for the Pepper Avenue Specific Plan area.
C. All Specific Plan Amendments shall be subject to the requirements of the California Environmental Quality Act (CEQA) of 1970 and any applicable City of Rialto Environmental Guidelines.
D. The Planning Commission and City Council shall each hold a public hearing on the proposed amendment of the Specific Plan.
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Any hearing may be continued from time to time as deemed appropriate and necessary by the Planning Commission and City Council.
E. The Planning Commission shall review all proposed
amendments to the adopted Specific Plan. Upon the close of the required public hearing, the Planning Commission shall act by resolution to adopt, reject, or modify the proposed Specific Plan Amendment and forward its recommendation and findings to the City Council for action.
F. The City Council shall review the Planning Commission’s findings and recommendations. Upon the close of the required public hearing, the City Council shall act by resolution and ordinance to adopt, reject, or modify the proposed Specific Plan Amendment.
If approved by the City Council, any proposed Specific Plan Amendment shall be adopted by resolution, except for Chapter
5.0, Development Standards, which shall be adopted by
ordinance.
G. Prior to approving or conditionally approving any Specific Plan Amendment, the following findings shall be made by the
Planning Commission and City Council that the Specific Plan Amendment:
i. Is consistent with the goal and policies of the General Plan and with its purposes, standards and land use
guidelines.
ii. Will help to achieve a balanced community of all races, age groups, income levels, and ways of life.
iii. Results in development of desirable character which will be compatible with existing and proposed development
in the surrounding neighborhoods.
iv. Contributes to a mix of land uses that will enable local residents to work and shop in the community in which
they live.
v. Respects the environmental and aesthetic assets of the community consistent with economic realities.
vi. Incorporates, where feasible, active and passive energy conservation measures.
6.7 Precise Plan of Design (Design Review)
This section is intended to provide for the review of those developmental qualities that are not subject to precise statement in this Specific Plan, to assure that land uses, yards, open space, structures, parking, loading facilities, landscaping, and streets will embody the overall character and intent of this Specific Plan.
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Most implementing projects within the Pepper Avenue Specific Plan including, but not limited to, commercial and office/business park developments, and multi-family housing developments will be required to go through a Precise Plan of Design as follows:
A. The purpose of the Precise Plan of Design (PPD) is to promote an orderly and aesthetically pleasing environment within the City of Rialto and to ensure that development complies with all applicable City ordinances and regulations.
B. A PPD must be approsved by the City’s DRC prior to the issuance of any building permit for construction of new community commercial development or new residential units within the Pepper Avenue Specific Plan area.
C. When required, the PPD process shall be as follows:
i. After of the DRC, consisting of the Planning Division representative and members of receiving the completed application, the Planning Division will refer the PPD application to other members the Engineering Division, Fire and Police Departments, and the Building Division.
ii. After determination by staff that the submittal package is complete, the completed applications shall be referred to the DRC. Applications will be notified by mail of staff’s determination regarding their submittal. iii. The DRC members will provide draft conditions of approval that will be sent to the applicant/and or representatives and a DRC meeting will be scheduled. This meeting will afford the opportunity for the applicant to discuss areas of concern or differences with each Department/Division’s representative of the DRC.
iv. Once the application has been reviewed by the DRC, the application shall be forwarded to the Economic Development Committee (EDC). The EDC may amend, remove, and/or add conditions of approval. The EDC shall provide and draft revisions prior to the EDC meeting. Any additional concerns or differences may be discussed between the applicant and members of the EDC.
D. Where there is a question as to whether a PPD is required for an implementing project, a determination shall be made by the Development Services Director.
6.8 Sign Program
6.8.1 Intent
A. The intent of a sign program is to ensure that all signs within the project site are in harmony with other signs and buildings.
B. A sign program shall be required for all freeway-oriented signage, primary and secondary monument signs, wall signs, initial pageantry installations (e.g. directories, kiosks), marquee signs, and directional signage.
C. All signs approved through a sign program shall require a sign permit (except for exempted signs identified in Section
18.102.050.A of the Rialto Municipal Code).
6.8.2 Application Requirements
A. The property owner or authorized agent of the property owner or EPD Solutions, Inc. Pepper Avenue Specific Plan 98
the Rialto City Council are eligible to submit an application for a sign program.
B. The information listed below is required at the time a sign program application is submitted to the Development Services Department:
i. A complete application signed by the property owner or its authorized representative.
ii. A deposit or fee.
iii. A letter of justification describing the proposed sign program and explaining how the proposed project will
satisfy the findings in Section 6.8.3, Findings.
iv. Plans that include the following:
v. Sign details indicating maximum sign area, maximum sign size, maximum sign height, maximum character size,
maximum letter height, location, and method of
illumination.
vi. Site plan indicating the general location of all existing signs and proposed sign types.
vii. Building elevations indicating the general location of existing signs and proposed sign types.
viii. Other information as required by the Director of
Development Services or as stated on the sign program
information sheet.
6.8.3 Findings
A. The proposed sign program satisfies the intent of this Section.
B. The proposed signs enhance the development and are in harmony with and visually related to other signs in the sign program, the building and/or development they identify and the surrounding development.
C. The proposed sign program shall not adversely affect surrounding land uses or obscure adjacent signs.
D. The proposed sign program criteria shall be sufficiently comprehensive and flexible to accommodate changes in building tenants and their sign needs.
E. The proposed sign program will comply with all the regulations of this Specific Plan except where variations have been approved by the Planning Commission.
6.8.4 Approval Body
A sign program shall be reviewed by the Director of Development Services, or designee, when the sign program is in compliance with all applicable provisions of this Specific Plan and the Rialto Municipal Code. The Director of Development Services may forward any sign EPD Solutions, Inc. Pepper Avenue Specific Plan 99
program application for freeway-oriented signage or a primary monument sign to the Planning Commission.
6.8.5 Modifications
Any modification or revision to a sign program shall require the submittal of a sign program application in accordance with all requirements of this Section. Any modifications to a sign program shall be approved by the Director of Development Services. Any modifications to freeway-oriented signage or a primary monument sign may be forwarded to the Planning Commission.
6.8.6 Appeals
A decision by the Director of Development Services, or designee, may be appealed to the Planning Commission. A decision of the Planning Commission may be appealed to the City Council, in accordance the procedures identified in the City of Rialto Zoning Code.
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Appendix A – General Plan Consistency
Goal 2-9: Protect residential, schools, parks, and other sensitive land uses from the impacts associated with industrial and trucking-related land uses, as well as commercial and retail areas.
• Policy 2-9.2: Require all industrial development to front on an improved street with appropriate front yard setbacks, landscaping, and façade and entrance treatments. • Consistency Analysis: As described in Chapter 5, Development Standards, this Specific Plan will ensure industrial developments develop and maintain front yard setbacks, landscaping, and entrance treatments.
Goal 2-11: Design streetscapes in Rialto to support and enhance the City’s image as a desirable place to live, work, shop, and dine.
• Policy 2-11.1: Require the screening of commercial or industrial parking areas, storage yards, stockpiles, and other collections of equipment from the public rightof-way. • Policy 2-11.2: Provide and maintain street trees and parkway landscaping within the public right-of-way for developed properties within Rialto. Require private development to do the same as per City design regulations. • Consistency Analysis: Design Standards in this Specific Plan will require new developments to provide screening of commercial and industrial parking areas, storage, stockpiles, and other collections of equipment and maintain street trees and parkway landscaping to enhance the public right-of-way.
Goal 2-17: Provide high-quality and environmentally sustainable landscaping. • Policy 2-17.2: Require all new development to incorporate tree plantings dense enough to shade and beautify residential and commercial areas. • Consistency Analysis: The Specific Plan will require new development to incorporate landscaping and tree planting sufficient to shade and beautify residential and commercial areas.
Goal 2-22: Promote commercial and/or industrial development that is well designed, people-oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose.
• Policy 2-22.1: Require that developments incorporate varied planes and textures and variety in window and door treatments on building façades. • Policy 2-22.3: Require that landscape plantings be incorporated into commercial and industrial projects to define and emphasize entrances, inclusive of those areas along the front of a building facing a parking lot.
• Policy 2-22.6: Require delivery areas to be separated from pedestrian areas. • Policy 2-22.7: Require outdoor storage areas, where permitted, to be screened from EPD Solutions, Inc. Pepper Avenue Specific Plan 101
public view.
• Policy 2-22.8: Insist that full architectural treatments and details be provided on all facades visible to the street of development projects.
• Consistency Analysis: Chapter 4 and Chapter 5 of the Specific Plan will ensure commercial and/or industrial development is well designed, people-oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose.
Goal 2-23: Minimize the visual impact of parking lots.
• Policy 2-23.1: Require mature trees and landscaping in off-street parking areas to make them more inviting and aesthetically appealing, and to provide sufficient shading to reduce heat.
• Consistency Analysis: Landscaping standards in Chapter 5, Development Standards, will provide landscaping in off-street parking areas.
Goal 2-30: Incorporate green building and other sustainable building practices into development projects.
Goal 2-34: Achieve waste recycling levels that meet or exceed State mandates. Achieve maximum waste recycling in all sectors of the community: residential, commercial, industrial, institutional, and construction.
Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
• Policy 3-1.4: Encourage the consolidation of smaller lots of industrial and commercial areas to attract larger industrial businesses or commercial projects. • Consistency Analysis: This Specific Plan allows for and encourages consolidation of smaller lots of industrial and commercial areas to attract larger industrial businesses or commercial projects.
Goal 3-3: Attract, expand, and retain commercial and industrial businesses to reduce blighted conditions and encourage job growth.
• Consistency Analysis: This Specific Plan designates and allows for development commercial and industrial businesses encourage job growth.
Goal 3-6: Require that all developed areas within Rialto are adequately served with essential public services and infrastructure.
• Policy 3-6.1: Coordinate all development proposals with other affected public entities to ensure the provision of adequate public facilities and infrastructure services.
• Policy 3-6.4: Complete infrastructure master plans for sewer, water, and drainage. • Consistency Analysis: Section 3.5, Infrastructure Plan determines and plans development in this Specific Plan are adequately served with infrastructure.
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Goal 4-10: Provide a circulation system that supports Rialto’s position as a logistics hub. • Policy 4-10.3: Develop appropriate noise mitigation along truck routes to minimize noise impacts on nearby sensitive land uses.
• Policy 4-10.4 Encourage the development of adequate onsite loading areas to minimize interference of truck loading activities with efficient traffic circulation on adjacent roadways.
• Consistency Analysis: Circulation outlined in Chapter 3, Plan Elements, provide a circulation system that mitigates noise along truck routes and establishes efficient traffic circulation.