City of Rialto
Foothill Central
Specific Plan
Final Report
October 2024
Acknowledgements
CITY OF RIALTO CITY COUNCIL
Deborah Robertson, Mayor
Andy Carrizales, Mayor Pro Tem
Ed Scott, Councilmember
Rafael Trujillo, Councilmember
Joe Baca, Councilmember
CITY OF RIALTO PLANNING COMMISSION
Jerry Gutierrez, Chair
John Peukert, Vice Chair
Frank N. Gonzalez
Dale Estvander
Artist Gilbert
CITY OF RIALTO STAFF
Colby Cataldi
Paul Gonzales
SCAG
Nashia Lalani
Grieg Asher
WSP USA
David Suls
Juan Alberto Bonilla
Emma Brody
Jorge Nozot
Jennie Noble
Shawn Lee
Michal Helman
Reed Alvarado
Tara Lake
BAE
Aaron Barker
Sherry Okun-Rudnak
ITERIS
Sean Daly
RECON
Jesse Fleming
Contents
EXECUTIVE SUMMARY 7
1.1 Purpose Statement ......................................................................................................................................................................................9
1.2 Overview of Specific Plan Development Process ............................................................................................................................. 10
1.3 Document Organization........................................................................................................................................................................... 12 INTRODUCTION 15
2.1 Purpose and Use......................................................................................................................................................................................... 16
2.2 Vision and Goals ......................................................................................................................................................................................... 16
2.3 Authority to Prepare ................................................................................................................................................................................. 20
2.4 How to Use this Document ..................................................................................................................................................................... 21 1 5
2 3
4 PROCESS 23
3.1 Process Overview....................................................................................................................................................................................... 24
3.2 Community Engagement ........................................................................................................................................................................ 24 FOOTHILL CENTRAL AREA PROFILE 29
4.1 Regional Context........................................................................................................................................................................................ 30
4.2 Central Rialto and Foothill Boulevard Profile........................................................................................................................................ 30
4.3 Demographic Profile.................................................................................................................................................................................. 32
4.4 Economic Considerations ....................................................................................................................................................................... 33
4.5 Other Plans and Policies in the Specific Plan Area ............................................................................................................................ 35 LAND USE AND DEVELOPMENT STANDARDS 39
5.1 Land Use Overview.................................................................................................................................................................................... 40
5.2 General Plan Goals and Policies Affecting the Plan Area................................................................................................................. 40
5.3 Existing Land Use Context....................................................................................................................................................................... 42
5.4 Housing..........................................................................................................................................................................................................47
5.5 Land Use Districts...................................................................................................................................................................................... 48
5.6 Development Standards .......................................................................................................................................................................... 57 6 7
8 9
MOBILITY 75
6.1 Mobility Overview....................................................................................................................................................................................... 76
6.2 General Plan Goals and Policies Affecting the Specific Plan Area................................................................................................. 76
6.3 Mobility Network......................................................................................................................................................................................... 79
6.4 Supportive Strategies................................................................................................................................................................................ 84
6.5 Streetscape ................................................................................................................................................................................................. 86 INFRASTRUCTURE 99
7.1 Infrastructure Overview..........................................................................................................................................................................100
7.2 General Plan Goals and Policies Affecting the Plan Area...............................................................................................................100
7.3 Stormwater.................................................................................................................................................................................................101
7.4 Rialto Channel (Cactus Avenue)...........................................................................................................................................................103
7.5 Water...................... ......................................................................................................................................................................................103
7.6 Sewer............................................................................................................................................................................................................103
7.7 Solid Waste.................................................................................................................................................................................................104
7.8 Public Utilities.............................................................................................................................................................................................104
7.9 Traffic Signals.............................................................................................................................................................................................104 IMPLEMENTATION 105
8.1 Implementation Overview.....................................................................................................................................................................106
8.2 Implementation Plan ...............................................................................................................................................................................106
8.3 Funding Mechanisms ..............................................................................................................................................................................109 ADMINISTRATION 113
9.1 Administration Overview........................................................................................................................................................................114
9.2 Specific Plan Adoption............................................................................................................................................................................114
9.3 Rialto Municipal Code Relationship......................................................................................................................................................114
9.4 Specific Plan Administration (Project Review Process)..................................................................................................................114 Contents (Cont.)
Figures
Figure 1-1: Location Map........................................................................................9 Figure 2-1: Plan Area............................................................................................. 17 Figure 4-1: Location Map..................................................................................... 31 Figure 5-1: Existing Land Use............................................................................. 43 Figure 5-2: Vacant Parcels................................................................................... 45 Figure 5-3: Parcels with a Land Improvement Ratio of Less than 1 ......... 46 Figure 5-4: Foothill Central Area Land Use Districts .................................... 49 Figure 5-1: Development Standards Diagrams............................................. 60 Figure 6-1: Street Typologies ............................................................................. 80 Figure 6-2: Existing Bikeways.............................................................................. 82 Figure 6-3: Transit Routes and Stops ............................................................... 83 Figure 6-4: Median Breaks, Gateways, and Wayfinding Sign Locations... 96 Tables
Table 4-1: Family and Non-Family Households, 2010-2022 .................... 33 Table 4-2: Plan Area and City Racial and Ethnic Makeup Comparison ... 33 Table 5-1: Permitted Uses ................................................................................. 53 Table 5-2: Development Standards ................................................................ 58 Table 5-3: Building and Site Enhancements ................................................ 62 Table 5-4: Landscaping, Screening, Fencing, Lighting, and Sign Requirements for New Developments ............................................................ 64 Table 5-5: Building and Site Enhancements for New Developments..... 67 Table 5-6: Building and Site Enhancements for Existing
Developments........................................................................................................ 69 Table 5-7: Parking Standards............................................................................. 71 Table 5-8: Minimum Unit Sizes for Residential Units .................................. 73 Table 5-9: Minimum Amenities Provided....................................................... 73 Table 5-10: Amenities......................................................................................... 73 Table 8-1: Implementation Plan.....................................................................107
Executive
Summary
CHAPTER 1
1.1 Purpose Statement
1.2 Overview of Specific Plan Development Process
1.3 Document Organization
In this chapter:
8 1.1 Purpose Statement
The purpose of the Rialto Foothill Central Specific Plan (Specific Plan) is to guide the development of Foothill Boulevard and Rialto’s Downtown Area, include pro-housing legislation aimed at supporting more equitable growth and housing production around transit corridors, and also reduce greenhouse gas (GHG) emissions and vehicles miles traveled (VMT). The Specific Plan will be a tool to create quality new development that will in turn encourage the revitalization of existing development, creating a positive change in these areas and the City as a whole. The Central Area Specific Plan and Foothill Boulevard Specific Plan will be merged into the new Rialto Foothill Central Specific Plan.
To accomplish these goals, the Specific Plan includes:
A revised land use plan
Updated development standards
Lot consolidation incentives
A streetscape plan
Recommendations for funding
The Specific Plan supports the implementation of the General Plan as it relates to housing, land use, and circulation. As a result, the Specific Plan can assist in the development of projects, initiatives, and programs to transform Rialto’s Downtown Area and Foothill Boulevard (Plan Area) to meet the needs of current and future residents.
Figure 1-1: Location Map
9 10
City of Rialto Foothill Central Specific Plan
1.2 Overview of Specific Plan Development Process
In February 2022, the City of Rialto kicked off the new Foothill Central Specific Plan in an effort to consolidate the Central Area and Foothill Boulevard Specific Plans to streamline the application process and accelerate the production of residential units. During the planning process, numerous opportunities were provided to stakeholders and community members to be involved. Participant feedback, in conjunction with City staff input, helped shape the vision, goals, and strategies contained in this Specific Plan. Key milestones and efforts are summarized in the following timeline.
PROJECT START
February 2022 COMMUNITY ENGAGEMENT
ROUND 1
April-July 2022
LAND USE
PLAN AND
DEVELOPMENT
STANDARDS
November 2022
LITERATURE REVIEW AND
EXISTING CONDITIONS
ANALYSIS
April 2022
PLANNING COMMISSION
September 2022
COMMUNITY
ENGAGEMENT ROUND 2
October 2022
11 Chapter 1 » Executive Summary
COMMUNITY ENGAGEMENT
ROUND 3
June 2023
COMMUNITY ENGAGEMENT
ROUND 4 AND PUBLIC REVIEW
November 2023
PLANNING COMMISSION
REVIEW AND CITY
COUNCIL REVIEW FOR
ADOPTION
January-February 2024
MARKET
ANALYSIS
December 2022
DRAFT SPECIFIC PLAN
April-December 2023
ENVIRONMENTAL REVIEW
November-December 2023
FINAL DRAFT
SPECIFIC PLAN
December 2023
12 City of Rialto Foothill Central Specific Plan
1.3 Document Organization
The Specific Plan is organized by the following chapters:
INTRODUCTION
The Introduction chapter describes the purpose of the Specific Plan and provides the overall vision for the Foothill Central Area including key concepts, the authority to prepare a specific plan, and its relationship with the General Plan and the environmental review process. The Specific Plan includes eleven (11) overarching goals to address existing barriers and disparities in the area. The goals of the document articulate the steps for achieving the vision for the Plan Area.
PROCESS
The Process chapter describes the purpose and process of research and community outreach conducted to create the Specific Plan. This chapter highlights the key goals of the community involvement efforts and incorporates and summarizes the community’s voices and aspirations for the Plan Area.
FOOTHILL CENTRAL AREA PROFILE
The Plan Area Profile chapter explains the context of the Foothill Central Area in Rialto and San Bernardino County as well as existing conditions and demographic profile. This chapter highlights the opportunity areas located within the Plan Area, as well as relevant planning documents and policies.
LAND USE AND DEVELOPMENT STANDARDS
The Land Use and Development Standards chapter articulates the goals of the land use plan and describes the land use districts for the Plan Area. This chapter explains the entitlement/approval process for development projects and provides the development and design standards for private and public development.
MOBILITY
The Mobility chapter explains the strategies and supportive policies for a safe and efficient multi-modal transportation system for future development. A streetscape section providing guidelines for street improvements and beautification is also contained within this chapter.
13 Chapter 1 » Executive Summary
INFRASTRUCTURE
The Infrastructure chapter addresses utilities and infrastructure through a discussion of stormwater, water, sewer, solid waste, and public utilities. It includes an analysis of existing supply and lists improvements necessary to meet the potential increase in demand that may be caused if the Plan Area buildout is met.
IMPLEMENTATION
The Implementation chapter includes a summary of action steps to implement the Specific Plan, including regulatory actions, programs, and projects. This chapter provides a set of anti-displacement and equity strategies and potential funding sources to ensure equitable and sustainable development.
ADMINISTRATION
The Administration chapter articulates the steps for adopting and amending the Specific Plan and explains its relationship with other planning documents.
APPENDICES
The Appendices section includes a glossary of terms and market and feasibility studies. 14 Introduction
CHAPTER 2
2.1 Purpose and Use
2.2 Vision and Goals
2.3 Authority to Prepare
2.4 How to Use this Document
In this chapter:
City of Rialto Foothill Central Specific Plan
16 2.1 Purpose and Use
The Specific Plan will guide the development
of Central Rialto (downtown) and Foothill
Boulevard for years to come. The document provides a roadmap for the area and multidisciplinary guiding principles for use
in planning-related endeavors. The Specific Plan incorporates a vision and goals for the area and should be used to shape decisions that will impact the specific plan area including decisions pertaining to land use,
mobility, or infrastructure.
The Foothill Central Plan Specific Plan area is
generally defined as parcels along the north
and south sides of Foothill Boulevard bounded by Maple Avenue to the west and Pepper Avenue to east. Additionally, the specific plan
includes Central Rialto (downtown) which is
generally bounded by Merrill Avenue to the
south, Foothill Boulevard to the north, Willow
Avenue to the west, and Sycamore Avenue
to the east (see Figure 2-1).
2.2 Vision and Goals
The Specific Plan establishes the vision and
associated goals intended to revitalize the
Plan Area while meeting the needs of future
residents, businesses, and institutions.
2.2.1 Specific Plan Vision
The Vision Statement adopted to guide the
development of the Specific Plan is as follows:
For the next 30 years, Central Rialto will continue to be the heart of the City, defined by its hometown character and functioning as an important job center and transportation hub. The
historic Route 66, Foothill Boulevard, will continue to serve as a gateway corridor through the City and to the downtown core.
The Foothill Central Specific Plan area will continue to evolve as a lively mixed-use destination that integrates housing for all incomes and ages with shopping, restaurants, entertainment, and civic and arts uses and preserves existing landmarks.
The Specific Plan will be a tool to implement high-quality development standards along Foothill Boulevard and within Central Rialto that complement and enrich a public realm that is safe, green, and beautiful, incorporating landscaping, lighting and public art. Streets and sidewalks will be designed for all ages, abilities and modes including pedestrians, bicyclists, transit, and cars.
VISION
17 Chapter 2 » Introduction
Figure 2-1: Plan Area
City of Rialto Foothill Central Specific Plan
18 2.2.2 Plan Goals
Using the Vision Statement as a guide, the project is intended to accomplish the following goals:
1. Establish an image and identity for the Plan Area which enhances and preserves the hometown atmosphere of the City of Rialto.
2. Create new development and redevelopment opportunities and incentives to stimulate a variety and balance of land uses that are compatible and will result in the improved economic viability of the Plan Area.
3. Promote establishment of incentives to intensify residential and mixed-use development on significant corridors, consolidate smaller parcels, and redevelop older, underutilized building stock.
4. Preserve or rehabilitate existing housing stock where appropriate and encourage the development of a variety of housing types that can accommodate all ages and income levels.
5. Maximize the inherent potential of residential uses in proximity to businesses and services, including housing opportunities along Foothill Boulevard and Riverside Avenue to increase activity in mixed-use areas.
6. Encourage enhanced architecture as well as better building and site design to promote quality development within the Plan Area.
7. Recognize the importance of transportation to the Foothill Boulevard and Riverside Avenue corridors and encourage designs to increase traffic flow, with a raised median to limit left-turn conflicts.
8. Promote pedestrian access and activity taking advantage of the Metrolink Station located within the Plan Area.
9. Enhance the pedestrian experience by promoting walkability through locating new buildings near the street to encourage pedestrian access.
10. Provide a landscape concept, sign control program and aesthetic design elements which will enhance the hometown concept and will serve as a guideline for future development.
11. Beautify the streetscape by implementing a plan for street and median landscaping to soften the built environment.
12. Establish gateways that further develop a sense of place.
13. Provide a usable Specific Plan which maximizes flexibility and effectively guides and direct growth in Central Rialto and along Foothill Boulevard.
19 City of Rialto Foothill Central Specific Plan
20 2.3 Authority to Prepare
The City of Rialto has determined that a specific plan is the appropriate planning mechanism to guide the long-range development of the Plan Area. A specific plan is a regulatory tool that local governments use to implement their General Plan and to guide development in a specified area. While the General Plan is the primary guide for growth and development in a community, a specific plan can focus on the unique characteristics of a special area by customizing the planning process and land use regulations for that area.
By law, specific plans are intended to implement a city or county’s general plan through the development of policies, programs, and regulations that provide an intermediate level of detail between the general plan and individual development projects. As vehicles for the implementation of the goals and policies of a city’s general plan, State law stipulates that specific plans can be adopted or amended only if they are consistent with the jurisdiction’s adopted general plan.
The Specific Plan is enacted under Sections 65450 through 65457 of the California Government Code, which authorizes local governments with certified general plans to prepare and adopt specific plans. The Specific Plan is adopted by the City Council by ordinance and thereby establishes the zoning regulations for land use and development within the Plan Area.
The Specific Plan will guide land use and development decision-making processes for the Plan Area. The Specific Plan does not replace or augment building safety codes or other non-planning-related codes. All applications for new construction, substantial modification to existing buildings, and changes in land use shall be reviewed for conformance with this Specific Plan.
2.3.1 Relationship to General Plan
Rialto’s General Plan, last updated in 2010 and currently undergoing a focused update, serves as a blueprint for guiding future growth.
The goals, policies, standards, networks, and implementation measures described in this Specific Plan help implement the policies of Rialto’s General Plan. This Specific Plan particularly contributes to implementation of the General Plan’s Housing Element, Land Use Element, and Circulation Element.
The General Plan identifies Foothill Boulevard as one of the city’s primary areas for infill and redevelopment due to the extensive amount of vacant land along its western edge and redevelopment opportunities on its eastern end. The vision for Foothill Boulevard is to transform this area it into a lively, pedestrian- and transit-friendly corridor revolving around bus rapid transit (BRT) in the future. Pedestrian nodes, as well as pedestrian-oriented mixed-use, and residential development, are all envisioned to integrate with the corridor’s planned BRT. » The General Plan Housing Element intends to promote and encourage housing development that adequately meets the needs of Rialto’s community members of all levels of socioeconomic status. Furthermore, this document specifically includes policies to encourage infill development in underutilized land in the Central Area and along Foothill Boulevard.
» The General Plan Land Use Element plans for a range of land uses throughout the City. This element establishes permitted uses to be allowed in which areas including intensity and build-out potential. The Land Use Element vision for Riverside Avenue and the Central Area is to create a dynamic village and pedestrian-friendly environment with a lively “Main Street” focused on integrating residential and civic uses and Metrolink and bus transit services. » The General Plan Circulation Element lays out Rialto’s transportation framework and focuses on adequately accommodating all modes and users in a manner that prioritizes safety and helps the City reach its Climate Action Plan goals.
This Specific Plan has been reviewed for consistency with the City’s General Plan and has specifically been crafted to help advance the goals, policies, standards, networks, and implementation measures of the General Plan. The Specific Plan may be revised in the future to ensure continued consistency with the General Plan.
21 2.3.2 Environmental Review
The City of Rialto has prepared a Mitigated Negative Declaration (MND) for the Specific Plan. The MND assesses the impact of the Specific Plan on the Foothill Central Area. Future development under the Specific Plan would require its own CEQA analysis as a discretion- ary project, unless exempted by the City as ministerial.
2.4 How to Use this Document
This section explains how to understand the Specific Plan and access the information presented in it. For anyone interested in learning more about the Specific Plan, this chapter lays out the vision and goals for Foothill Boulevard and Central Rialto and the document’s relationship with the General Plan. Chapter 3 details the commu- nity engagement held throughout the development of the Specific Plan and Chapter 4 provides background and context on the area.
Chapters 5, 6, and 7 provide more detailed information about the land use districts, development standards, streetscape improve- ments, and infrastructure. Property owners and developers submit- ting applications must ensure consistency with the land uses and development standards established in this Specific Plan, as well as all relevant guidance for mobility and infrastructure. Elected officials and City staff will be responsible for guiding applicants through the development decisions and applications. The City will use this Spe- cific Plan to evaluate all applications within the Plan Area to ensure new development is consistent with the vision and goals. Chapter 8 identifies the strategies to implement the Specific Plan, including regulatory actions, funding mechanisms, programs, and improve- ment projects. Chapter 9 summarizes the procedures and regula- tions that apply to the adoption, amendment, and administration of the Specific Plan.
City of Rialto Foothill Central Specific Plan
22 Page intentionally left blank
CHAPTER 3
3.1 Process Overview
3.2 Community Engagement
In this chapter:
Process
24 3.1 Process Overview
This Specific Plan was developed using a multi-step process that built on existing plans, documents, work, and input from the Rialto community to guide outcomes.
Development of the Specific Plan began with determining and eval- uating existing conditions. This process involved reviewing relevant plans and documents, collecting and analyzing data, working with City staff and community leaders, and engaging with the community to understand the study area from their perspectives.
Information collected during the existing conditions process was then used to shape the Specific Plan’s direction by informing the goals, expectations, guidelines, and standards established in this Specific Plan. Focused studies, including a residential and commer- cial development market study and residential feasibility analysis, were also conducted as part of the Plan’s development.
To ensure the planning process was conducted openly, transparent- ly, and equitably, the City of Rialto was committed to collaborating with the community, stakeholders, and City staff and representatives throughout the development of the Specific Plan. The input received was crucial to determine the Plan Area’s current opportunities and constraints and developing the vision and goals to guide the devel- opment of Central Rialto in the future.
3.2 Community Engagement
During the spring and fall of 2022 and summer of 2023, community engagement was conducted to gather input for the development of the Specific Plan. Strategies and events included two online surveys, three community pop-up booths, and four public meetings (two vir- tual and two in-person). Across all the efforts, the project team en- gaged with approximately 300 community members. Overall, com- munity members voiced significant support for additional housing density, new retail and restaurants, mixed-use developments, and multimodal transportation improvements in the Plan Area. 25 Chapter 3 » Process
3.2.1 Surveys
To gather information about community members’ visions, prefer- ences, and goals for the Plan Area, two online surveys were con- ducted. The surveys were hosted online to remove barriers associ- ated with traveling to or being at a specific location at a given time.
The first round of surveys was conducted from April 13, 2022, to July 25, 2022, and received 14 responses. The second round was con- ducted from October 1, 2022, to October 21, 2022, and received 22 responses. Both surveys were available in English and Spanish and none of the questions were mandatory.
The first survey was primarily a broad visioning exercise. Participants were first asked to describe their vision for the future of Foothill Boulevard and Central Rialto, and then were asked to rank items such as affordable housing, bike routes, and new businesses accord- ing to their personal priority for the Plan Area and were given the opportunity to provide more thoughts in their own words. Partici- pants were also asked to place markers on a map, choosing from the following categories: a favorite spot; needs attention; has potential; and historical meaning. Participants were again able to provide addi- tional comments. At the end of the survey, participants were invited to provide their demographic information so that the project team could ensure a diverse and representative sample of Rialto commu- nity members were being reached.
In the second survey, participants were asked to provide their thoughts on opportunities for new housing and shops, public spac- es, and multi-modal transportation.
Key feedback from both of the surveys was: » Pedestrian walkways and new businesses are top planning priorities » There is strong interest in commercial development, residential development, and transportation improvements in the Plan Area » Community members want to see more shops and restaurants, road repairs and improvements for bicycles and pedestrians, and building façade improvements
Online survey
City of Rialto Foothill Central Specific Plan
26 3.2.2 Community Pop-Up Booths
On April 13th and April 16th, 2022, pop-up booths at the Rialto Farmers Market (4/13), the Cardenas Market on Foothill Boulevard (4/13), and the City of Rialto Eggstravaganza Spring Festival (4/16) were hosted. The booths contained handouts with links to an online visioning survey and activity boards where community members were invited to post sticky notes of their vision(s) for the future of Foothill Boulevard and Central Rialto. Spanish language engagement and materials were available.
A total of approximately 300 community members were engaged with the pop-up booths. Approximately 75 community members were engaged at the Rialto Farmers Market booth and approximately 200 were engaged at the City of Rialto Eggstravaganza Spring Festival. Approximately 25 community members were engaged at the Cardenas Market booth, with the majority of people choosing to engage in Spanish.
Key feedback received at the pop-up booths was:
» Rialto should implement streetscape and active transportation improvements, such as sidewalk accessibility and usability enhancements, more trees, better lighting, and cleanliness efforts » Parks and other green spaces are important, especially for children to have outdoor spaces to play » Spaces for recreation and planned recreational activities for all community members are important
» Affordability – both housing and retail is a top priority » The Plan Area should feel safe and family-friendly
» The Plan Area needs more small, local businesses
People filling in surveys
Pop-up booth at Cardenas Market
27 Chapter 3 » Process
Wishes for Foothill Boulevard Wishes for Downtown Rialto Participant providing comments
Pop-up booth at the Eggstravaganza Spring Festival
Interactive board sticky note excercise
People adding sticky notes to board
Wishes for Downtown Rialto
City of Rialto Foothill Central Specific Plan
28 3.2.3 Public Meetings
On October 6, 2022, a virtual public meeting was held to garner community input on the Specific Plan. To maximize participation, Spanish translation and interpretation services were available. The meeting consisted of an introduction to the project, a preference mapping exercise, an interactive sticky note board exercise, and a typology boards discussion. A total of six community members were engaged during this virtual public meeting.
In the mapping exercise, color-coded stickers representing housing, grocery stores, public transportation, schools, and parks were presented with a sample portion of the Plan Area. Participants were asked to place the stickers in locations they would like to see these uses so that they developed their ideal land use concept. This exercise helped determine community members’ preferences for land use, population density, and transportation in the Plan Area.
In the interactive sticky note board exercise participants were shown boards with the following two questions and were asked to write their answers on virtual sticky notes and place them on the boards:
» What do you value most about Downtown Rialto and Foothill Boulevard?
» What activities do you do elsewhere that you would like to do here in Rialto?
In the typology boards discussion, participants were shown boards with photographic examples of housing typologies, multi-modal transportation typologies, and community benefits (such as benches, walking paths, and public art). They were asked to share their input on the specific typologies and community benefits shown, keeping in mind that the pictures were not prescriptive of what would specifically be implemented in the Plan Area, but rather were examples of types of things that could be incorporated into the Specific Plan.
On October 12, 2022, an in-person public meeting was held at the Saint Catherine of Siena Church. A total of 11 community members were engaged during this in-person public meeting.
Key messages received during the public meetings were:
» Certain corridors in the Plan Area would be great areas for mixeduse and housing should be within walking distance to shops, restaurants, and some offices » Mixed-use areas are great places to locate multi-family housing » In the central area, narrower streets, shade trees, and enhanced crosswalks contribute to a sense of walkability
» Music or other arts venues and spaces would enhance the Plan Area so that community members do not have to travel to other cities for artistic events
» Active transportation facilities and amenities are important » Strategic uses, such as restaurants in the central area could draw pedestrians Additional text to be added following summer/fall meetings.
A final round of meetings to review the details of the plan with the community were held in winter of 2023 prior to the adoption of this plan.
Foothill Central
Area Profile
CHAPTER 4
4.1 Regional Context
4.2 Central Rialto and Foothill Boulevard Profile
4.3 Demographic Profile
4.4 Economic Considerations
4.5 Other Plans and Policies in the Specific Plan Area In this chapter:
City of Rialto Foothill Central Specific Plan
30 4.1 Regional Context
The City of Rialto was incorporated in 1911 and is 24.13 square miles. It is located in San Bernardino County and borders the City of Fontana and unincorporated San Bernardino County to the west, the cities of San Bernardino and Colton to the east, unincorporated areas of San Bernardino County to the north, and Riverside County to the south (see Figure 4-1). According to the 2020 U.S. Census, Rialto has a population of 104,026.
Rialto is intersected by two major freeways: State Route 210 in the north and Interstate 10 in the south. Historic U.S. Route 66 runs eastwest on Foothill Boulevard through the center of the city. Omnitrans provides bus service throughout the city and Metrolink provides rail connections from Central Rialto to the region. Metrolink’s San Bernardino line provides direct service to Downtown Los Angeles and Downtown San Bernardino. A nine-mile extension of this line, began service in October 2022, connecting Rialto to Downtown Redlands.
The Ontario International Airport is located approximately 14 miles west of the City of Rialto.
4.2 Central Rialto and Foothill Boulevard
Profile
Central Rialto and Foothill Boulevard are geographically located in the middle of the City, as shown in Figure 4-1. Foothill Boulevard traverses Rialto from east to west for approximately three (3) miles and is characterized by general commercial uses, residential units, and vacant lots varying in size with larger vacant lots at the west end of Foothill Boulevard. In contrast, Central Rialto currently has a mixture of residential, office, commercial and recreational uses, including the Rialto Civic Center, Adult School, Metrolink Station, and Margaret Todd Park.
Rialto Metrolink Station
Downtown Rialto
31 Chapter 4 » Foothill Central Area Profile
Figure 4-1: Location Map
City of Rialto Foothill Central Specific Plan
32 4.2.1 Foothill Boulevard
Foothill Boulevard is located roughly midway between State Route 210 and Interstate 10. The western boundary along Maple Avenue is adjacent to the City of Fontana and the eastern boundary is along Pepper Avenue and adjacent to the City of San Bernardino.
Foothill Boulevard is a major arterial highway with an average width of 90 feet and six (6) travel lanes with a center turn lane. Major intersections in the Plan Area along Foothill Boulevard from west to east are Cedar Avenue, Cactus Avenue, Riverside Avenue, and Pepper Avenue.
Foothill Boulevard has primarily narrow or missing sidewalks, long blocks without shade or pedestrian-scale lighting, and many driveways or curb cuts for accessing businesses that prioritize vehicle over pedestrian access. The average block length is a quarter mile with few opportunities for pedestrians to cross mid-block. There are no bicycle facilities on Foothill Boulevard. The only existing bikeway that intersects Foothill Boulevard is a Class I multi-use path along Cactus Avenue which connects to the Pacific Electric Bike Trail to the south.
Existing multi-family residential uses along Foothill Boulevard are located generally on the western and eastern edges of the Plan Area.
The remaining area is either largely vacant or dedicated to commercial uses, including neighborhood-serving businesses such as gas stations, automotive sales and services, laundromats, convenience stores, restaurants, barber shops, and large shopping plazas with chain retail stores and supermarkets.
4.2.2 Central Rialto
Central Rialto has a broad mix of uses and community destinations.
General office and commercial uses are focused along Riverside Avenue, while surrounding blocks include single-family residential, multi-family residential, educational, and civic uses. Vacant lots are interspersed throughout the Plan Area and along the railroad right of way (ROW). South of the railroad ROW between Riverside Avenue and Sycamore Avenue are existing single-family residential use. The City’s Civic Center complex and a community center are located in Central Rialto west of Riverside Avenue and is walking distance of the Metrolink station at the terminus of Palm Avenue.
Riverside Avenue is considered a major arterial with four travel lanes through the Plan Area. Between Merrill Avenue and the railroad ROW, Riverside Avenue is auto oriented and lacks shade and pedestrian-scale lighting. North of the railroad ROW to 1st Street, the character changes dramatically to a pedestrian-friendly street with wider sidewalks, bulb-outs, crosswalks, and landscaped medians. There is ample street furniture, including benches and transit shelters, shade structures, pedestrian-scale lighting, and public art. Between 1st Street and Foothill Boulevard, Riverside Avenue is characterized by large shade trees and landscaped medians with a center-running walking path.
4.3 Demographic Profile
The Plan Area houses roughly 28% of Rialto’s total population, with 29,238 residents as of the 2020 US Census. Between 2010 and 2020, the Plan Area saw a 1.9% increase in the number of residents, a slower rate of growth than the rest of the city which saw a 5.4% population increase during the same period. Both the Plan Area and the City saw a slower rate of population growth than San Bernardino County’s 7.2%. While the Plan Area has approximately 8,040 housing units, its overall vacancy rate of 3.3% shows a constrained housing pool that may not be able to keep pace with demand, as a vacancy rate of 5-7% is considered optimal for healthy housing markets.
The Plan Area has a smaller proportion of “family households” than the rest of the city. As shown in Table 4-1, approximately 81.2% of households in the Plan Area are family households, while 83.7% of households in the City as a whole are family households. However, the proportion of family households in the Plan Area is higher than it is in San Bernardino County, where 76.6% of households are defined as family households.
On average, residents in the Plan Area are slightly younger than those in the rest of the city, as the median age of Plan Area residents is 30.4 years old and that of the city as a whole is 30.7. A majority of the residents in the Plan Area identify as Hispanic or Latino, which is similar with the rest of the city. The Plan Area’s racial and ethnic makeup is shown in Table 4-2.
33 Chapter 4 » Foothill Central Area Profile
2010 2010
(%) 2022 2022 (%)
% CHANGE
2010 - 2022
PLAN AREA
Family Households 5,411 81.4% 5,862 81.2% +8.3%
Non-Family Households 1,236 18.6% 1,356 18.8% +9.7%
Total Households 6,647 100.0% 7,218 100.0% +8.6%
CITY OF RIALTO
Family Households 21,114 84.1% 23,124 83.7% +9.5%
Non-Family Households 3,985 15.9% 4,499 16.3% +12.9%
Total Households 25,099 100.0% 27,623 100.0% +10.1%
SAN BERNARDINO COUNTY
Family Households 470,448 76.9% 516,071 76.6% +9.7%
Non-Family Households 141,183 23.1% 157,817 23.4% +11.8% Total Households 611,631 100.0% 673,888 100.0% +10.2%
Table 4-2: Plan Area and City Racial and
Ethnic Makeup Comparison PLAN AREA CITY OF
RIALTO
ETHNICITY
Hispanic or Latino 80.1% 74.4%
Not Hispanic or Latino 19.9% 25.6%
RACE
White Alone 7.0% 9.2%
Black or African American Alone 8.9% 11.3%
American Indian or Alaska Native Alone 0.2% 0.3%
Asian Alone 1.5% 2.4%
Native Hawaiian and Other Pacific Islander Alone 0.3% 0.3% Some Other Race Alone 0.4% 0.5
Population of Two or More Races 1.5% 1.8%
Table 4-1: Family and
Non-Family Households,
2010-2022
Residents in the Plan Area have, on average, significantly lower incomes than residents in the rest of the City, with the median household income being $56,634 in the Plan Area and $65,538 in the city as a whole. Average educational attainment is also significantly lower in the Plan Area than in the rest of the City and is similarly lower than that of San Bernardino County; approximately 6.8% of Plan Area residents have a bachelor’s degree or higher compared to the citywide rate of 11.8% and the countywide rate of 21.4%.
4.4 Economic Considerations
Rialto enjoys strong regional connections with the Inland Empire, which has seen tremendous growth in new development over the past several years. Rialto can be expected to further capitalize on potential synergies with this growth. The Plan Area is home to a vibrant, growing community, with supportable demand for up to 2,736 new households through 2045. Adoption of a new Specific Plan will add significant zoning capacity to the area, freeing up new development opportunities. In addition, new Statewide legislation has helped facilitate increased opportunities for housing development streamlining, particularly for projects with affordable components. In terms of real estate market conditions, average asking rents per month in Q3 2022 range from $940 for a 1-bedroom, $1,435 for a 2-bedroom, and $1,486 for a 3-bedroom. This cost translates to approximately $1.72 per square foot across all multi-family unit types. In terms of job market conditions, driven in large part by investments and expansion related to nearby logistics facilities, the number of jobs in the Plan Area’s commute shed has grown at a faster rate than that of San Bernardino County over the last decade.
34 35
Chapter 4 » Foothill Central Area Profile
4.5 Other Plans and
Policies in the Specific
Plan Area
The purpose of the Specific Plan is to up-
date and merge the City of Rialto Foot-
hill Boulevard and Central Area Specific
Plans to advance pro-housing legislation,
goals from the Adopted 6th Cycle Hous-
ing Element, and citywide Green House
Gas (GHG) reduction strategies, such as
reducing vehicle miles traveled (VMT) and
supporting walkable, bikeable, transit-ori-
ented communities.
This section summarizes key findings
from the background documents and lit-
erature, which include relevant city docu-
ments and plans, as well as the Southern
California Association of Governments
(SCAG)’s Connect SoCal plan.
4.5.1 6th Cycle Housing Element
The 6th Cycle Housing Element sets a goal
for the City to provide opportunities for
housing development through a range of
densities and housing types to accommo-
date current and future needs, including
those of lower- income and special needs
households. The goals and policies pre-
sented in the Introduction of the Hous-
ing Element addresses Rialto’s identified
housing needs and are implemented
through a series of housing programs.
The Housing Element identifies incentive
opportunities for development on identi-
fied sites streamlining the permitting pro-
cess and rezoning areas to accommodate
additional dwelling units, including: » Opportunity Area 1: Located along Foothill Boulevard, proposes to rezone
108 parcels (159 acres) to 35 dwelling
units per acre.
» Opportunity Area 4: Located in the
Central Rialto, proposes to rezone 60
parcels (14 acres) to R-X at 48 dwelling
units per acre.
4.5.2 Rialto Climate Action Plan
The 2021 Rialto Climate Action Plan (CAP)
sets forth a plan to prepare the City for
the impacts of climate change. The Plan
focuses on four (4) key climate-related
hazards facing Rialto: extreme heat, air
pollution, flooding, and wildfire. CAP poli-
cies are aimed at addressing local impacts
of climate change and are mainly broad
and apply citywide, though some are spe-
cific to certain corridors. For example, the
Plan recommends adopting a citywide
green streets program, implementing the
bikeway improvements identified in the
Active Transportation Plan along River-
side Avenue, and implementing the Wil-
low Avenue segment of the Safe Routes
to School Plan. The CAP does not identify
new policies specific to the Foothill Boule-
vard or Central Area Specific Plan areas
and rather serves mainly as a citywide
guide to adapting to climate change.
City of Rialto Foothill Central Specific Plan
36 4.5.3 Active Transportation Plan
The 2020 Rialto Active Transportation Plan
(ATP) aims to encourage the use of alternative modes of transportation, including walking and bicycling. The ATP includes a
first- and last-mile assessment of potential barriers within a specified distance from high ridership transit stations and
stops within Rialto. The ATP recommends
the installation of Class II bicycle lanes on
Foothill Boulevard to create a safe cycling
corridor along this major east-west arterial that connects central Rialto with the cities of San Bernadino and Fontana and the greater region. Bicycle facilities are also
proposed for the Central Area, including
a Class III bicycle route with sharrows
along Riverside Avenue that transitions
into Class II buffered bicycle lanes south
of the railroad tracks, as well as Class III
bicycle routes along Willow and Sycamore
Avenues creating safer connections to the
Pacific Electric Trail and surrounding recreational uses. Currently, the Pacific Electric trailheads are within walking distance of the Plan Area and there is a shared-use
bicycle path along Cactus Avenue connecting the trail to Foothill Boulevard.
4.5.4 Downtown Vision and
Strategic Plan
The 2009 Downtown Vision and Strategic
Plan provides the guiding framework and
action-oriented steps to enhance Downtown Rialto by identifying primary land uses, catalytic opportunity sites, and supporting strategies for redevelopment. This Strategic Plan identifies priority focus areas along Riverside Avenue, and in the Rialto Metrolink Station and Rialto Civic Center areas. The City of Rialto identified sites
for potential infill development, including
residential, commercial, and mixed-use
uses, to provide a larger downtown workforce and residential base with supporting amenities. The Strategic Plan also lists supporting implementation strategies, including pedestrian connections and enhancements, land use policies, zoning, design characteristics, and transportation and
circulation strategies.
4.5.5 Specific Plans
In order to encourage private investment
in commercial and residential development and facilitate lively and pedestrian-, bicycle- and transit-friendly areas, the city
has developed a series of specific plans
for some of its main corridors and neighborhoods, including the Central Area and Foothill Boulevard Specific Plans.
Central Area Specific Plan
The 1983 Central Area Specific Plan includes guidance to enhance the design quality and economic vitality of Rialto’s
Central Business District (CBD) by encouraging appropriate land uses and upgrades to existing structures. This Specific Plan establishes zoning and development
standards for the CBD that replace the
designations on the City Zoning Map and
related Zoning Code and intend to encourage a mix of residential, commercial, and institutional uses. The Specific Plan
promotes the development of affordable
housing through increased density and
flexible development standards. Additionally, it intends to strengthen the CBD’s economic vitality while preserving the area’s character and historical value by allowing specific uses.
Foothill Boulevard Specific Plan
The 2010 Foothill Boulevard Specific Plan
serves as a tool to invigorate the Foothill Boulevard corridor through the implementation of development standards and infrastructure improvements to promote quality new development and enhance existing conditions. The Specific Plan introduces land use districts to support future economic growth and market demand. Each district has its own set of
development standards and list of permitted uses that are intended to be used as zoning regulations and that take precedence over the Rialto Municipal Code.
These standards aim to introduce a mix of
residential and commercial uses and encourage mixed-use developments.
4.5.6 Regional Plans
San Bernardino County Long Range
Transit Plan
The 2010 San Bernardino County Long
Range Transit Plan (LRTP) focuses on the
county’s current and future travel challenges as it continues to grow. The LRTP aims to increase the prominence of tran-
37 Chapter 4 » Foothill Central Area Profile
sit in the future to reduce the burden on
freeways and roads by promoting premium transit, such as rapid buses and rail modes, as reliant and competitive alternatives to private cars. The LRTP proposes two bus rapid transit (BRT) corridors along
Foothill Boulevard and Riverside Avenue,
which were identified in Rialto’s 6th Cycle
Housing Element as areas for potential
infill development, including residential,
commercial, and mixed uses. The proposed BRT corridor for Foothill Boulevard would run from the Los Angeles County
line to Highland and has three proposed
stops in Rialto, while the Riverside Avenue
BRT line would pass through Central Rialto and serve the Rialto Metrolink station.
San Bernardino County Non-Motorized
Transportation Plan
The San Bernardino County Non-Motorized Transportation Plan (NMTP) was developed in 2011 and updated in 2018
as part of a collaborative effort between
the San Bernardino County Transportation Authority (SBCTA) and local jurisdictions. The goal of the NMTP is to develop a cohesive integrated plan to create a
comprehensive network with a focus on
the bicycle system. The NMTP intends to
communicate the non-motorized vision
for San Bernadino County, which represents the collective visions for each jurisdiction. In addition, the NMPT identifies sources of funds to implement the plan.
The NMTP identifies future improvements
to the non-motorized network in the Plan
Area, including the installation of Class III
bicycle routes along Riverside Avenue and
the eastern extension of the Pacific Trail
from Cactus Avenue to Pepper Avenue.
Connect SoCal
In 2020, the Southern California Association of Governments (SCAG) adopted Connect SoCal, a sustainable LRTP for the
region. Connect SoCal identifies the importance of Transit Priority Areas (TPAs), which are areas located within one-half
mile of existing or major transit stops in
the region, as a form of Priority Growth
Areas (PGAs), which include the Central
Area and part of the Foothill Boulevard
corridor. TPAs are where Transit-Oriented Development (TOD) can be realized by allowing higher-density development
with easy access to a multitude of safe
and convenient transportation alternatives. Connect SoCal notes that focusing on regional growth in areas with planned
or existing transit stops is key to achieving equity, economic and environmental goals, and ensuring access to high-quality
transportation.
City of Rialto Foothill Central Specific Plan
38 Page intentionally left blank
CHAPTER 5
5.1 Land Use Overview
5.2 General Plan Goals and Policies Affecting the
Plan Area
5.3 Existing Land Use Context
5.4 Housing
5.5 Land Use Districts
5.6 Development Standards
In this chapter:
Land Use and
Development
Standards
40 5.1 Land Use Overview
The purpose of this chapter is to create an appropriate and function- al mix of uses within the Plan Area. The land use and development standards are intended to enhance Foothill Boulevard and Central Rialto to facilitate infill development, transit use, and the revitaliza- tion of the entire Plan Area.
The Specific Plan preserves and enhances residential uses, retains successful commercial uses and zoning strategies, and encourages mixed-use development. This chapter provides regulations, stand- ards, and guidelines such as permitted land uses, building intensity, heights, setbacks, and desired mixes of uses. These standards are based on existing zoning regulations that have been strategically evaluated and new policies and standards introduced to meet the Specific Plan’s goals.
5.2General Plan Goals and Policies
Affecting the Plan Area
The following goals and policies have been included in this docu- ment to set the context for recommendations. These are directly taken from the 2010 General Plan.
5.2.1 Foothill Boulevard Corridor Specific Plan
Goal 2-1: Revitalize and enhance the Foothill Boulevard Cor- ridor into a place that supports economic development and creates a sense of place and identity through the use of ap- propriate streetscape design inspired by the Rialto Bridge.
Policy 2-1.1: Provide new opportunities along the Foothill Boulevard Corridor for mixed-use residential and retail.
Policy 2-1.4: Improve the aesthetics of Foothill Boulevard to encour- age new development and revitalizing existing development and make Foothill Boulevard a distinct place, with identifying gateway treatments, that lets people know when they have entered or exited the City of Rialto.
41 Chapter 5 » Land Use and Development Standards
5.2.2 Riverside Avenue Corridor
Goal 2-2: Develop the Riverside Avenue Corridor to become an economically viable local service area.
Policy 2-2.1: Prevent strip commercial development and other inappropriate land uses such as industrial or logistics on Riverside Avenue. Uses such as retail, multi-unit residential, and office would be deemed appropriate.
Policy 2-2.2: In the Downtown area, require development to enhance the corridor by framing the street with structures and minimal setbacks. Structures should be from two to three stories with storefronts or restaurants along the ground floor. Shading for pedestrians such as arcades should be encouraged.
Policy 2-2.3: Encourage adaptive reuse of single-unit houses for office and commercial uses on Riverside Avenue to strengthen the compatibility of residential/mixed-use zones while preserving the small-town quality of Downtown.
5.2.3 Downtown Rialto
Goal 2-5: Develop Downtown Rialto as a lively, pedestrian friendly district typical of a small-town downtown, with a vibrant mix of residential, commercial, civic uses, and transit-oriented development.
Policy 2-5.1: Provide a dynamic mix of uses to create a lively balance of activity and small-town charm that brings people together to create an exciting environment.
Policy 2-5.2: Support a complementary mix of land uses, including residential densities to support a multi-modal transit node at the rail station.
Policy 2-5.3: Provide an attractive park or plaza that provides a central location for community events and informal activities.
Policy 2-5.4: Create a Downtown that is a safe and walkable place for shoppers, visitors, residents, and employees, and that provides a unique environment that becomes a gathering place to shop and dine.
Policy 2-5.5: Incorporate improvements necessary to upgrade alleys to current standards, and refine their appearance, function, and safety with landscape treatment, textured paving, rear façade treatments, and parking and loading improvements.
Policy 2-5.6: Encourage a mix of retail shops and service centers to meet the needs of residents living or shopping in the Downtown and adjacent neighborhoods.
Policy 2-5.7: Expand and enhance programs to revitalize Downtown by enhancing its merchant promotions, merchandising, beautification programs, and marketing.
Policy 2-5.8: Improve the financial feasibility of projects by establishing flexible development standards and zoning specifically for the Downtown area.
Policy 2-5.9: Implement the Rialto Downtown Vision and Strategic Plan.
5.2.4 Economic Development
Goal 3-2: Improve historic commercial areas, including Downtown and major commercial corridors.
Policy 3-2.1: Revitalize Downtown by maintaining the small town character, including façade and public improvements, coordinated marketing efforts, and incentives for local businesses and restaurants.
Policy 3-2.2: Expand residential uses and mixed uses in Downtown and adjacent to the Metrolink Station.
Policy 3-2.3: Continue public improvements in Downtown. Aid local businesses to improve structures and facades in a manner that will not detract from the historic urban form of the District.
Policy 3-2.4: Work with Downtown merchants to establish a local improvement district to fund additional off-street parking and other facilities that have area-wide benefit.
City of Rialto Foothill Central Specific Plan
42 Policy 3-2.5: Preserve key historic sites within the Downtown to maintain the character of the area and attract visitors to the district.
Policy 3-2.6: Improve the appearance and character along major commercial corridors through improved and uniform signage, themed landscape treatments, storefront improvements, and possible relocation of underutilized businesses.
5.3 Existing Land Use Context
The Plan Area is characterized by a diversity of land uses, with commercial and residential anchors. The land use pattern in the portion of the Plan Area in the Foothill Boulevard corridor is distinct from the portion in Rialto’s Central Area. Foothill Boulevard is largely a commercial corridor, whereas the Central Area has a greater variety of land uses that surround strong residential pockets. The existing land use in the Plan Area is shown in Figure 5-1.
5.3.1 Existing Land Uses
The commercial uses along Foothill Boulevard include neighborhood-serving businesses such as gas stations, automotive sales and services, laundromats, convenience stores, restaurants, and barber shops. Large shopping plazas include chain retail stores and supermarkets such as Aldi, Cardenas Markets, Food 4 Less, and Stater Bros Markets. There are numerous vacant lots clustered in the vicinity of the eastern and western edges of the Plan Area with multiple lots bordering each other. While the main land use along Foothill Boulevard east and west of the Central Area is commercial, there is a significant amount of multi-family residential housing on the western edge between Maple Avenue and Linden Avenue and on the eastern edge between Eucalyptus Avenue and Pepper Avenue. Additional multi-family and single-family residential development projects are currently underway in this corridor.
The Central Area portion of the Plan Area contains Rialto’s downtown and includes a broader mix of uses than the Foothill Boulevard portion. The railroad ROW runs east-west through the middle portion of the Central Area. General office uses are focused on the northern portion of Riverside Avenue until it intersects with Foothill Boulevard, and commercial uses are focused along its southern portion until the border of the Plan Area. Surrounding blocks include single-family residential, multi-family residential, educational, and civic uses. Vacant lots are interspersed throughout this area and along the railroad ROW, which also features a cluster of commercial uses.
The concentration of non-residential uses along Riverside Avenue and the railroad ROW creates four primary pockets of single-family residential housing in each corner of the Central Area. Community destinations within the Central Area include the Rialto Adult School, Carl Johnson Community Center, and Margaret Todd Park. The Civic Center complex on Palm Avenue between 1st Street and Rialto Avenue includes City Hall, a fire station, vehicle charging stations, the Rialto Public Library, and other supportive services. As in the Foothill Boulevard portion of the Plan Area, additional single-family and multi-family residential units are under construction in the Central Area.
5.3.2 Vacant and Developable Land
There is a significant amount of vacant and developable land in the Plan Area. As shown in Figure 5-2 on page 45, this land is primarily focused along Foothill Boulevard and the railroad ROW, though there are also vacant lots clustered together throughout the commercial areas of the Central Area.
Parcels which are not vacant but have a strong potential of being redeveloped into housing can be identified by calculating the improvement (or building) to land value ratio. When the value of a parcel’s land is greater than the value of the building on it, the parcel is more likely to redevelop than when the value of the building is greater than that of the parcel’s land. This relationship is the case because a parcel with a lower building value has not been optimized and a developer buying the property pays a proportionally small amount of money for the existing building which will be demolished with redevelopment. In essence, the developer can increase the parcel’s value and their investment returns while minimizing investment costs.
There are many parcels within the Plan Area with an improvement 43 Chapter 5 » Land Use and Development Standards
Figure 5-1: Existing Land Use
City of Rialto Foothill Central Specific Plan
44 ratio of less than 1 which are therefore more likely to redevelop, as shown in Figure 5-3 on page 46. The highest concentration of larger such parcels is located in the eastern end of the Foothill Boulevard corridor, while the Central Area has many smaller such parcels primarily along Riverside Avenue.
5.3.3 Existing Land Use Constraints
Several constraints for residential land use and redevelopment in the Plan Area exist. These constraints act as barriers to residential land use and may contribute to the high number of vacant and underutilized parcels in the Plan Area.
Many parcels in the Plan Area are small and shallow. The size of these parcels renders redevelopment difficult without lot consolidation, as developers must be able to build enough units to return a profit and ensure the revenue generated from the units is greater than the cost of construction and operating and maintaining the property in the long run. Small parcels or those with constrained dimensions makes construction difficult and limits the number of units that can be built in a cost-effective manner. To mitigate development constraints with small and shallow parcels, developers often consolidate several adjacent parcels and build on the larger newly consolidated parcel.
However, lot consolidation can be time consuming, costly, and difficult to navigate and execute, and acts as a constraint to residential development.
Another constraint to residential land use in the Plan Area is the light industrial uses in some areas in and abutting the Central Area. There is a large light industrial area west of Willow Avenue between the railroad ROW and Bud Bender Park. There are also light industrial uses between Rialto Avenue and the railroad ROW along Palm Avenue, Orange Avenue, Olive Avenue, and Date Avenue. The presence of light industrial land uses in areas of a city which are not uniformly industrial can lead to an incompatibility of land uses, as it is not best practice to locate residential uses in close proximity to industrial uses. This land use pattern thus also acts as a constraint to residential development.
Rialto’s Metrolink serves both as an amenity and a potential constraint. The Metrolink station is an amenity for existing and future residential development, however the at-grade railroad ROW can act as a barrier that restricts circulation.
The strong single-family residential anchors in each corner of the Central Area and the very limited presence of multi-family residential use also presents a constraint to increased housing development.
Developers seeking to build multi-family housing in Rialto’s Central Area are challenged to design projects that successfully integrate into areas near single family housing that can align with community members’ expectations and visions for their neighborhoods. Communities with well-established single-family housing can often be resistant to new multi-family development. It is generally more difficult to gain public support for new multi-family residential developments in areas where there is currently very little; community members can often be more amenable to new multi-family developments in areas which already have such housing. The current housing typology distribution in the Central Area acts as a constraint to new multi-family residential land use in this portion of the Plan Area.
45 Chapter 5 » Land Use and Development Standards
Figure 5-2: Vacant Parcels
City of Rialto Foothill Central Specific Plan
46 Figure 5-3: Parcels with a Land Improvement Ratio of Less than 1 47 Chapter 5 » Land Use and Development Standards
5.4 Housing
Rialto’s 6th Cycle Housing Element has identified a significant portion of vacant land as developable for housing, as well as some underutilized commercial land. The clustering of many of these vacant sites in commercial areas creates the opportunity for mixed-use development and housing that is within walking distance of key destinations.
The Housing Element presents a codified mission to redevelop vacant land with residential use specifically within the Plan Area; Policy
2.3 states “Encourage the infilling of vacant residential land and the recycling of underutilized residential land, particularly in Downtown Rialto, along Foothill Boulevard, the Pepper Avenue Plan Area, the Renaissance Plan Area, and the Lytle Creek Ranch Specific Plan.” The Housing Element also encourages neighborhood and local involvement in addressing housing and neighborhood maintenance and improvement (Policy 1.3) as well as identifying comprehensive neighborhood reinvestment strategies to stabilize and improve neighborhoods (Policy 1.4). In addition, the Housing Element promotes inclusive communities and equitable quality of life through development of affordable housing that is justly available throughout the whole community (Policy 5.5).
Housing Programs from the Housing Element that support this Specific Plan include:
» Housing Program 1D: Multi-Family Improvement Districts. This program will expand the Multi-Family Improvement District Program to other neighborhoods and annually investigate new funding opportunities. » Housing Program 1F: Targeted Neighborhood Approach. The City will identify and prioritize its problem neighborhoods, determine which resources would be most appropriate for the targeted neighborhood, and apply resources to the targeted neighborhood until the desired measurements are achieved. » Housing Program 2B: Rezone to Provide Adequate Sites to Accommodate RHNA. The City has identified seven (7) opportunity sites to be rezoned with potential to accommodate a total of 8,262 dwelling unit to meet the remaining RHNA allocation for lower-income and moderate-income units. Two of these seven opportunity sites are in the Plan Area.
The Housing Element designates the two portions of the Plan Area, Foothill Boulevard and the Central Area, as Opportunity Areas and specifically notes the abundant vacant parcels in these areas as having high potential for revitalization with residential development. In total, the Foothill Boulevard Opportunity Area includes 159 acres as feasible for redevelopment with 5,530 units. These unit numbers assume a zoning amendment to allow 35 dwelling units per acre, an increase from the currently allowed 30 dwelling units per acre on lots of at least three acres. The Central Opportunity Area identifies 14 acres in the area as feasible for redevelopment with 470 units. This Opportunity Area’s unit numbers assume the establishment of an overlay district or similar policy permitting 48 dwelling units per acre.
This rezone strategy is intended to accommodate housing needs in Rialto’s Opportunity Areas.
Multi-family residential development example
City of Rialto Foothill Central Specific Plan
48 5.5 Land Use Districts
The Specific Plan identifies seven land use districts for the Foothill Central Area that are tailored to recognize and support future economic and market demand conditions (as seen in Figure 5-4). The intent of the Specific Plan is to create complementary land uses that promote the production of housing and encourage investment opportunities to create an attractive and vibrant urban environment.
The Specific Plan introduces a range of residential and mixed-uses and retains successful commercial uses and zoning strategies. This chapter provides regulations, standards, and guidelines such as permitted land uses, building intensity, heights, setbacks, and desired mixes of uses. These standards are based on existing zoning regulations that have been strategically evaluated and new policies and standards introduced to meet Specific Plan goals.
The following Land Use and Development Standards section of the Specific Plan is formatted to be consistent with the City of Rialto’s Zoning Code.
5.5.1 Regulations Established
The regulations established in this chapter shall apply to the Specific Plan’s seven land use districts:
» Single Family Residential (SFR)
» Multi-Family Residential (MFR)
» Increased Density Residential (R-X)
» Foothill Mixed-Use Zone (FMUZ)
» Downtown Mixed-Use Zone (DMUZ)
» Public Facilities (PF)
The regulations of this Specific Plan replace the regulations of the Foothill Boulevard and the Central Area Specific Plans and the zoning regulations of the Rialto Municipal Code, Chapter 18 (Zoning).
Where the land use regulations, standards, and guidelines are inconsistent with the Rialto Municipal Code, Chapter 18 (Zoning) the regulations, standards, and guidelines of the Specific Plan shall prevail and supersede the regulations of the Rialto Municipal Code, Chapter 18 (Zoning).
The Specific Plan does not convey any rights not otherwise granted under the provisions and procedures contained in the City of Rialto Municipal Code, Chapter 18 (Zoning), except as specifically provided in the Specific Plan. Any issues not specifically addressed within the Specific Plan shall be subject to the Rialto Municipal Code, Chapter 18 (Zoning), or to the interpretation of the Planning Commission if not specifically addressed within existing City regulations.
The Single Family Residential (SFR), Multi-Family Residential (MFR), Increased Density Residential (R-X), Foothill Mixed Use (FMUZ), Downtown Mixed Use (DMUZ), and Public Facilities (PF) districts are hereby established within the Foothill Central Specific Plan. The purpose, intent, and descriptions of each district are intended to be implemented through the standards for each district.
5.5.2 Intent and Purpose
The Foothill Central Specific Plan Development Standards are adopted to promote the health, safety, and general welfare of the present and future residents and employees of the Foothill Central Area by providing land use designations and development and use standards for implementation of the Specific Plan.
The Foothill Central Specific Plan Development Standards have the following overall objectives:
» Implement the provisions of the Foothill Central Specific Plan. » Provide maximum opportunities for innovative, high-quality community design, and site planning consistent with orderly development. » Improve the aesthetics of Foothill Boulevard and the Rialto Central Area to encourage new development and revitalize existing development. » Encourage and facilitate pedestrian uses along Foothill Boulevard and the Rialto Central Area by providing a pedestrian-friendly environment with shaded walking areas, pedestrian-scale architecture, commercial buildings with pedestrian street entries, and pedestrian connectivity among uses.
49 Chapter 5 » Land Use and Development Standards
Figure 5-4: Foothill Central Area Land Use Districts
City of Rialto Foothill Central Specific Plan
50 Following are the intent, purpose, and general description for each of the districts.
Single Family Residential (SFR)
The Single Family Residential (SFR) district provides low-density residential uses in downtown Rialto. This district is intended for single-family dwellings separated from multi-family and non-residential uses to protect the residential characteristics of these areas and encourage a suitable environment for family life.
Multi-Family Residential (SFR)
The Multi-Family Residential (MFR) district provides medium-density residential uses in downtown Rialto to encourage the creation of walkable interconnected residential neighborhoods. This district includes a mix of medium-density housing types, including, but not limited to, apartments, townhomes, and duplexes.
Increased Density Residential (R-X)
The Increased Density Residential (R-X) district encourages the development of housing through increased allowable density and flexibility to lot development standards. This district would include a mix of medium- to high-density housing types, such as apartments, townhomes, and duplexes, intended to support adjacent commercial uses.
Foothill Mixed-Use Zone (FMUZ)
The Foothill Mixed-Use Zone (FMUZ) encourages a combination of ground floor retail, with office and/or residential uses on 2nd floors and above in proximity to future BRT stops located along Foothill Boulevard. This district allows a variety of uses on the ground floor, including conditionally permitted residential uses, with activities that must be compatible with upper floor residences. This district supports retail establishments, including businesses that may rely on customers arriving by auto with on-site parking. Offices may be allowed on the second floor or above with residential development also being allowed if criteria and requirements are met under AB 2011.
Downtown Mixed-Use Zone (DMUZ)
The Downtown Mixed-Use Zone (DMUZ) encourages a walkable interconnected mixed-use central area by providing a combination of ground-floor retail, higher intensity office, and/or residential near the Rialto Metrolink Station in Central Rialto. This district would focus on providing retail and commercial uses, including restaurants, breweries, and entertainment destinations..
Public Facilities (PF)
The Public Facilities (PF) designation includes facilities serving the public and the larger community, including the Civic Center, fire stations, government buildings, libraries, public utility stations and yards, public schools, and other community-serving centers and recreational facilities.
5.5.3 Administration
The Specific Plan supersedes the otherwise applicable Rialto Municipal Code regulations. Whenever the provisions and development standards contained herein conflict with those contained in the Rialto Municipal Code, the provisions of the Specific Plan shall take precedence. Where the Specific Plan is silent, the Rialto Municipal Code shall apply.
5.5.4 Review and Approval Process
5.5.4.1 Permits Required
Applicable permits and licenses shall be acquired prior to the alteration or construction of any building or structure.
5.5.4.2 Review Authority
1. Preliminary Review. Prior to the filing of any entitlement or development application, the owner, developer or the authorized representative shall submit a Pre-Application Meeting (PAM) request application for preliminary review of a project with the Planning Division of the Community Development Department. The purpose of the PAM application is to review a proposed project 51 Chapter 5 » Land Use and Development Standards
prior to formal submittal to ensure appropriate processing and a clear understanding of the City’s requirements and land development policies. Formal applications for development may be submitted after the PAM meeting is completed or simultaneously at the discretion of the Director of Community Development for consideration by the City for project review and approval.
2. Application Requirements for Development Plans. After the PAM review process, application forms and all requirements from the Precise Plan of Design checklist, subdivision maps, and other required Planning approval entitlements shall be submitted to the Planning Division in the Community Development Department.
3. Precise Plan of Design. Approval of a Precise Plan of Design by the City’s Development Review Committee, pursuant to City Council Resolution No. 2092, shall be required prior to any construction, use, change in use, or development of a property.
4. Conditional Development Permit. All Conditional Development Permits shall comply with the provisions of the Rialto Municipal Code, Section 18.66: Conditional Development Permits.
Approval of a Conditional Development Permit (when required) shall occur prior to any construction, use, change in use, or development of a property.
5. Building Permit Issuance. Development will be prohibited on any lot designated in the City until required entitlement applications are submitted and entitlements and building permits approved.
5.5.5 Building and Grading Permits
A building or grading permit shall not be issued for any development unless a final subdivision map has been recorded in compliance with the subdivision regulations of the city. A Precise Plan of Design Application shall also be processed and approved through the Director of Community Development or the Planning Division as set forth in Chapter 18.65 of the Rialto Municipal Code.
5.5.6 Applicability
5.5.6.1 Existing Developments
All existing free-standing buildings (buildings not located within a shopping center or multi-tenant building) shall, upon conversion of use, comply with the development standards set forth in Table 5. A conversion of use would include any change from a line in the Table 3: Permitted Uses to another line. An example of this would be a change from an apparel store to a restaurant or dry-cleaning facility.
However, a change from one use to another in the Offices/Professional Category would be exempt for purposes of this section.
5.5.6.2 Non-Conforming Structures and Uses
All non-conforming structures and uses shall comply with the provisions of Rialto Municipal Code Section 18.60.
5.5.6.3 New Development
All new developments shall comply with the Development Standards and Design Criteria outlined in this chapter.
5.5.6.4 Properties or Projects Not Affected
This Specific Plan does not affect the following:
1. Existing buildings which are not proposed for new construction or change of use;
2. Interior remodeling;
3. Routine maintenance of building and landscaping which does not alter the appearance or function of the building and landscaping;
4. Roof Maintenance and Repair. Roof reconstruction or use of different materials is subject to these design guidelines as determined by the Director of Community Development.
City of Rialto Foothill Central Specific Plan
52 5.5.6.5 Development Standards and Design Guidelines
Table 2: Development Standards sets forth minimum development standards for development projects in the Plan Area. The site development criteria set forth in the following subsection are intended to provide standards for the development and use of land within the Plan Area and its land use districts. These site development criteria should be used in conjunction with the design guidelines to assist designers in determining the best design for any given development project.
5.5.6.6 References
Any reference to development standards shall mean the Foothill Central Area Development Standards. The City of Rialto Municipal Code is referred to throughout this document as the Rialto Municipal Code or R.M.C. for short.
5.5.6.7 Resolution of Issues
If an issue, condition, or situation arises or occurs that is not sufficiently addressed or provided for in these regulations so as to be clearly understandable, the Planning Commission shall resolve the issues, conditions, or situations in a manner that is consistent with this Specific Plan. The intent is to resolve ambiguity in the regulations and ensure consistent application.
5.5.7 Permitted, Conditional, and Accessory Uses
Uses permitted within the Plan Area shall include those listed in Table 5-1. Each land use operates in compliance with the intent and purpose, standards, and requirements of the respective land use districts of this Specific Plan and shall be conducted wholly within a completely enclosed building. Certain uses, due to their characteristics, may have the potential to impact surrounding properties and therefore require additional consideration and potential limitations to reduce or eliminate potential impacts. Such uses are subject to approval of a Conditional Development Permit (CDP), as described in the Rialto Municipal Code. Outdoor uses are not permitted in the Plan Area.
Uses identified as Permitted (P) require a Precise Plan of Design Application be processed and approved through the Director of Community Development or the Planning Division as set forth in Chapter
18.65 of the Rialto Municipal Code.
Uses identified as Conditional (C) require a CDP Application for the sensitive nature of the use to be processed and approved through the Planning Commission.
Uses not listed in the following table shall not be allowed, unless found to be similar in characteristics to permitted uses, by the Planning and Director of Community Development pursuant to the provisions of Chapter 9: Administration. Uses marked with a dash shall not be allowed.
53 Chapter 5 » Land Use and Development Standards
Land Use Districts : Single Family Residential (SFR), Multiple Family Residential (MFR), Increased Density Residential (R-X), Foothill Mixed-Use Zone (FMUZ), Downtown MixedUse Zone (DMUZ), Public Facilities (PF) P = Permitted, C = Conditional Development Permit (CDP) Required, Dash = Not Allowed, HOP = Home Occupation Permit Type of Use SFR MFR R-X FMUZ DMUZ PF
Residential
Single Family Dwellings P P P - - -
Multi-Family Dwellings
- Located on ground floor - P P C C -
- Located above ground floor - P P P P -
Live-Work Units - P P P P -
Accessory Uses & Structures P P P P P P
Child Day Care & Pre-Schools1 P2 P2 P2 C C -
Group Dwellings (Boarding & Rooming Houses, Room and Board Facilities as defined in Section
18.04.655 of the R.M.C) P P P - - -
Home Occupations P P P P P -
Keeping of cats and dogs, according to requirements pursuant to Section 18.10.020 of the R.M.C. P P P P P - Senior Housing P P P P P -
Offices/Professional
Administrative, Business, Executive, Governmental, Legal, or Professional Offices1 P P P P P P Automated Teller Machine (ATM)1 - - - P P -
Banks & Financial Institutions3 - - - P P -
Medical, Dental, and Health Related Offices & Services including Laboratories - - - P P - Research (not involving industrial or manufacturing processes) - - - P P - Commercial/Retail/Restaurants
Antique Stores - - - C C -
Adult Businesses - - - - - -
Art & Photographic Galleries, Exhibit Halls, & Studios - - - P P P Automobile Accessory Store - - - P P -
Automobile Sales, Including Used Car Sales, with Incidental Service and Repairs - - - C C Bakeries & Catering Establishments1
- Employing 10 or less persons P P P P P -
- Employing more than 10 persons - - - C C -
Bicycle Shop - - - P P -
Building & Landscape Material Sales - - C C -
Table 5-1: Permitted Uses
City of Rialto Foothill Central Specific Plan
54 Land Use Districts : Single Family Residential (SFR), Multiple Family Residential (MFR), Increased Density Residential (R-X), Foothill Mixed-Use Zone (FMUZ), Downtown MixedUse Zone (DMUZ), Public Facilities (PF) P = Permitted, C = Conditional Development Permit (CDP) Required, Dash = Not Allowed, HOP = Home Occupation Permit Type of Use SFR MFR R-X FMUZ DMUZ PF
Convenience Markets - - - C C -
Drinking establishment with food - - - P P -
Drive-Through or Drive-In Facilities for Any Use - - - C C - Bar - - - P P -
Furniture Store - - - P P -
General & Specialty Retail Stores - - - P P -
Hardware, appliances, and electrical supply stores - - - P P - Home Decorating Sales, Including Drapery, Paint, & Wall Paper - - - P P - Indoor Swap Meet/Discount Mall Stores - - - C - -
Liquor Stores - - - C C -
Newsstand - P P -
Nurseries, Plants, and Greenhouses4 - - - P P -
Outdoor Sales - - - C - -
Recreation and Entertainment Uses, including Theaters, Bowling Alleys, Skating Rinks, Arcades, Game Courts & Arenas, Pool/Billiard Halls, Dance Halls, & Arcades - - - C C - Rent to Own5 - - - C C -
Restaurant, Café, Sandwich Shop, etc. - - - P P -
Single Price Overstock/Discount Store5 - - - C - -
Smoke shops/Discount Tobacco Product Stores5 - - - C C - Swimming Pool Supply Store - - - P P -
Services
Animal Care Facilities, Including Grooming, Veterinarian Offices, & Animal Hospitals - - - C C - Ambulance Stations C C C C C -
Automobile Services Including Oil Change & Tire Sales, Installation, & Repair Conducted Entirely within an Enclosed Building1 - - - C - -
Automobile Rentals - - - C C -
Body and fender shop when operated wholly within a building - - - C - - Car Wash - - - C - -
Cemeteries, Columbariums, Mausoleums - - - C C -
Check Cashing Facilities/Payday Loan Facilities5 - - - C C - TABLE 5-1: Permitted Uses (Cont.)
55 Chapter 5 » Land Use and Development Standards
TABLE 5-1: Permitted Uses (Cont.)
Land Use Districts : Single Family Residential (SFR), Multiple Family Residential (MFR), Increased Density Residential (R-X), Foothill Mixed-Use Zone (FMUZ), Downtown MixedUse Zone (DMUZ), Public Facilities (PF) P = Permitted, C = Conditional Development Permit (CDP) Required, Dash = Not Allowed, HOP = Home Occupation Permit Type of Use SFR MFR R-X FMUZ DMUZ PF
Decorating Services - - - P P -
Dry Cleaning and Laundromats - - - P P -
Dry Cleaning (On-site plant) & Commercial Laundries - - - C - - Employment Agencies1 P P P P P
Engine overhaul, body and paint shops. Any complete or partial conversion of service station to another use is subject to a Conditional Development Permit pursuant to Chapter 18.110. R.M.C. - - - C - - Equipment Rental and Repair - - - C C -
Funeral homes, Crematories, Undertaking Establishments - - - P P - Gyms: Athletic, Health & Fitness, Clubs; Dance Studios - - - P P - Hotels and motels - - - C C6 -
Lock and gunsmiths - - - P P -
Mail Order Offices, Parcel Pickup - - - P P -
Massage/Acupressure Services5 - - - C C -
Mini- or Self-Storage - - - C7 C7 -
Music or Dance Instruction - - - P P -
Personal Services, including Barbershops, Hair Salons, Beauty Shops, & Nail Salons - - - P P - Printing, Copying, Reproduction & Postal Services - - - P P - Plumbing and sign painting when all operations are conducted within an enclosed building - - - P P - Radio and Television Transmitters - - - C C C
Recycling Facilities⁵ - - - C - -
Repair of Personal & Household Items, including Watch & Jewelry Repair, Shoe Repair, Small Appliances, and Electronics1 P P P P P -
Repair of Major Appliances & Equipment, Furniture Repair & Refinishing, Upholstery Shops - - - C C - Tailors, Dressmakers, & Milliners1 P P P P P -
Taxi & Rideshare Stands - - - P P P
Taxidermists - - - P P -
Ticket & Travel Agencies1 P P P P P -
Tourist information center - - - P P P
Vehicle Service Stations & Fuel Dispensing, Vehicle Repair & Services - - - C - - City of Rialto Foothill Central Specific Plan
56 TABLE 5-1: Permitted Uses (Cont.)
Land Use Districts : Single Family Residential (SFR), Multiple Family Residential (MFR), Increased Density Residential (R-X), Foothill Mixed-Use Zone (FMUZ), Downtown MixedUse Zone (DMUZ), Public Facilities (PF) P = Permitted, C = Conditional Development Permit (CDP) Required, Dash = Not Allowed, HOP = Home Occupation Permit Type of Use SFR MFR R-X FMUZ DMUZ PF
Public Assembly, Religious, & Institutional
Charitable, Philanthropic, & Non-Profit Institutions1 C C C C C C Churches & Religious Institutions C C C C C -
Community Center C C C C C C
Convalescent Facilities, Inpatient Rehabilitation Facilities C C C C C Educational Institutions Including Colleges &
Trade Schools - - - C C C
Hospitals C C C C C
Large, outdoor assemblages of people or automobiles including amusement parks, expositions, fair grounds, open-air theaters, race tracks, and recreation and sports centers - - - C - - Libraries, Museums & Other Cultural Establishments - P P P P P Private Clubs & Lodges - - - C C -
Public Assembly Buildings (as a separate use, such as Banquet Facilities) - - - C C - Public Utilities or Public Services Buildings - - - C C C Temporary Uses
Temporary Use8 - - - - - -
Other Uses
Automobile parking lots and garages - - - C C C
Other uses subject to a Conditional Development Permit. (See Chapter 18.66 R.M.C.) All other uses which are consistent with the intent of the zone, as reviewed and approved by the City Planning Commission Notes:
1. HOP for Residential
2. State license required
3. CDP for drive-thru facilities
4. Marijuana prohibited. Excludes outdoor sales
5. Pursuant to R.M.C Section 18.66
6. Motels not allowed in the Downtown Mixed-Use
Zone
7. Conditionally permitted on project sites greater
than one acre
8. Subject to a Temporary Use Permit and provisions set forth in Additional Uses B-Provisional uses, below.
57 5.6 Development Standards
The purpose of the development standards is to provide direction for the development and use of property in a way that maintains the health, welfare, and safety of the community. This includes the following subsections: » 5.6.1 General Development Standards and Design Guidelines » 5.6.2 Specific Standards, Criteria, and Professional Management Requirements for Multiple Family Residential Use
5.6.1 General Development Standards and Design
Guidelines
The standards provided in Table 5-2 on page 58 are intended to provide standards for the development and use of property within the Single Family Residential (SFR), Multi-family Residential (MFR), Increased Density Residential (R-X), Foothill Mixed Use (FMUZ), Downtown Mixed Use (DMUZ), and Public Facilities (PF). These standards apply in conjunction with the applicable addition-al specific standards in this Chapter and the Rialto Municipal Code. Standards shall be applied as appropriate to the uses proposed. Additional requirements or guidelines may also be applied through the Precise Plan of Design review process with the Community Development Department to ensure quality development or mitigate potential impacts of development.
City of Rialto Foothill Central Specific Plan
58 Zone SFR MFR R-X FMUZ DMUZ PF
Name Single Family
Residential
Multi-Family
Residential
Increased Density
Residential
Foothill Mixed-Use
Zone
Downtown MixedUse Zone Public Facilities
Minimum Lot Size 7,700 sf 8,000 sf 8,000 sf
Minimum Project
Size: 1/2 acre
No minimum lot
size
Minimum Project
Size: 1/2 acre
No minimum lot
size
No minimum
Maximum Lot Coverage 40% 60% 70% No requirements No requirements 60% Maximum Building Height 3 stories or 42 ft 4 stories or 56 ft* 4 stories or 56 ft* 5 stories or 60 ft 5 stories or 60 ft 5 stories or 60 ft Maximum FAR 4 4 4 4
Lot Width 60 ft 80 ft 80 ft
Lot Depth 100 ft 100 ft 100 ft
Minimum Dwelling Size 1,000 sf
Single: 1,200 sf,
Multiple: 600 sf
Single: 1,200 sf,
Multiple: 600 sf Multiple: 600 sf Multiple: 600 sf
One 425 ft unit for
every three 600 sf
units
One 425 ft unit for
every three 600 sf
units
One 425 ft unit for
every three 600 sf
units
One 425 ft unit for
every three 600 sf
units
475 sf (to
incentivize lot
consolidation)
475 sf (to
incentivize lot
consolidation)
475 sf (to
incentivize lot
consolidation)
Front Yard 25 ft 15 ft 15 ft 5 ft 5 ft None required
Alley Setback 5 ft 5 ft 5 ft 5 ft 5 ft None required
Side Yard Setback (Not Abutting
Residential)
Interior: 5 ft (min) Interior: 5 ft (min) Interior: 5 ft (max) 5 ft (min) 5 ft (min) None required Corner: 10 ft (min) Corner: 10 ft (min) Corner: 15 ft (max) / 10 ft (min)
Rear Yard Setback (Not Abutting
Residential) 20 ft (min)** 10 ft average, 5 ft
minimum
10 ft average, 5 ft
minimum 5 ft (min) 5 ft (min) None required
Setbacks (Abutting a Residential Zone) See residential standards above 7 ft (landscaped with trees)
7 ft (landscaped
with trees)
Side: 5 ft
Rear: 15 ft
Residential Density 5 dwelling units per
acre
22 dwelling units
per acre
22 dwelling units
per acre**
35 dwelling units
per acre
48.4 du/ac dwelling
units per acre
Table 5-2: Development Standards
59 Chapter 5 » Land Use and Development Standards
Zone SFR MFR R-X FMUZ DMUZ PF
On Site Parking Requirements
Residential parking:
2 enclosed spaces
per dwelling unit
on site
SFR: 2 spaces per
dwelling unit
SFR: 2 spaces per
dwelling unit
Residential parking:
2 spaces per
dwelling unit
MFR: 1.5 spaces
per dwelling unit
Commercial
parking: 1 space
for every 200 sf of
gross floor area
MFR: 1.5 spaces
per dwelling unit
MFR: 1.5 spaces
per dwelling unit
Guest residential
parking: 1 space
for every 4 dwelling
units
Guest residential
parking: 1 space for
every 10 dwelling
units
Guest residential
parking: 1 space for
every 10 dwelling
units
Guest residential
parking: 1 space for
every 10 dwelling
units
Commercial
parking: 1 space
for every 200 sf of
gross floor area
Commercial
parking: 1 space
for every 200 sf of
gross floor area
TABLE 5-2: Development Standards (Cont.)
Notes:
*Add standard for building height within 40 ft or property line abutting SFR - See page V-11 (MFR 3.d.) **Except as provided for accessory buildings in the Rialto Municipal Code ***ADUs - Refer to Rialto Municipal Code
City of Rialto Foothill Central Specific Plan
60 Figure 5-1: DEVELOPMENT STANDARDS DIAGRAMS
LEGEND
Building Massing
Property Line
Setback
Maximum Height
61 Chapter 5 » Land Use and Development Standards
LEGEND
Building Massing
Property Line
Setback
Maximum Height
City of Rialto Foothill Central Specific Plan
62 5.6.1.1 Building and Site Enhancements
The following standards apply to New Developments and Existing Developments that modifies 50 percent of the site. These standards apply to mixed-use, and residential uses, except when otherwise outlined in the table:
TYPE STANDARDS
Style A. Building construction is not required to follow a specific theme or style. Innovative architectural concepts are however required, and shall be compatible in design with project in the neighborhood and surrounding uses
B. Prohibited design elements include:
i. Large blank, flat walls;
ii. Square “box-like” buildings;
iii. Roll-up doors or service bays visible from public streets Architecture A. The overall architecture shall highlight the difference in uses through variations in volume and proportion and shall be treated as a cohesive whole through finishes and colors. Design methods shall eliminate the appearance of bulk through utilizing at least 5 of the following treatments:
i. Varied building setbacks (minimum of three (3) feet difference) ii. Vertical variations in rooflines (minimum 18-inches) iii. Elevation pop-outs and overhangs
iv. Reduced building heights at corners and setbacks
v. Enhanced corner treatments
vi. Emphasis on entryways
vii. Reveals, recesses, plant-ons, trim elements, shutters, wrought iron details viii. Canopy, covering, awning, overhangs, trellis arbor, arch ix. Arcades, colonnades, covered pedestrian walkways
Elevations A. Building elevations shall incorporate design features that provide visual interest and variation to the streetscape. Articulation shall have a minimum depth of three (3) inches and be contrasting in color.
Roof A. Building roof lines shall be varied and architecturally treated to enhance the top portion of building areas.
i. Parapets shall include decorative treated cornices
ii. Buildings shall utilize tile roofing. Composition shingles are not permitted iii. Roof Materials shall be compatible and complementary to building architecture Building Colors A. Utilizing colors to enhance building design is encouraged, such as using darker colors in window recesses to create additional depth
B. Building colors within a shopping center or development shall be consistent or complimentary.
Table 5-3: Building and Site Enhancements
Enhanced corner
Building articulation
63 Chapter 5 » Land Use and Development Standards
TABLE 5-3: Building and Site Enhancements (Cont.)
TYPE STANDARDS
Building
Orientation
A. Buildings shall be oriented to face the public streets and shall be placed as close to the streets as established setbacks permit to allow buildings, rather than parking areas, to define the street edge.
B. Walkways shall provide convenient pedestrian access from the street to building entrances
Site Entries A. Major vehicular and pedestrian entries shall be enhanced with special design features.
Entry enhancements may incorporate Foothill Boulevard’s thematic design concept, the Rialto Bridge (as discussed in Section 6-Streetscape). These standards apply only to mixed-uses. Options may include but are not limited to:
i. Specialty decorative paving materials
ii. Accent trees and other landscape features
iii. Hardscape treatments and monumentation
Driveway Access A. To improve traffic safety and lessen the number of curb-cuts and sloped depressions in the sidewalk, driveways shall be shared with adjacent parcels when feasible. For parcels with less than 350 feet of street frontage on Foothill Boulevard, only one driveway shall be permitted.
Pedestrian
Circulation
A. Site layouts shall provide a design that is compatible with the surrounding existing development and shall be designed to encourage pedestrian activity.
B. A pedestrian circulation system shall be incorporated into the design of developments for the purpose of providing access to sidewalks and nearby transit facilities and mixeduses. Walkways shall be provided from the sidewalk and/or street used by the public to the pedestrian entrance of all buildings onsite. Walkways shall provide convenient pedestrian access from Foothill Boulevard to building entrances.
Plazas and
Courtyards
A. Building placement which creates opportunities for plazas, courts, patio dining and seating areas with access from main streets are strongly encouraged. This standard applies only to mixed-uses.
Decorative
Materials
A. Specialty decorative and/or colored paving materials shall be used to:
i. Enhance and identify building entries, plazas, seating/patio areas ii. Identify transitions from streets used by the public to private driveways.
Project
Consistency
A. Smaller buildings and accessory buildings located within a commercial shopping center shall incorporate into their design structural enhancements compatible with the principal building. This will provide visual consistency and a greater sense of place within the center.
Footprint A. Building footprints are encouraged to be varied throughout the site. Repetitious or continuous expanses of rectangular buildings shall be avoided in favor of varied and articulated footprints that also consider pedestrian linkages to the surrounding developments or street sidewalk system.
Seating area
Playground
City of Rialto Foothill Central Specific Plan
64 TYPE STANDARDS
LANDSCAPING
Landscaping
Requirements
A. Landscaping shall be consistent with the standards and requirements in Section
18.61.250- 18.61.270 and 12.50.065 of the Rialto Municipal Code, including the Model Water Efficient Landscape Ordinance (MWELO).
B. Landscaping shall be provided:
i. along project frontages,
ii. within all setback areas not covered by drive aisles, parking stalls, or sidewalks iii. in required landscape setback areas, and
iv. between parking areas and the structure.
v. landscaping shall be required on buildings three (3) or more stories that will grow vertical past two stories (i.e. Italian cypress, palm trees, etc.) Landscaping
Materials
A. Onsite landscaping shall be consistent with or complementary to the streetscape landscaping in the project vicinity. Streetscape landscaping is described in Section 4:
Streetscape of this Specific Plan.
B. Water Efficient Landscaping. Landscaping shall consist of native or drought tolerant plants compatible with the local climate/landscape zone with a minimum of maintenance and supplemental watering. Landscaping shall comply with the requirements of the City’s Water Efficient Landscape Requirements in Chapter 12.50 of the Rialto Municipal Code.
C. California Friendly Plants. Plant materials shall be consistent with the California Friendly program through the Metropolitan Water District of Southern California. Further information may be obtained at www.bewaterwise.com.
Landscaping at
Entries
A. Enhanced landscaping shall be utilized to define and identify vehicular and pedestrian project entries and building entrances for the public.
Landscape Fingers A. Landscaped fingers shall be provided to separate the sides of parking spaces from drive aisles, and meet the following requirements:
i. Planters shall be a minimum of seven (7) feet in width; ii. Planters shall extend the entire length of the parking stalls and have an additional 18 inches along the planter in areas where car doors open for landscape protection iii. Planters shall be landscaped with shrubs and groundcovers iv. Planters shall contain at least one shade tree.
Planter Design A. Planters shall be designed so that landscaping materials such as bark or rock will be contained within the planters. This may be achieved through concrete curbing or sloping pavement to create swales within the planters.
SCREENING
Screening Methods A. Where screening is required, a combination of elements shall be used including solid masonry wall, berms and landscaping, including landscaped screen walls, as described in Section 6.5.4-Parkway Treatments.
Table 5-4: Landscaping, Screening, Fencing, Lighting, and Sign Requirements for New Developments Mechanical equipment screening
Landscaping
65 Chapter 5 » Land Use and Development Standards
TABLE 5-4: Landscaping, Screening, Fencing, Lighting, and Sign Requirements for New Developments (Cont.)
TYPE STANDARDS
Screening of
Equipment
A. All outdoor and electrical equipment, whether rooftop, side of structures, or on the ground, shall be completely screened from view from the public right of way by architectural elements designed to be an integral part of the building. Plans submitted shall include the locations and elevations of all outdoor equipment.
B. Roof mounted equipment shall be completely hidden from view by parapets or other methods architecturally consistent with the building.
Screening of
Service Areas
A. Service areas such as loading docks, trash enclosures, outside storage, and groundmounted equipment ( such as mechanical and HVAC equipment) shall not be installed at ground level along any portion of a building facing a street used by the public unless such location is necessitated by the nature and design of the building it serves and outside of any landscape setback.
B. A combination of fences, walls, gates, and landscaping shall be used to screen service facility areas. Screening fences shall be compatible with overall site design. Landscaping shall be maintained at all times in good condition and must not be trimmed to a height lower than the equipment they screen.
Screening Parking
Areas
A. Screening shall be provided between streets and parking areas by utilizing a screen not less than 30” in height and no more than 48” in height. Acceptable screening options include but are not limited to:
i. hedges
ii. low walls
iii. landscape mesh screens (see Section 6.5.4-Parkway Treatments) iv. outside of the landscape setback
FENCES AND WALLS
Consistency A. Fences and walls shall comply with the Standards and Design Criteria outlined below and within Sections 18.61.170 and 18.61.180 of the Rialto Municipal Code.
Fence Height A. The maximum height adjacent to residential uses shall not exceed a height of six feet from the highest ground level.
Security Fence A. Decorative Security Fences constructed of tubular steel and pilasters may be approved by the Planning Division when necessary to protect side doors, windows, air conditioning units, and other necessary equipment or features determined to warrant security fences.
B. Plans and elevations for security fences and walls shall be approved by the Planning Division before building permits may be issued for their construction.
C. Security fences and walls that restrict traffic sight distance at the street intersection are prohibited.
Chain Link A. Chain link fencing (with or without slat inserts), barbed wire, and razor wire shall be prohibited in all locations.
Decorative fence
Parking screening
City of Rialto Foothill Central Specific Plan
66 TABLE 5-4: Landscaping, Screening, Fencing, Lighting, and Sign Requirements for New Developments (Cont.)
TYPE STANDARDS
Block Wall A. A decorative block wall with a minimum height of six (6) feet shall be constructed to separate new mixed-uses from abutting residential uses
LIGHTING
Compatibility A. Light fixtures shall be compatible with the building design on-site. Sufficient amount of lighting of a minimum of 1 foot candle is required for the safety and convenience of pedestrians and vehicles.
Shielding A. All light fixtures shall be fully shielded so that no light is emitted above the horizontal plane of the bottom of the fixture (i.e. shoe-box style lighting). No glare shall be directed onto adjacent properties or public right of way.
B. Lighting shall be directed downward with horizontal cut-off shielding. Lighting shall not exceed 0.5 foot-candle at property lines adjacent to residential or 1.0 foot-candle at any non-residential property line.
SIGNAGE
Consistency Signage shall comply with the Rialto Municipal Code Chapter 18.102- Regulation of Signs and Advertising structures.
Signage along Foothill Boulevard is encouraged to incorporate the Route 66 Logo into signage when possible. Any Route 66 logo above the maximum height for a sign shall be considered decorative and not part of overall sign area or height.
Non-conforming
Signs
A. All non-conforming signs located within the planned right-of-way for the Foothill Central Area shall be eventually removed, per section 18.102.070-Nonconforming Signs, of the Rialto Municipal Code. Any alterations, modifications or improvements to the sign, outside of a change of copy, shall require that the nonconforming sign shall be removed from the planned right-of-way for Foothill Boulevard. (Ord. 1141 § 1 (part), 1991: 1965 code Title XII, Ch. 3 § 16(D))
Sign Design A. Wall and monument sign design, materials, and color should be compatible with the building design on-site.
REFUSE AND RECYCLING AREA ENCLOSURES
Area A. Enclosures shall provide adequate area for the collection and storage of both trash and recyclable materials.
Design A. The enclosure shall be designed to match the materials, design, and color of the primary buildings on site.
B. Gates to trash and recycle bins shall be view obscuring.
C. Solid decorative gates shall be required; chain link gates shall be prohibited.
Enclosure
Shielded light fixtures
67 Chapter 5 » Land Use and Development Standards
Building entrance
Dining area with access to the street
5.6.1.2 Additional Building and Site Enhancements for New Buildings (Pursuant to Section 18.111.060)
All new developments shall incorporate a minimum of ten (10) total special design features including at least one (1) enhancement from each of the three categories. Features shall not be counted twice.
CATEGORY TYPE STANDARDS
OPTIONS TO ACHIEVE
STANDARDS INCLUDE BUT ARE
NOT LIMITED TO:
1 Pedestrian
Orientation
• Buildings architecture shall
incorporate design features that
create a pedestrian-friendly
streetscape.
• Building placement which creates
opportunities for plazas, courts, patio
dining and seating areas with access
from Foothill Boulevard are strongly
encouraged.
A. Glass store fronts with an arcade
B. Plazas and/or outdoor patio
C. Pedestrian walkways with
decorative paving/tile work
2 Building Entry
Treatments
• Pedestrian entrances to buildings
shall be pronounced, easily
recognizable, and enhanced with
special architectural treatments and
landscaping.
• The entrances shall be visually and
functionally distinct, pedestrianoriented and visible from Foothill Boulevard, except when it is not
practical for existing Developments.
• Entries, buildings, office areas and
windows shall front onto the street
whenever feasible.
• Entry Treatments are encouraged to
incorporate the Rialto Bridge Concept
(Streetscape Section 4).
A. Articulation of the building entrance
by using a Canopy / Covering /Awnings
/ Overhangs / Trellis /Arbor / Arch
B. Recessed articulation or projections
around building entryways.
Articulations shall have a minimum
depth of three (3) inches and be a
contrasting color.
C. Decorative pavers or tile work at
building entrance
Table 5-5: Building and Site Enhancements for New Developments City of Rialto Foothill Central Specific Plan
68 CATEGORY TYPE STANDARDS
OPTIONS TO ACHIEVE
STANDARDS INCLUDE BUT ARE
NOT LIMITED TO:
3 Façades
• Architectural design treatments shall
be used to create both vertical and
horizontal articulations on building
elevations.
• Building Facades shall be enhanced
with Special Design Features that
help create a pedestrian scale.
• The incorporation of an arcade along
street frontages is encouraged.
• Building Enhancements are required
to relieve any long, uninterrupted
blank walls facing streets and parking
areas.
A. Architectural enhancements that
may include a Trellis/ Arbor/ Arcade /
Pilasters / columns
B. Window molding or recessed
windows that have a minimum depth
of three (3) inches and are painted a
contrasting color
C. Block coloring that highlights
building articulation.
D. Incorporation of varying natural
materials including stone, tile, rock,
and/or brick
E. Changes in wall planes with a
minimum depth of 3 feet.
4 Building
Materials
• High quality materials shall be
utilized for all development projects.
Unacceptable materials include:
a. Highly reflective surfaces;
b. Corrugated metal buildings;
c. Plywood siding or T-111 plywood siding;
d. Aluminum or plastic siding
Generally acceptable construction
materials shall include, but are not
limited to:
A. custom wood siding
B. native rock and stone
C. split face blocks
D. concrete and brick.
5 Landscaping
• Landscaping shall be provided in
order to enhance the pedestrian
experience and be to scale with
pedestrians.
A. Decorative potted plants / trees
B. Raised Planters
C. Landscaped mesh screens (See
Section 6.5.4– Parkway Treatments)
D. Window box planters
6 Parking Area
Location and
Screening
• Screening shall be provided between
streets and parking areas by utilizing
a screen not less than 30” in height
and no more than 48” in height and
outside of the landscape setback.
• Parking Areas. Parking lots shall
be located behind or adjacent to
buildings.
• Acceptable screening options include
but are not limited to:
a. hedges
b. low walls
c. landscape mesh screens
A. Landscaped mesh screens (See
Section 6.5.4– Parkway Treatments)
B. Low decorative masonry wall
C. Hedge
D. Low vinyl wall
TABLE 5-5: Building and Site Enhancements for New Developments (Cont.) Custom wood siding on building
Recessed windows
69 Chapter 5 » Land Use and Development Standards
Decorative potted plants
Building entrance with covering
5.6.1.3 Building and Site Enhancements
for Existing Buildings upon Change of
Use
An Existing Building that has a Change of
Use is required to achieve the Landscaping
and Parking Lot Screening standards in Table 8 if such enhancements are not already existing. Additionally they are encouraged to
incorporate Building Entry Treatments and
Facades standards, if such enhancements
are not already existing.
TYPE STANDARDS OPTIONS TO ACHIEVE STANDARDS
INCLUDE BUT ARE NOT LIMITED TO:
Building
Entry
Treatments
• Pedestrian entrances to buildings shall be
pronounced, easily recognizable, and enhanced
with special architectural treatments and
landscaping.
• The entrances shall be visually and functionally
distinct, pedestrian-oriented and visible from
Foothill Boulevard, except when it is not practical
for existing Developments.
• Entries, buildings, office areas and windows shall
front onto the street whenever feasible.
• Entry Treatments are encouraged to incorporate
the Rialto Bridge Concept (Streetscape Section 4).
A. Articulation of the building entrance
by using a Canopy / Covering /Awnings /
Overhangs / Trellis /Arbor / Arch
B. Recessed articulation or projections
around building entryways. Articulations
shall have a minimum depth of three (3)
inches and be a contrasting color.
C. Decorative pavers or tile work at
building entrance
Façades
• Architectural design treatments shall be used to
create both vertical and horizontal articulations
on building elevations.
• Building Facades shall be enhanced with Special
Design Features that help create a pedestrian
scale.
• The incorporation of an arcade along street
frontages is encouraged.
• Building Enhancements are required to relieve any
long, uninterrupted blank walls facing streets and
parking areas.
A. Architectural enhancements that may
include a Trellis/ Arbor/ Arcade / Pilasters
/ columns
B. Window molding or recessed windows
that have a minimum depth of three (3)
inches and are painted a contrasting color
C. Block coloring that highlights building
articulation.
D. Incorporation of varying natural
materials including stone, tile, rock, and/
or brick.
E. Changes in wall planes with a minimum
depth of 3 feet.
Landscaping • Landscaping shall be provided in order to enhance the pedestrian experience.
A. Decorative potted plants / trees
B. Raised Planters
C. Landscaped mesh screens (See
Section 6.5.4– Parkway Treatments)
D. Window box planters
Parking Area
Location and
Screening
• Screening shall be provided between streets and
parking areas by utilizing a screen not less than
30” in height and no more than 48” in height.
• Parking Areas. Parking lots shall be located behind
or adjacent to buildings.
• Acceptable screening options include but are not
limited to:
a. hedges
b. low walls
c. landscape mesh screens
A. Landscaped mesh screens (See Section
6.5.4– Parkway Treatments)
B. Low decorative masonry wall
C. Hedge
D. Low vinyl wall
Table 5-6: Building and Site Enhancements for Existing Developments City of Rialto Foothill Central Specific Plan
70 5.6.1.4 Parking Standards
The standards of this section shall apply to all land uses, buildings, and structures. Any enhancements, modifications, and/or changes in use (uses that change categories) are subject to analysis of appropriate parking requirements. At the time a building or structure is enlarged or modified, parking and loading spaces shall be provided for both the existing structure and uses and the modified or enlarged portions to conform to provisions and standards of this section and Chapter 18.58, Off Street Parking, of the Rialto Municipal Code. Where any regulations, standards, and guidelines are inconsistent with the Rialto Municipal Code, Chapter 18 (Zoning) the regulations, standards, and guidelines of the Specific Plan shall prevail. For any use not otherwise specified, the Director of Community Development or his/her designee, shall have the authority to determine the appropriate parking requirements based upon similarities between parking generation characteristics of the proposed use with other similar uses identified in this Section.
Parking Areas. Parking lots shall be located behind or adjacent to buildings. a. Screening. Parking areas shall be screened from streets through combinations of mounding if such mounding is in compliance with the approved Water Quality Management
Plan (WQMP), landscaping, low profile walls and grade separations. b. Perimeter planter. A landscaped planter at least five feet wide, excluding overhang, curb and walkways, shall be provided wherever a parking facility adjoins a side or rear property line. c. Landscape protection. All landscaping shall be protected by concrete curbs of at least six inches in height. Finger and end of aisle planters shall have a decorative 18-inch wide concrete surface on the parking space side and 6-inch wide concrete surface on the driveway side, measured from the face of curb. End of aisle planters shall be a minimum of seven feet wide. Finger and end of aisle planters shall be a minimum of seven feet wide as measured from the inside of the curb.
d. End of aisles. All parking areas shall provide a landscaped planter of a minimum width of seven feet at the ends of all parking aisles. All planting areas shall have round corners instead of 90 degree corners and be shaped to permit vehicle turn movements.
e. Trees required. One tree shall be provided for each four parking stalls. The trees may be clustered, but a minimum of one cluster shall be provided for each 120 feet of parking row.
Trees may be of a species that provides visibility to signage and storefronts.
f. An alternate parking lot planter design may be approved if it exceeds the minimum criteria as specified herein, or otherwise meets the satisfaction of the City Director of Community Development/City Engineer or his/her designee
5.6.1.5 Off-Street Parking Structures
When required off-street parking is not attached to or a part of the building, parking structures shall be offset so that plain roof lines and long elevations can be avoided. Additionally, garage and carport structures shall be so arranged as to avoid the monotony of long corridors. The provisions of Chapter 18.58, Off-Street Parking, of the Rialto Municipal Code shall apply, except where alternative provisions are provided in this Chapter.
In recognition of the availability of transit along the Foothill Central Area and the existing pedestrian activity, a revised parking standard is provided for uses along the Foothill Central Area to encourage a more pedestrian environment and also encourage renovation and redevelopment of existing uses. For uses not specified in table 5-7, including residential, restaurants, convenience markets, places of assembly, recreational, and educational uses, the parking space requirements shall be as specified in Chapter 18.58 of the Rialto Municipal Code. Table 5-7 applies only to Foothill Boulevard and not to the entire Foothill Central Area.
71 Chapter 5 » Land Use and Development Standards
TYPE OF USE
PARKING SPACES
REQUIRED FOR
GROUND FLOOR USES
PARKING SPACES
REQUIRED FOR
ABOVE GROUND
FLOOR USES
Offices, including banks
and financial institutions
3 spaces per 1,000 square
feet of gross floor area
1 space per 500 square
feet of gross floor area
Medical Offices 3 spaces per 1,000 square
feet of gross floor area
3 spaces per 1,000
square feet of gross floor
area
General retail uses, not
including restaurants and
convenience markets.
(Parking for Restaurants
and convenience stores
shall remain pursuant the
Rialto Municipal Code)
3 spaces per 1,000 square
feet of gross floor area
1 space per 400 square
feet of gross floor area
Table 5-7: Parking Standards
5.6.1.6 General Provisions (for Parking Facilities)
The following general provisions shall apply to development and use of parking facilities:
a. Accessibility/Usability. All access, parking, and loading facilities shall be usable and shall be permanently maintained for access, parking, and loading for the permitted and intended use(s).
b. Location. Parking areas shall be located behind or adjacent to buildings whenever possible.
c. Size. Garage or carport parking stalls shall be a minimum of 10 x 20 feet, measured from the interior markings. Open Parking stalls shall be a minimum of 9 x 19 feet.
d. Striping. Double striping is required for new pavement and for new parking lot striping configurations.
1. Shared Parking. In order to encourage new development and redevelopment of existing parcels into mixed-use development projects, the use of shared parking areas may be incorporated.
Shared parking may be considered by the Planning Commission with the approval of a Condition Development Permit subject to consistency with the following findings:
a. Adequate off-street parking will be provided for the proposed use; b. Significant environmental impacts will not be caused by the reduction; and
c. Traffic safety and pedestrian safety will be enhanced by the reduction.
d. Requirements. The following requirements must be met in order to utilize shared parking:
i. No more than 50% of a business required parking can
consist of shared parking.
ii. Only a use that is primarily a daytime use may share with a use that is primarily ii. nighttime use and only a use that is primarily a nighttime use may share with a use that is primarily a daytimes use.
iii. A parking study must be completed.
iv. A shared parking agreement must be signed by all property owners.
5.6.1.7 Service, Storage, and Loading Areas
1. Storage Areas. Outdoor storage is not permitted
2. Loading facilities. Loading facilities shall be located out of sight of streets used by the public, to the extent possible. Loading docks are most appropriately located at the rear or side of buildings and screened from view by masonry or decorative wall, and landscaping.
72 a. Loading Facility Access. Loading facilities shall be located so that vehicles are not required to use streets used by the pub- lic for backing into loading docks. Adequate room shall be provided for trucks maneuvering or waiting to unload.
3. Design. Service facilities such as loading areas shall be incorpo- rated into the design of the building. Loading door design shall be integrated into the design of the building. Colors matching the building shall be used for loading doors.
4. Separation. Loading and service areas shall be separated from pedestrian and automobile traffic. The areas shall be easily ac- cessible for service vehicles and tenants and be located so as to minimize interaction between service vehicles and automobiles.
5. Service Areas. In multi-building complexes, service areas shall be combined or located next to each other to minimize the visual and noise impact on the surrounding uses.
5.6.1.8 Noise
Noise control standards shall be complied with at all phases of pro- ject pursuant to Chapter 9.50 of the Rialto Municipal Code.ent and vehicle repair functions shall be located within enclosed buildings.
5.6.2 Specific Standards, Criteria, and Professional
Management Requirements for Multiple Family
Residential Use
The provisions of this section are specifically applicable to Multiple Family Residential Uses.
5.6.2.1 Unit Location and Size
Units can be located above ground-floor commercial units or behind commercial units. Commercial uses shall be located closest to Foot- hill Boulevard and Riverside Avenue and shall be oriented to allow for both pedestrian and auto traffic.
73 Chapter 5 » Land Use and Development Standards
RESIDENTIAL DWELLING UNIT
TYPE
MINIMUM SQUARE FEET*
Studio 600
One Bedroom 700
Two Bedroom 850
Three Bedroom 1,000
Four Bedroom 1,200
Table 5-8: Minimum Unit Sizes for Residential Units
*Except for junior accessory dwelling units per California Government Code 65852.22.
Table 5-9: Minimum Amenities Provided
Table 5-10: Amenities
5.6.2.2 Open Space
1. Each dwelling unit shall be provided private outdoor living space in the form of a balcony or fenced patio as required in Table 5-9.
2. Common Space. Residential developments shall provide indoor or outdoor major amenities (such as a swimming pool, spa or sauna, or gym) and minor amenities (such as barbeque and picnic areas, or similar recreational facilities). Required common space may be either indoors or outdoors. Major and minor amenities may include but are not limited are shown in Table 5-10.
MAJOR AMENITIES MINOR AMENITIES
Swimming pool with spa and sauna Tot play area with equipment Plaza with water feature or sculpture
and seating (minimum 5,000 square
feet in area)
Barbecue communal area with solid
tables, chairs and shade structure
Gym with equipment Putting Green with Chipping Area
minimum 20 x 20 linear feet
Recreation/meeting room (minimum
1,000 square feet) Picnic tables with shade structures
Lighted basketball or tennis court Community Garden at least 20 by 30 linear feet
Open space with barbecue area at least
30 by 50 linear feet with shade structure
Other unique amenities similar in size
and quality (i.e. wall climbing, dog park,
pickle ball, etc.)
NUMBER OF DWELLING UNITS MINIMUM AMENITIES PROVIDED
1-13 units
64 square feet of balcony for second
story and 200 square feet of common
space per unit, and 1 minor amenity
14-25 units
64 square feet of balcony for second
story and 200 square feet of common
space per unit, and 1 major amenity
26-100 units
64 square feet of balcony for second
story per unit, 1 major amenity, and 1
minor amenity
More than 100 units
2 major amenities, and 2 minor
amenities, and 1 additional major
amenity and 1 minor amenity for each
50 units over 100 units.
Common open space with playground
City of Rialto Foothill Central Specific Plan
74 5.6.2.3 Laundry Facilities
Laundry facilities shall be installed in each unit or a laundry room shall be installed within each building.
5.6.2.4 Trash Storage Areas
Trash collection enclosures shall be provided within 150 feet of the furthest residential unit they are to serve. Such units shall be constructed to city standards and situated so as to reduce noise and visual intrusion on adjacent units and properties. A trellis of non-flammable materials or heavy timbers, consistent with Fire Department requirements, shall be provided over trash enclosures which are not inside a building.
5.6.2.5 Professional Management Required
Management by a professional management company providing full-time services for the management of rental housing facilities is required for all rental housing.
Laundry room
CHAPTER 6
6.1 Mobility Overview
6.2 General Plan Goals and Policies Affecting the
Specific Plan Area
6.3 Mobility Network
6.4 Supportive Strategies
6.5 Streetscape
In this chapter:
Mobility
City of Rialto Foothill Central Specific Plan
76 6.1 Mobility Overview
This mobility chapter discusses the role of transportation to support the vision and goals for the Plan Area. This chapter addresses the need for mobility through a multimodal circulation system that accommodates all modes of transportation and tackles issues related to traffic, transit accessibility, and pedestrian, bicycle, and vehicular connections. Special emphasis is given to the safety concerns of people with limited travel options, the lack of efficient and reliable transit, and inadequate pedestrian and bicycle facilities that make the Plan Area difficult to navigate.
One of the main goals of this Specific Plan is to promote the production of additional housing and attract newer businesses and development to the Plan Area. To achieve this, the Specific Plan acknowledges the importance of smart mobility to transform the Plan Area into a portion of the city with an active, human-oriented streetscape, where the car is not viewed as the only mode of travel for people who live, work, shop, and play here.
Foothill Boulevard and Riverside Avenue are the main corridors of the Plan Area with numerous cross streets. The automobile-dominated street pattern developed in the past presents several challenges when trying to create a more pedestrian-friendly environment. A major challenge to improving the Plan Area will be to strike a balance between the needs of pedestrians, shoppers, employees, business owners, and residents with the need for traffic to move safely and efficiently along the area’s roadways. The volume and speed of traffic, wide streets, and expansive parking lots all discourage pedestrian activity. The Specific Plan supports all travel modes and has a strong correlation with the land use plan for the Plan Area, which supports mixed-use and transit-oriented development and increased residential densities to reduce reliance on personal vehicles by making walking, biking, and transit more comfortable, safe, and convenient.
6.2 General Plan Goals and Policies
Affecting the Specific Plan Area
One of the purposes of the Specific Plan is to advance the policies of the Circulation Element and to encourage mixed-use development and additional housing to reduce GHG emissions, lower VMT, and create a walkable community.
The following goals and policies have been included in this document to set the context for recommendations. These are directly taken from the 2010 General Plan.
6.2.1 Foothill Boulevard
Goal 2-1: Revitalize and enhance the Foothill Boulevard Corridor into a place that supports economic development and creates a sense of place and identity through the use of appropriate streetscape design inspired by the Rialto Bridge.
Policy 2-1.2: Incorporate the Rialto Bridge streetscape theme — including design, architecture, signage, landscaping, and other visual elements.
Policy 2-1.3: Require that properties fronting Foothill Boulevard physically connect to each other to create continual pedestrian connectivity along the corridor. Provide pedestrian-friendly amenities such as shaded walking areas, pedestrian-scale architecture, and commercial buildings with pedestrian street entries.
6.2.2 Downtown Rialto
Goal 2-5: Develop Downtown Rialto as a lively, pedestrian-friendly district typical of a small-town downtown, with a vibrant mix of residential, commercial, civic uses, and Mixed Use development.
Policy 2-5.4: Create a Downtown that is a safe and walkable place for shoppers, visitors, residents, and employees, and that provides a unique environment that becomes a gathering place to shop and dine. 77 Chapter 6 » Mobility
6.2.3 Public Realm – Streetscapes
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 2-11.3: Provide planted median strips, parkway planting, and turning pockets on Riverside Avenue throughout the City, and extend the landscape median wherever possible.
Policy 2-11.4: Incorporate street trees and other landscape treatments along corridors to provide sufficient shade canopy and promote pedestrian comfort.
6.2.4 Public Realm – Pedestrian-Friendly Environment
Goal 2-12: Design new streets to be pedestrian friendly.
Policy 2-12.1: Require the use of attractive street furniture (benches, trash receptacles, planters, bicycle racks) in the Downtown area, along Foothill Boulevard, and other highly visible areas to communicate the City’s identity and pride.
Policy 2-12.2: Use textured paving or similar design features to define pedestrian crossings, particularly near pedestrian activity areas such as Downtown.
Policy 2-12.3: Install curb extensions (i.e., bulb out or similar enhancements) at pedestrian crossings to shorten the crossing distance required, wherever feasible. Additional pedestrian protections, including bollards and defensible space landscape treatments, should be utilized as well.
Policy 2-12.4: Enhance pedestrian walkways directly under building canopies by one or more of the following techniques: interlocking or textured paving, turf block walls, theme plantings, trees projecting through canopies, bollards and kiosks, pavilions or gazebos, and trellises and arbors planted with flowering vines.
Policy 2-12.5: Maximize potential pedestrian connections through the use of highly visible gateways, walkways, and directional signs and the installation of traffic-calming devices where appropriate.
Policy 2-12.7: Shade bus shelters and other outdoor use areas from the sun. Mixed-use projects along major corridors in Rialto shall incorporate at least one bus shelter, taxi stop, bicycle rack, and/or similar transportation or pedestrian features. The design of these features shall be consistent with the identify, feel, and theme of that corridor.
6.2.5 Parking Lot Design
Goal 2-23: Minimize the visual impact of parking lots.
Policy 2-23.2: Encourage the inclusion of textured paving along pedestrian walkways and under building canopies.
6.2.6 Expanding Rialto’s Mobility
Goal 4-2: Protect residential neighborhoods from through traffic impacts.
Policy 4-2.1: Locate new development and their access points in such a way that traffic is not encouraged to utilize local residential streets for access to the development and its parking.
Policy 4-2.2: Discourage non-local traffic from using neighborhood streets.
Policy 4-2.3: Minimize new residential driveways on Arterial Roadways.
6.2.7 Meeting Our Parking Needs
Goal 4-5: Ensure the provision of adequate, convenient, and safe parking for all land uses.
Policy 4-5.2: Provide public parking facilities in Downtown, including potential shared parking with the Metrolink parking facilities.
Policy 4-5.3: Work with the Southern California Regional Rail Authority to expand the Metrolink parking facilities as demand warrants.
Policy 4-5.4: Allow for joint use and the sharing of parking facilities in mixed-use developments and for other projects which demonstrate the benefits of alternative parking approaches.
78 Policy 4-5.5: Consider establishing parking districts at locations in addition to Downtown where such districts would assist with eco- nomic development and redevelopment objectives.
Policy 4-5.6: Investigate establishing angle parking in Downtown to increase the supply of public parking.
6.2.8 Encouraging Rail and Bus Ridership
Goal 4-6: Provide for all residents and businesses to have equal access to reliable and convenient public transit services.
Policy 4-6.1: Support the establishment of an east-west Bus Rapid Transit line through the Valley along on Foothill Boulevard.
Policy 4-6.2: Establish new bus turnouts along appropriate arterials based on and in coordination with local and regional transit provid- ers’ master plan of stops.
Policy 4-6.3: Require major developments to include bus turnouts, bus shelters, and other transit facilities as appropriate.
Policy 4-6.4: Encourage accessible, flexible, and efficient public tran- sit to all major activity areas in the Inland Empire.
Policy 4-6.5: Encourage clean, lighted, and convenient bus shelters and transit stops that are within walking distance of major activity areas and residential neighborhoods and along arterial roadways.
Policy 4-6.6: Provide reliable and convenient paratransit services and other transportation service for individuals with disabilities and sen- iors who are unable to use fixed-route transportation systems.
Goal 4-7: Achieve optimum use of regional rail transit.
Policy 4-7.1: Support Metrolink regional rail services, and work with the Southern California Regional Rail Authority to expand services.
Policy 4-7.2: Achieve better integration of all transit and multimodal options at the Rialto Metrolink Station.
Policy 4-7.3: Promote activity centers and Mixed Use development projects around the Rialto Metrolink Station and in Downtown. 79 Chapter 6 » Mobility
6.2.9 Accommodating Bicyclists and Pedestrians
Goal 4-8: Establish and maintain a comprehensive system of pedestrian trails and bicycle routes that provide viable connections throughout the City.
Policy 4-8.2: Pursue a “rails-to-trails” conversion of the Pacific Electric Railroad right-of-way to a bicycle or multi-use path.
Policy 4-8.4: Require provision of secure bicycle storage, including bicycle racks and lockers, at the Metrolink station, public parks, schools, shopping centers, park-and-ride facilities, and other major activity centers.
Policy 4-8.5: Require major developments to include bicycle storage facilities, including bicycle racks and lockers.
Goal 4-9: Promote walking.
Policy 4-9.1: Install sidewalks where they are missing, and make improvements to existing sidewalks for accessibility purposes. Priority should be given to needed sidewalk improvement near schools and activity centers. Provide wider sidewalks in areas with higher pedestrian volumes.
Policy 4-9.2: Require sidewalks and parkways on all streets in new development.
Policy 4-9.3: Provide pedestrian-friendly and safety improvements, such as crosswalks and pedestrian signals, in all pedestrian activity areas.
Policy 4-9.4: Accommodate pedestrians and bicyclists — in addition to automobiles — when considering new development projects.
Policy 4-9.6: Encourage new development to provide pedestrian paths through projects, with outlets to adjacent collectors, secondaries, and arterial roadways.
Policy 4-9.7: Require ADA compliance on all new or modified handicap ramps.
6.3 Mobility Network
Understanding the existing and planned mobility network is imperative to plan for a street network that provides vital access to jobs, services, housing, and other important destinations. Street improvements and the installation of additional facilities can create a comfortable and enjoyable environment by improving the safety of pedestrians, cyclists, transit users, and drivers.
6.3.1 Existing Mobility Network
This section summarizes the existing conditions of the Plan Area’s mobility network.
6.3.1.1 Roadway Network
The streets within the Plan Area are classified into three primary functional classifications which are consistent with the General Plan, including major arterials, collector streets, and local streets.Figure 6-1 on page 80 identifies the locations of these roadway typologies within the Plan Area.
Roadway Typologies
» Major arterials: The largest of local “surface” streets, major arterials serve to link freeways with other local streets as well as to accommodate through traffic. Typically, major arterials have at least four lanes, left turn pockets, and design speeds of 50 miles per hour (mph). For reasons of safety, it is desirable to limit the number of driveways with direct access to major arterials. » Collector streets: A local conduit that offers a transition between slow-speed local streets and the higher speeds of arterials.
With two lanes and design speeds of 30 mph, collector streets, as the name implies, collect local traffic for safe delivery to arterials. » Local street: Neighborhood roadways with one travel lane in each direction. They are narrower than collector streets. Local Streets typically accommodate on-street parking and are designed for 25 mph. Through traffic is not encouraged on local streets.
City of Rialto Foothill Central Specific Plan
80 Figure 6-1: Street Typologies
81 Chapter 6 » Mobility
6.3.1.2 Pedestrian and Bicycle Network
The Foothill Central Area has one of the highest concentrations of pedestrian and bicycle activity in the city. Walkability within Central Rialto is serviced by a traditional grid of streets with adjacent sidewalks, while the Foothill Boulevard corridor features long blocks with crossings located at major intersections. Although the limited number of controlled intersections is helpful for vehicular travel throughput along Foothill Boulevard, it constrains walkability. Pedestrians in the Plan Area, especially along Foothill Boulevard, are particularly vulnerable, highlighting the importance of providing adequate pedestrian facilities, such as high-visibility crosswalks, shade, benches, and bus shelters.
Currently, the Plan Area has a limited number of bicycle facilities (see Figure 6-2 on page 82), including a Class I multi-use path along Cactus Avenue, Class II bicycle lanes along Cedar Avenue, and Class II bicycle lanes on Rialto Avenue between Riverside Avenue and Willow Avenue. While there are low-stress streets in the Plan Area, specifically in central Rialto, that make cycling without a dedicated bicycle facility possible, there is a need for defined facilities along roadways with higher lane counts as they typically experience higher traffic volumes.
6.3.1.3 Transit Network
Rialto is presently served by a variety of local and regional transit systems. These networks are planned to grow in future years. The provision of adequate transit service is a key component for creating the desirable pedestrian and urban environment envisioned for the Specific Plan.
Transit service in the area is provided by bus and commuter rail systems, as shown in Figure 6-3 on page 83. Omnitrans, the public transit agency for San Bernardino County, provides bus service within the Specific Plan area through Routes 10, 14, 22, and 312. Route 10 provides passenger service along Baseline Street from Sierra Avenue in Fontana to E Street in San Bernardino. Route 14 provides passenger service along Foothill Boulevard from Sierra Avenue in Fontana to Arrowhead Avenue in San Bernardino. Route 22 provides service to Central Rialto along Riverside Avenue from Live Oak Avenue to Valley Boulevard. Route 312 traverses the Specific Plan area along Linden Avenue.
In addition to the bus service provided by Omnitrans, the Plan Area is also serviced by the Metrolink Station located on Palm Avenue in Central Rialto. Metrolink provides commuter rail connections from Central Rialto to the wider region, including direct service to down81 City of Rialto Foothill Central Specific Plan
82 Figure 6-2: Existing Bikeways
83 Chapter 6 » Mobility
Figure 6-3: Transit Routes and Stops
City of Rialto Foothill Central Specific Plan
town Los Angeles and downtown San Bernardino. Omnitrans provides bus service to the station through Route 22.
6.3.2 Planned Mobility Network
The planned mobility network for the Plan Area is designed to serve all travel modes and will consist of roadways and dedicated facilities that serve pedestrians, cyclists, transit, and private vehicles. The Plan Area’s mobility network has been developed in accordance with the policies in the City’s General Plan and projects identified in the 2018 SBCTA Non-Motorized Transportation Plan. Relevant mobility strategies from the 2020 SCAG Connect SoCal Plan have also been identified in this chapter to enhance connectivity throughout the Plan Area, with an emphasis on alternate modes of transportation.
The purpose of new or enhanced facilities is to improve the existing pedestrian and bicycle experience through increased safety and comfort.
In addition to strategies provided in this section, the City has identified a number of projects to improve local roadways, walkability, pedestrian safety, and streetscapes within the Plan Area. Some projects are part of the City’s Capital Improvement Projects and Pavement Management Plan, while others have been identified in the SBCTA Non-Motorized Transportation Plan and the 2010 General Plan.
6.4 Supportive Strategies
The following strategies come directly from the 2020 SCAG Connect SoCal Plan and intend to make travel safe, convenient, and accessible to all users, including pedestrians, cyclists, transit riders, and motorists of all ages and abilities.
Pedestrian Infrastructure
» Strategy 1 – Close network gaps, reduce driveway conflicts, and repair sidewalks to develop complete networks that provide access to essential destinations for users of all ages and abilities. » Strategy 2 – Complete ADA and similar improvements to ensure universal access for people with disabilities and those who require mobility assistance devices. » Strategy 3 – Implement traffic calming and complete streets projects to reduce vehicle speeds and improve safety at intersections and other crossing locations.
Local Bikeway Infrastructure
» Strategy 1 – Develop a context sensitive low-stress bikeway network, close bikeway network gaps, and prioritize protected infrastructure (Class II or IV) on high stress roadways that provide access to essential destinations for users of all ages and abilities. » Strategy 2 – Incorporate bikeways into roadway resurfacing and maintenance projects to expedite construction and reduce costs. » Strategy 3 – Conduct demonstration projects to secure broad public support and provide communities with a tangible experience of proposed infrastructure to reduce public opposition. » Strategy 4 – Complete short- and long-term bike parking improvements in the form of bike racks, bike lockers or bike hubs at key destinations.
» Strategy 5 – Build new roadways using best practice bikeway infrastructure standards to avoid the need to retrofit in the future. 85 Chapter 6 » Mobility
First-Last Mile Infrastructure
» Strategy 1 – Complete station area pedestrian, bicycle and micromobility improvements to improve transit access and safety. » Strategy 2 – Integrate pedestrian and bicycle network projects into new station area development to ensure networks are fully built upon station openings.
» Strategy 3 – Coordinate availability of micro-mobility devices with station-area demand and incentivize connections to transit with these modes.
» Strategy 4 - Coordinate the development of land use, transit and active transportation strategies in areas expecting growth. » Strategy 5 – Integrate fare payment across bike share and other micromobility options with transit fares.
» Strategy 6 – Implement improvements for transporting bikes on transit and rail in the form of safety features to secure bikes on transit and rail and expand space in rail cabins for temporary trip storage.
Complete Streets Strategies
» Strategy 1 – Incorporate complete streets and networks for pedestrians, bicyclists and micro-mobility users into mobility element updates on all non-limited access roadways throughout the region.
» Strategy 2 – Adopt a complete streets policy and dedicate funding to implement improvements.
» Strategy 3 – Prioritize a network of low-stress streets designed for users of all ages and abilities.
» Strategy 4 – Incorporate complete street and design elements for capturing stormwater and reducing heat island effects into planning initiation processes for street improvements.
Growth and Mobility Options Strategies
» Strategy 1 – Emphasize land use patterns that facilitate multimodal access to work, educational and other destinations.
City of Rialto Foothill Central Specific Plan
86 » Strategy 2 – Focus on a regional jobs-housing balance to reduce commute times and distances, and expand job opportunities near transit and along center-focused main streets.
» Strategy 3 – Plan for growth near transit investments and support implementation of first/last mile strategies.
» Strategy 4 – Promote the redevelopment of underperforming retail developments and other outmoded nonresidential uses. » Strategy 5 – Prioritize infill and redevelopment of underutilized land to accommodate new growth, increase amenities and connectivity in existing neighborhoods. » Strategy 6 – Encourage design and transportation options that reduce the reliance on and number of solo car trips (this could include mixed uses or locating and orienting close to existing destinations). » Strategy 7 – Identify ways to “right size” parking requirements and promote alternative parking strategies (e.g. shared parking, smart parking).
6.5 Streetscape
This section provides guidelines to enhance the Foothill Boulevard and Riverside Avenue corridors. The primary purpose of these guidelines is to improve the safety and comfort of all users and establish unique and attractive identities for both corridors.
Foothill Boulevard, a major east-west transportation corridor for regional and local traffic within the Plan Area, is dominated by asphalt and concrete. The majority of the street does not have a landscaped center median, and the existing streetscape conditions are not adequate for pedestrians and cyclists. Sidewalks are not uniform, mostly lack landscaping, and are disjointed by an abundance of curb cuts.
Despite these poor conditions, however, Foothill Boulevard is regularly used by pedestrians.
Riverside Avenue is the main activity core of Central Rialto and serves as a key north-south thoroughfare in the Plan Area. In contrast to Foothill Boulevard, the current conditions along Riverside Avenue create a more conducive environment for walking, biking, and using transit. The street has a center median landscaped with large trees. Sidewalks are generally continuous and shaded by trees planting along the parkway strip. However, there is opportunity to enhance the streetscape further to improve the experience for all users and strengthen the street’s identity as the City’s primary downtown street.
Streetscape elements have been identified to be constructed at select points along the streets to separate pedestrians from travel lanes, beautify the streets, and identify Rialto as a unique community. Emphasis will be placed on the following streetscape elements:
landscaping, median design, gateways, place identifications, parkway treatments, and wayfinding signage. These elements can help transform Foothill Boulevard and Riverside Avenue into walkable and welcoming spaces for pedestrians, cyclists, and transit riders.
6.5.1 Theme
The streetscape design will be based on the Rialto Bridge Concept that the City had selected for Foothill Boulevard in 2008. The concept is centered on the Rialto Bridge and features brick and river rock materials. The Rialto Bridge has been identified for use on both private and public projects along the entire corridor and is also planned to be highlighted at the State Route 210 overpass at Riverside Avenue.
To create a sense of place and identity within the Plan Area, the Rialto Bridge Concept will be incorporated into streetscape elements along both Foothill Boulevard and Riverside Avenue. Specific guidelines for each element are detailed in the following sections.
6.5.2 Gateways
Gateways signal entry and can create a welcoming experience for all who are entering the City. Two different gateway types, main gateway structures and smaller pedestrian gateway structures, are identified to define the main corridors of Foothill Boulevard and Riverside Avenue. 87 Chapter 6 » Mobility
6.5.2.1 Main Gateway Structures
Foothill Boulevard
Two main gateway structures on Foothill Boulevard will be located on the eastern and western borders of the City on the center street median, with smaller pilasters at the pedestrian walkways located on both the northern and southern sides of Foothill Boulevard, approximately 200 feet east of Maple Avenue and 200 feet west of Pepper Avenue. All portions of the gateway elements will be constructed within the ultimate right of way of Foothill Boulevard.
The focal point of the gateway treatments will be a large entry statement located in the median. The statement will feature:
» The Rialto Bridge element
» A Water Element
» Welcome to Rialto Sign
» City Seal
Median gateway detail Median gateway plan view
City of Rialto Foothill Central Specific Plan
88 Riverside Avenue
The third main gateway structure shall be installed over Riverside Avenue at Foothill Boulevard signaling the entrance to Central Rialto and the commercial and mixed-use corridor that extends south of this intersection.
Gateway structure concept for Riverside Avenue at Foothill Boulevard 89 Chapter 6 » Mobility
6.5.2.2 Pedestrian Gateway Structure
Pedestrian gateway structures will be located on the northern and southern sides of Foothill Boulevard, immediately across from the gateway feature located on the median. These structures are a simplified version of the main median gateway element and includes pilasters that will be spaced four feet apart to accommodate an ADA-compliant sidewalk between the pilasters.
Pedestrian gateway
Gateway concept plan
City of Rialto Foothill Central Specific Plan
90 6.5.3 Signage
6.5.3.1 Special Wayfinding Signs
There are key cross-streets along Foothill Boulevard and Riverside Avenue that will have special wayfinding signs to identify and bring attention to significant places within the City. Signs will designed to include the Rialto Bridge at the top and the list of upcoming places under it. The base of the sign provides an opportunity for additional placemaking. For Foothill Boulevard, the symbol of Route 66 will be imprinted to mark the corridor’s identity. The intersections and places include:
Along Foothill Boulevard
» Cactus Avenue – Recreation Trail
» Willow Avenue – Police Station, Fire Station, and Rialto Library » Palm Avenue – Civic Center, Metrolink Station
» Riverside Avenue - Downtown
Along Riverside Avenue
» 1st Street – Police Station, Civic Center, Rialto Library » Rialto Avenue – Metrolink Station, Rialto Certified Farmers Market, Fire Station
6.5.3.2 Standards
Location: Signs will be installed within the center median, approximately 200 feet before the intersection being identified in either direction along Foothill Boulevard and Riverside Avenue.
Height: The lowest point of the sign shall be seven feet above the median to provide adequate visibility for motorists. Signs shall not exceed 14 feet in height.
Special wayfinding sign
91 Chapter 6 » Mobility
6.5.3.3 Street Signs
The design of street signs within the Plan Area will incorporate the Rialto Bridge concept.
A metal cut-out of the Rialto Bridge will be attached to each street sign. A frame will be used to attach the bridge image to traffic light street identifications, while a bolt-on bridge will be utilized for cross streets at non-lighted intersections.
Private signs are encouraged to incorporate the Rialto Bridge Concept.
This can be achieved through utilizing river rock in monument signs, brick material in sign construction, or including the Rialto Bridge logo.
Alternatively, incorporating the Route 66 symbol can also be consid- ered. All private signs shall comply with Chapter 18.102-Regulations of Signs and Advertising Structures, of the Rialto Municipal Code.
6.5.4 Raised Medians
Landscaped medians will be a unifying element throughout the Plan Area. The landscape requirements for the Specific Plan include the use of durable and maintenance-friendly landscape materials. In ad- dition, accent trees and shrubs will be used at gateways and major intersections. Drought tolerant tree and plant species have been chosen in consideration of the City’s arid climate.
Foothill Boulevard
Landscaped medians will be installed along the entire Foothill Boule- vard. New raised and landscaped medians shall be continuous and restrict left turns into the many commercial driveways along Foothill Boulevard. Medians will control vehicle-turning movements, increase traffic safety, demarcate pedestrian crossings and walkways, and provide shade along Foothill Boulevard.
Riverside Avenue
There are existing landscaped medians along Riverside Avenue from Foothill Boulevard to the railroad tracks.
The design of all proposed medians, including the size, location, and species of plant materials shall be approved by the Rialto Public Works and Transportation Division, and the Planning Division.
Street signage
City of Rialto Foothill Central Specific Plan
92 Median materials summary
93 Chapter 6 » Mobility
6.5.4.1 Median Design » Gateway Elements: The landscaped median will contain the Rialto Bridge Gateway element described in Section 6.5.2.
» Bridge Element: A colored concrete bridge element, 16 feet wide and 6 feet high, will span a river rock creek bed at specific loca- tions between trees along Foothill Boulevard. The bridge element will provide visual interest for motorists and will continue the Rial- to Bridge theme along the corridor.
6.5.4.2 Median Landscaping
Medians shall be planted with attractive landscaping supported by adequate drainage and irrigation systems. The landscape require- ments for the raised medians include: » Trees: Shade tree species shall be located at the beginning of me -
dians and evergreen species located mid-block in the medians.
For streets running east-west such as Foothill Boulevard, this ap- proach has the added benefit of providing shade for the north- ern side of the street throughout the year. The medians shall in- clude Cinnamomum camphora (Camphor Trees) at the beginning of medians within two-hundred feet of intersections, and Pinus eldarica (Mondell Pine) shall be located midblock every 60 feet along the center of the median.
» Turf: Turf shall be laid in all areas of the median that are not covered by the bridge and rock streambed feature, gateway ele- ments, trees, or colored concrete. The turf may be either artificial or natural; this decision shall be made at the time of implemen- tation by the Engineering Services Department and the Planning Division of the Community Development Department.
» Median Nose: The median noses will utilize river rock. Median noses less than four feet in width shall consist only of river rock.
Noses four feet to six feet in width shall include one foot of river rock adjacent to the curb, with artificial turf located in the center and abutting the river rock. No material or plants within the nose area shall exceed 18 inches in height in order to allow adequate site distance.
93 City of Rialto Foothill Central Specific Plan
94 Median bridge element
Street Section
95 Chapter 6 » Mobility
6.5.5 Parkways
One of the goals of the Specific Plan is to enhance the pedestrian experience along Foothill Boulevard and Riverside Avenue. Parkways, the area between the curb and the sidewalk, provide opportunities for street trees, landscaping, consistent street furnishings, and public seating areas. These contribute to an appealing street scene that softens the appearance of these corridors, encouraging use by pedestrians. Parkways can provide separation between traffic lanes and pedestrian areas, and provide relief from the expanse of asphalt and concrete along existing corridors, especially Foothill Boulevard.
6.5.5.1 Parkway Treatments
The parkway along Foothill Boulevard and the section of Riverside Avenue south of the railroad tracks will be two and one-half feet wide when built to the ultimate right of way. Parkways shall be enhanced with street trees, permeable pavers, and colored, stamped concrete.
Parkways already exist along Riverside Avenue between Foothill Boulevard and the railroad tracks. They are landscaped with large mature trees, providing shade and relief from vehicular traffic. Future enhancement works will include replacing existing hardscape areas with permeable pavers, and colored and stamped concrete.
6.5.5.2 Street Trees
Street trees will provide shade for pedestrians and separation from street traffic, while aesthetically improving the street.
1. Street trees shall be planted an average of 40 feet on-center along the entire length of the corridors.
2. Street trees will be located in planters two and one-half feet wide and a minimum of five feet long, within the parkway. The planters shall contain permeable pavers.
Parkway Perspective and Detail
City of Rialto Foothill Central Specific Plan
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Figure 6-4: Median Breaks, Gateways, and Wayfinding Sign Locations 97 Chapter 6 » Mobility
6.5.5.3 Stamped Colored Concrete
Stamped, colored concrete will be utilized on Foothill Boulevard to further provide visual separation from pedestrian traffic and vehicular traffic. The concrete will be a terra cotta color and will extend two and one-half feet from the edge of the curb to the sidewalk.
6.5.5.4 Street Furnishings
Street furnishings will encourage corridor use by pedestrians. Incorporating the Rialto Bridge concept and materials into street furnishing elements such as benches, paving treatments, and lighting will help create a sense of identity for Foothill Boulevard and Riverside Avenue.
1. Benches and Bus Stops. Transit stops will incorporate the Rialto Bridge Concept. The inclusion of benches at each bus stop will provide a space for transit riders to rest and wait.
2. Streetlight Banners. Streetlights will incorporate a banner unique to the Plan Area. Please refer to section 6.5.3 for further description of street signage.
3. Public Art. Public art is encouraged throughout the Plan Area.
Public art provides interest for pedestrians and will enhance the streetscape. All public art shall be reviewed and approved by the City of Rialto’s Director of Community Development.
6.5.6 Sidewalks
Foothill Boulevard does not have a consistent network of sidewalks presently. Sidewalks for new developments are required to be five feet in width. All other sidewalks are required to be four feet in width to meet ADA standards. Sidewalks shall be located furthest away from the public right-of-way, separated from the street by the parkway treatments identified above.
Bus shelter
City of Rialto Foothill Central Specific Plan
98 The sidewalks on Riverside Avenue in the Plan Area are well connected and consistent. The sidewalks will continue to be maintained to enable a seamless walking experience along Riverside Avenue from Foothill Boulevard to Merrill Avenue.
6.5.7 Easements
As identified in the General Plan, the right-of-way width for Foothill Boulevard and Riverside Avenue in the Plan Area is 120 feet. The curb-to-curb widths are 96 feet along Foothill Boulevard and the section of Riverside Avenue south of the railroad tracks. Along Riverside Avenue, between Foothill Boulevard and the railroad tracks, the curb-to-curb width varies to accommodate wider sidewalks and medians. Redevelopment of existing properties to ultimate right-ofway will be per Engineering Services Department.
In addition to the 120 feet ultimate right-of-way , a five-foot easement shall be required for all new development abutting Foothill Boulevard. The easement shall be located adjacent to the Foothill Boulevard public right-of-way and shall contain landscaping or hardscaping, based on the following requirements.
6.5.7.1 Standards
1. Landscaping shall be provided within the five-foot easement for all new development abutting Foothill Boulevard.
a. Landscaping shall consist of trees, shrubs, and ground cover of varying heights. The landscaping shall be a minimum of five feet in height for at least 15 percent of the building façade to provide visual relief from the expanse of concrete.
The landscaping shall soften the edge from the sidewalk to the building façade through:
i. Raised landscape planters
ii. Large potted trees
b. Landscaping shall provide a focal point drawing attention to the building’s pedestrian entrance.
Hardscape
Hardscape may be provided in lieu of landscaping in order to achieve additional walkable area in front of buildings. If hardscape is utilized, the five-foot easement shall be designed with stamped or colored concrete, pavers, tile, or other decorative materials. In addition, elements to improve the pedestrian scale of the building and provide shade for pedestrians shall be utilized if landscaping is not included in the five-foot easement. These elements may include but are not limited to:
» Awnings
» Recessed windows
» Changes in building or roof plane
» Changes in building materials
» Overhangs
» Trellises
» Canopies
6.5.8 Screening
Easements shall also be utilized for screening parking areas from Foothill Boulevard and Riverside Avenue. Hedges or mesh landscape screens no more than three feet in height may be located within the easement.
CHAPTER 7
7.1 Infrastructure Overview
7.2 General Plan Goals and Policies Affecting the
Plan Area
7.3 Stormwater
7.4 Rialto Channel (Cactus Avenue)
7.5 Water
7.6 Sewer
7.7 Solid Waste
7.8 Public Utilities
7.9 Traffic Signals
In this chapter:
Infrastructure
City of Rialto Foothill Central Specific Plan
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7.1 Infrastructure Overview
Understanding the necessary infrastructure improvements is necessary to support current and anticipated development. The infrastructure chapter provides information about stormwater, water, sewer, solid waste, and public utilities in the Plan Area. This chapter also identifies how utilities and public services support the Plan Area, and highlights the improvements required to the infrastructure to accommodate new residential and commercial uses.
7.2 General Plan Goals and Policies
Affecting the Plan Area
The following goals and policies related to infrastructure within the Plan Area have been included in this document to set the context for recommendations. These are directly taken from the 2010 General Plan.
7.2.1 Water Resources
Goal 2-28: Protect and enhance Rialto’s surface waters and groundwater basins.
Policy 2-28.2: Maximize recharge of local groundwater basins by minimizing impervious surfaces and protecting open space recharge areas.
Policy 2-28.3: Design sidewalks, roads, and driveways to minimize impervious surfaces; provide flood control channels with permeable bottoms to help restore groundwater aquifers.
Policy 2-28.6: Improve surface drainage facilities and continue tertiary sewage treatment to protect the Santa Ana River watershed as a potable water source.
Goal 2-29: Conserve water resources.
Policy 2-29.1: Require new development to use features, equipment, technology, landscaping, and other methods to reduce water consumption.
7.2.2 Infrastructure
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 3-6.3: Require an increasing level of public safety infrastructure and service capability tied to population increase and increasing service demand.
Policy 3-6.4: Complete infrastructure master plans for sewer, water, and drainage.
Goal 3-7: Upgrade public infrastructure as an inducement to promote private investment.
Policy 3-7.1: Link redevelopment tools with the processes of community facilities district formation and other similar funds to improve roadway and utility systems in areas with the greatest need for upgrades.
7.2.3 Water
Goal 3-8: Promote affordable and quality water service capable of adequately meeting normal and emergency water demands to all areas in Rialto.
Policy 3-8.1: Require that all new development or expansion of existing facilities bear the cost of expanding the water system to handle the increased demands which they are expected to generate.
Policy 3-8.9: Conserve potable water and utilize reclaimed water for meeting landscaping and irrigation demands as much as possible.
Policy 3-8.10: Support water conservation through requirements for landscaping with drought-tolerant plants and efficient irrigation for all new development and City projects.
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7.2.4 Wastewater
Goal 3-9: Upgrade and maintain an improved wastewater system with adequate plant efficiency and capacity to protect the health and safety of all Rialto residents, businesses, and institutions.
Policy 3-9.1: Require that all new development or expansion of existing facilities bear the cost of expanding the wastewater disposal system to handle the increased loads which they are expected to generate.
7.2.5 Solid Waste and Recycling
Goal 3-10: Minimize the volume of solid waste that enters local and regional landfills.
Policy 3-10.2: Encourage the recycling of construction and demolition materials in an effort to divert these items from entering landfills.
7.2.6 Public Services and Facilities
Goal 3-11: Provide community facilities that adequately support established programs, can accommodate future needs, and are accessible to all members of the community.
Policy 3-11.2: Maximize joint facility use by sharing with non-profit organizations, the Rialto Unified School District, and other community organizations.
Policy 3-11.4: Locate community facilities equitably so that they are accessible to all members of the community and serve populations of the greatest needs by removing physical, financial, and language barriers.
7.2.7 Flood Hazards
Goal 5-2: Minimize the risk and damage from flood hazards.
Policy 5-2.2: Require the implementation of adequate erosion control measures for development projects to minimize sedimentation damage to drainage facilities.
Policy 5-2.3: Continue to consult with the San Bernardino County Flood Control District regarding the establishment and maintenance of regional flood control facilities located within the City.
7.3 Stormwater
The Plan Area falls within the San Bernardino County Flood Control District’s Zone 2, Fontana-Rialto Drainage system 2-100-00. The system consists of several basins, channels, and storm drain infrastructure that begins just south of Highland Avenue (to the north of the Plan Area) and terminates at the Santa Ana River. Although the drainage system area extends beyond the limits of the Specific Plan to the east and west, encompassing a vast majority of the City of Rialto, very little storm drain infrastructure exists within the Plan Area itself.
Currently, surface runoff from the Plan Area flows in a southeasterly direction. Overall, the Plan Area does not currently use any underground stormwater collection system. The exception is the area that falls roughly between Cedar Avenue and Cactus Avenue on the north side of Foothill Boulevard, where some storm drain infrastructure has been constructed. Stormwater runoff from Cactus Avenue east to Pepper Avenue flows easterly along the north and south flow lines of Foothill Boulevard and continues easterly beyond the limit of the Plan Area. Within Central Rialto, along East 1st Street and South Sycamore Avenue, a section of the County’s storm drain is located underground before connecting to an open storm drain that runs eastwards along the railroad tracks to the East Rialto Channel. The City of Rialto is currently working to design a storm drain system that will contain storm flows. Currently, a consultant is preparing cost estimates for the drains to be installed underneath Foothill Boulevard.
The following government entities have jurisdiction over storm drain issues in the Plan Area:
1. City of Rialto, Engineering Services Department – The City will be preparing an updated Citywide Drainage Master Plan for the entire City. All future developments must comply with the Citywide City of Rialto Foothill Central Specific Plan
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Drainage Master Plan, subject to review and approval of the City Engineer and the Director of Community Development. After City approval the plans are forwarded to the San Bernardino County Flood Control District, Water Resources Division for review and approval. An encroachment permit must be obtained prior to commencement of any construction or installation of infrastructure.
2. San Bernardino County Flood Control District, Water Resources Division – The County reviews all hydrology studies, as well as all new development plans for the Specific Plan area. The County has jurisdiction over all stormwater runoff that enters the County’s Flood Control system.
7.3.1 Future Development
The existing stormwater infrastructure along Foothill Boulevard is inadequate due to the lack of continuity of improvements . In Central Rialto, storm-water infrastructure is not present except in isolated street segments. Stakeholders and City Staff have noted that the area between Cedar Avenue and Cactus Avenue is especially prone to flooding as curb and gutter has not been constructed.
7.3.1.1 Master Plan of Drainage
The Rialto Channel and East Fontana Channels are currently inadequate, therefore new development in the Plan Area would not only have to address localized drainage issues, but also address the overall impact to the downstream infrastructure in the regional system.
Since the Plan Area falls within the Fontana and Rialto Drainage system, any new development along Foothill Boulevard and Central Rialto would potentially increase runoff into the regional system. The City of Rialto completed a citywide Master Plan of Drainage in 2009, which requires all new development to comply. The storm drain system identified within the Master Plan of Drainage will provide adequate drainage and storage of stormwaters. In addition, as new development occurs flooding will be reduced through the construction of required improvements.
7.3.2 Recommendations
As there is currently an absence of storm-water infrastructure in Central Rialto, a storm drain system could be implemented along Riverside Avenue to adapt to potentially more intense extreme precipitation events in Rialto caused by changing climate patterns. Further study should be conducted to determine the projected rate and levels of surface runoff from Central Rialto. The study should also include potential alternative strategies to increase local stormwater capture and retention, which can help to minimize excessive runoff to the Rialto Channel. Alternatively, the study could explore the feasibility of diverting runoff to the East Rialto Channel The infrastructure constructed in Foothill Boulevard does not tie into a storm drain system but rather a private, “on site” system to ensure that the peak flow rate in Rialto Channel will not be increased due to the development of the sites. This type of mitigating measure is necessary as the Rialto Channel and East Fontana Channels are inadequate.
Any new development within the watershed will have an adverse impact on the Flood Control District facilities. As a result, the following conditions shall be typical of any new developments in the Plan Area:
1. The peak flow rate in Rialto Channel downstream of Cactus Basins shall not be increased due to the development of future sites. The City shall require the developer to mitigate any increase of drainage flow (through improvements such as construction of an onsite detention basin.)
2. The development shall contribute its fair share to the future construction of the necessary downstream drainage facilities.
Development obligations may also be met through payment of a development impact fee established as part of the upcoming Citywide Drainage Master Plan.
3. Adequate provisions shall be made to intercept and conduct any tributary drainage flow around or through the site in a manner which will not adversely affect adjacent or downstream properties. These provisions shall be coordinated through the City Engineer’s Office. 103
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One potential remedy to the existing localized flood condition along the northern boundary of Foothill Boulevard would be to install storm drain infrastructure along the northern boundary of Foothill Boulevard between Linden Avenue and Rialto Channel. Another remedy could be to install a storm drain system in Foothill Boulevard that would divert some of the surface runoff that impacts the northern boundary of Foothill Boulevard to the southern boundary. In either case, a hydrology study should be conducted prior to moving forward with any mitigating measures to remedy the existing flood condition. The study should fully evaluate the existing conditions and characteristics of the drainage sheds and discuss means of mitigating the flood condition.
7.4 Rialto Channel (Cactus Avenue)
Stormwater runoff from Maple Avenue east to Cactus Avenue is conveyed as surface flow along the north and south rights-of-way of Foothill Boulevard into the Rialto Channel, a generally dirt-lined channel running north-south adjacent to the westerly right-of-way of Cactus Avenue. The northern flow line is an asphalt dike adjacent to the paved roadway. The south side is improved inconsistently with curb and gutter in some areas. Stormwater runoff from the north side of Foothill Boulevard west of Cactus Avenue is conveyed into the channel via a combination of catch basins and culverts located on the northwest corner of the intersection of Foothill Boulevard and the channel. Stormwater runoff from the south side of Foothill Boulevard west of Cactus Avenue is conveyed into the channel via a combination of catch basins and culverts located on the southwest corner of the intersection of Foothill Boulevard and the channel.
Foothill Boulevard between Linden Avenue easterly to the Rialto Channel has been impacted by the amount of stormwater that flows in the asphalt dike along the northern right-of-way. During peak flow conditions, the asphalt dike fills and exceeds the limits of the gutter and spills over into the driving lanes, temporarily flooding the intersection during large rains. The crown of the street acts as a dike, as the flows do not top the centerline. Thus, the capacity is carried in the northern half of Foothill Boulevard. Reports to City officials describe the northern half of Foothill Boulevard as “flowing like a river” during storm events. This impact does not extend beyond Cactus Avenue, as the flows enter the channel just west of Cactus Avenue.
Signs of the described condition are evident along that portion of Foothill Boulevard.
7.5 Water
The Plan Area receives water service from two different water purveyors: the City of Rialto and Fontana Water Company. The boundary between the two districts is Linden Avenue, all properties east of Linden Avenue on Foothill Boulevard receive service from the City of Rialto, and all properties west of Linden Avenue receive water from Fontana Water Company.
Currently there are several existing water lines within the Plan Area that are serving the existing uses. Water services to most of the parcels within the Plan Area exist, however there are a few undeveloped parcels that may not have service.
7.5.1 Capacity
From a capacity standpoint, it appears that the Plan Area has an adequate supply of water for all parcels, developed and undeveloped.
Most of the Plan Area is already built out, and new development in the area is not likely to exceed the current available supply. To ensure adequate water supply for new development, a formal technical study should be completed by both the City and Fontana Water Company to demonstrate availability as well as to investigate the condition of the existing water facilities to determine if upgrading or reconstruction of facilities prior to pavement reconstruction is warranted.
7.6 Sewer
Currently, the Plan Area receives sewer service from the City of Rialto. Most of the parcels within the Plan Area are developed and have existing sewer service. A few parcels are undeveloped and may City of Rialto Foothill Central Specific Plan
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not have existing service laterals to the main sewer infrastructure in Foothill Boulevard. Parcels on Riverside Avenue within the Plan Area have existing service laterals to sewer lines along the back alleys.
As with new water services, the issue with the installation of any new sewer laterals in the Plan Area is that the majority of the infrastructure is in Foothill Boulevard, which previously fell within Caltrans jurisdiction. Caltrans had a no-cut policy for Foothill Boulevard; therefore, any new sewer service laterals into the existing sewer main in Foothill Boulevard were likely to be done by boring. Since boring is a difficult task, it is recommended that any new developments that do not currently have sewer laterals installed should investigate alternative options to provide sewer service to the parcel. There exist several feasible options for sewer service other than Foothill Boulevard.
To ensure adequate wastewater capacity, a formal technical study should be completed by the City of Rialto to demonstrate availability as well as to investigate the condition of the existing sewer facilities to determine if upgrading or reconstruction of facilities prior to pavement reconstruction is warranted.
7.7 Solid Waste
Solid Waste, including trash and recycling services, is provided by EDCO Disposal and overseen by the City of Rialto Waste Management Office.
7.8 Public Utilities
The following utility purveyors provide services to the Plan Area:
» Electric Service – Southern California Edison
» Gas Service – Southern California Gas Company
» Phone Service – AT&T and Charter Communications
» Cable TV – Time Warner
» Trash – EDCO Disposal Burrtec Waste Industries Inc.
Much of the electrical service to the Plan Area is provided through above-ground service poles. In areas of newer development, such as the area east of Riverside Avenue, utility services are fully underground. In other areas, underground utility services are intermittent.
The undergrounding of utilities will occur as individual development projects are constructed. In addition, a program for above ground utility service lines has been developed (refer to Chapter 8 - Implementation).
7.9 Traffic Signals
In order to improve traffic flow along Foothill Boulevard, the City has expressed interest in synchronizing signals for the entire corridor. In order to accomplish this task the City will most likely require the aid of a consultant to analyze the existing traffic light hardware and software to determine the extent of replacements that are necessary.
In addition, the City will need to prepare a cost estimate in order to budget for the improvements in the Capital Improvement Program.
CHAPTER 8
8.1 Implementation Overview
8.2 Implementation Plan
8.3 Funding Mechanisms
In this chapter:
Implementation
8.1 Implementation Overview
This chapter addresses the actions and information necessary to effectively implement the vision and goals presented in this Specific Plan. The Implementation Plan provides a summary of major pro- grams, projects, responsible parties, and possible funding mecha- nisms that will effectively assist in the implementation.
This chapter addresses the actions that are necessary to implement the Specific Plan by both the City and private investment to provide the community benefits that are outlined in the Specific Plan. The Specific Plan is a tool to create positive change in this area of Rialto, supported by an analysis of economic conditions to present a real- istic plan. The questions relating to where, when, who, and how are addressed in this section.
The Implementation Plan contains a summary of actions proposed by the Specific Plan. Each of these actions will be guided and, in some cases, carried out by various City departments over time and included in the capital improvement program. In this way, the community ben- efits accruing from changes to Foothill Boulevard and Central Rialto will be institutionalized as a part of the ongoing operation of the City.
8.2Implementation Plan
The Implementation Plan shown in Table 8-1 is intended to identify the actions proposed to be taken to achieve the program or project, the length of time to complete the actions, the responsible depart- ment, and potential funding sources associated with the program.
A more detailed description of the potential funding sources can be found in the next section. The actions, timing, responsibility, and funding sources are identified for evaluation and comparative pur- poses. Some of the projects, such as the construction of the Foothill Boulevard median, are anticipated to occur in stages. Economies of scale are a factor, as several smaller projects are likely to cost more than one large project undertaken at the same time. Details of de- sign especially for such items as the median bridge elements also dramatically affect estimated costs.
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Action Timing Responsibility Funding Source
Regulatory Actions
Amendment of the Specific Plan: Amendment of the Specific Plan puts into place new zoning, development standards, streetscape design, and other proactive policies designed to spur economic investment and visual enhancement of Foothill Central area.
First Year Community Development SCAG
Programs
Development of Review and Monitoring Program: Ensure Specific Plan regulations and guidelines are carried out pursuant to City procedures. Monitor and track the quantity of new development in the Plan Area to verify that target densities specified in the Specific Plan are maintained and deviations are evaluated and approved.
Ongoing Community Development Applicant Fees
Development of Incentives Program: Identify and prepare incentives to encourage development investment with elements such as: permit streamlining, land assembly, fee adjustments, and façade improvement programs.
3-5 years Community Development
Planning Grants /
General Fund / Community
Development annual budget
Improve Access between Parcels: Encourage reciprocal access agreements between parcels with adjacent drive aisles or parking areas with development review. Ongoing Public Works Applicant Fees Reduction of Driveways: Encourage shared driveways for properties fronting Foothill Boulevard with development review. Ongoing Community Development with the assistance of Public Works Applicant Fees Enhance Code Enforcement: Adopt a proactive code enforcement program focused on signage and blight reduction. (Allocation of approximately ½ officer per year.) 2 years Community Development General Fund /Community Development annual budget Business Improvement District: Evaluate and establish a Business Improvement District (BID). 3-5 years Community Development General Fund Public Art: Develop & implement an Art in Public Places Program including guidelines for the inclusion of public art in new development projects and art in new public improvement projects.
2 years
Community Development with
the assistance of Recreation
and Community Services
General Fund / Special
Assessment District / Grant
Programs
Façade Improvement Program: Encourage façade improvements or redevelopment of properties through financial aid such as reduced-rate loans or grants. (4 per year). 2 years Community Development General Fund / Special
Assessment District / Grant
Programs
Beautification Awards Program: Create a beautification awards recognition program. (Establish, advertise, & costs of awards). 2 years Community Development BID/General Fund Table 8-1: Implementation Plan
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TABLE 8-1: Implementation Plan (Cont.)
Action Timing Responsibility Funding Source
Improvement Projects
Median Construction and Landscaping: Install raised medians with landscaping and irrigation along the entire Foothill Boulevard corridor. 5-10 years Public Works with the
assistance of Community
Development and Consultant
General Fund/ Special
Assessment District / Grant
Programs / Tax Increment
Financing/ Developer
Agreements
Median Gateway: Install Foothill Boulevard median gateway monuments at locations identified within Figure 6-4 with materials identified in Section 6.5.4 within an existing median.
2 years
Public Works with the
assistance of Community
Development and a
Consultant
General Fund/ Special
Assessment District / Grant
Programs /
Business
Improvement District
Pedestrian Gateway: Install Foothill Boulevard pedestrian gateways as illustrated in Section 6.5.2.2 at gateway locations identified within Figure 6-4.
5-10 years
Public Works with the
assistance of Community
Development and a
Consultant
General Fund / Grant Programs
/ Special Assessment District /
Business Improvement District
Median Bridge Element: Install thematic median bridge elements in six locations as illustrated in Section 6.5.4 at locations as shown in Figure 6-4. 5-10 years Public Works with the
assistance of Community
Development and a
Consultant
Grant Programs / Special
Assessment District / Business
Improvement District
Gateway at Riverside Avenue and Foothill Boulevard: Install Downtown Rialto gateway sign across Riverside Avenue on the south leg of the intersection of Riverside Avenue and Foothill Boulevard.
2 years
Public Works with the
assistance of Community
Development and a
Consultant
Grant Programs / Special
Assessment District/ Business
Improvement District
Thematic Bus Shelter: Install thematic bus shelters at bus stops along Foothill Boulevard per Section 6.5.5.4. 5-10 years
Public Works with the
assistance of Community
Development and a
Consultant
Grant Programs / Special
Assessment District/ Business
Improvement District
Thematic Street Signage: Install new traffic and cross street signs that incorporate the corridor’s thematic element per Section 6.5.3. 3-5 years Public Works General Fund – Public Works
/ Grant Programs / Special
Assessment District/ Business
Improvement District
Special Wayfinding Signage: Install Special Wayfinding Signs per Exhibit 6.5.3 to identify and bring attention to significant places within the City. 2-3 years Public Works General Fund – Public Works
/ Grant Programs / Special
Assessment District / Business
Improvement District
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Chapter 8 » Implementation
Action Timing Responsibility Funding Source
Improvement Projects
Parkway Strip Paving Treatments: Install Parkway Paving Treatments per Section
6.5.5.1. This will be required for all new development, but City will need to complete it in areas previously developed. (Estimate half total length needs to be improved by the City).
5-10 years
Public Works with the
assistance of Community
Development
General Fund – Public
Works/ Grant Programs /
Special Assessment District
/ Tax Increment Financing /
Development Agreement
Street Trees in Parkway Areas: Install street trees per Section 6.5.5.2. Street trees will be required for all new development. As part of sidewalk construction or replacement programs or parkway strip improvements.
5-10 years
Public Works with the
assistance of Community
Development
Grant Programs / Special
Assessment District / Tax
Increment Financing /
Development Agreement
TABLE 8-1: Implementation Plan (Cont.)
8.3 Funding Mechanisms
The following section identifies potential funding mechanisms and financing strategies to be considered for implementation of the Specific Plan. These strategies build in part upon the extensive economic analysis and pro forma modeling conducted as part of the feasibility study. It should be noted that this list of funding opportunities should not be considered exhaustive, and may be subject to change over time.
Funding options can be weighed based on their potential for generating revenue, time frame for implementation, overall competitiveness (e.g., for monetary grants), as well as staff or consultant resources required. A high level overview of these funding opportunities is described below.
Funding Opportunities for Plan Area Revitalization
» Special Assessment – Business Improvement District: A Business Improvement District (BID) is a common type of “Special Assessment District” that assesses business and/or property owners to fund maintenance, marketing, and other public services or improvements.
» Other Special Assessment Districts: A Landscape and Lighting District is one type of Special Assessment District that could help improve the streetscape by funding new streetlights and traffic signals, landscaping, parkways, medians, drainage facilities, and graffiti removal.
» Grant Programs: Local, regional, state, and federal grant funding sources may support Plan Area improvements. These can include, for example, transportation grants related to pedestrian safety, or sustainability grants for urban greening.
» Impact Fees: Development impact fees are another potential funding source for parks, and other amenities. These fees, paid by new residential and mixed-use development projects, must only be used to pay for improvements that can be demonstrated to serve new residents and businesses.
» Tax Increment Financing (TIF): Tax Increment Financing relies on an anticipated increase in property values within a TIF district, typically through an upzone or targeted investment. TIF can provide a source of funding for catalytic investments that will spur additional development and increase property values.
» Development Agreement: For “discretionary” projects, a Development Agreement is a voluntary but binding contract between a property owner and the jurisdiction that outlines the rules and conditions for development. A Development Agreement could allow the City to require the provision of community benefits such as streetscape improvements noted in the table above.
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8.3.1 Special Assessment Districts
An Assessment District (also called a Special Assessment District, a Local Improvement District, or a Benefit Assessment District), is an additional assessment charged on the property within the district.
The additional assessment can be constant or can vary over time.
Assessment District financing is similar to Tax Increment Financing (TIF), except that it is less speculative and therefore less risky. This is because some revenue is always guaranteed, since unlike TIF, this type of financing is not solely dependent on increasing property values.
In order for Assessment District bonds to be issued, a majority of owners within the district must agree to a self-assessment. Property owners may be willing to do this since the resulting upgrades (for example, improved infrastructure) can increase property values and spur additional development. Assessment Districts can only finance certain types of “special benefits,” which are laid out in the enabling legislation. These improvements can include streets, sidewalks, curbs and gutters, water, sewer, gas, electric, lighting, drainage or flood control facilities.
8.3.1.1 Business Improvement District
A Business Improvement District (BID) is a common type of Special Assessment District that assesses business and/or property owners to fund maintenance, marketing, and other public services or improvements. If such a District were to be formed in Rialto, funding could be used to improve the streetscape and pedestrian experience.
By law, assessments in these districts are not taxes for the general benefit of the City, but rather an assessment for improvements, services, and programs that will directly benefit the assessed facilities within the district. A district can be established, and an advisory board appointed, as long as it is not protested by a majority of property owners.
8.3.1.2 Landscape and Lighting District
A Landscape and Lighting District along Foothill Boulevard and Riverside Avenue could also help to improve the streetscape by funding new streetlights and traffic signals, landscaping, parkways, medians, drainage facilities, and graffiti removal. To form such a district in Rialto, the sponsoring agency (e.g., City of Rialto) would conduct a study, prepare an engineer’s report, and propose the formation of a district and the levy of assessments.
Affected property owners would then be notified of a public hearing to address concerns. For commercial properties similar to those along Foothill Boulevard and Riverside Avenue, funding is typically assessed by “Front Footage”, or on a lot front foot basis.
8.3.2 Grant Programs
Local, regional, state, and federal grant funding sources could also be used to support corridor improvements in the Plan Area. Grants that could potentially be applicable include:
8.3.2.1 Affordable Housing and Sustainable Communities
(AHSC) Program
The AHSC Program helps fund transportation, land use, and housing projects to help incentivize local infill development with the potential to reduce greenhouse gas emissions. The Program is administered through the California Department of Housing and Community Development (HCD). AHSC funds are available for affordable housing developments as well as housing-related infrastructure funding. Final Guidelines for Funding Round 8 are scheduled to be adopted in December 2023.
8.3.2.2 Caltrans Active Transportation Program (ATP)
The Active Transportation Program is designed to encourage increased use of active modes of transportation, including walking and biking, as well as the safety and mobility of non-motorized users. Eligible projects along the corridors could include developing new bike and walkways, implementing “safe routes to school”, as well as adding new landscaping, traffic control devices, and enhanced street lighting. 111
Chapter 8 » Implementation
Caltrans’ Active Transportation Program (ATP) consolidates various transportation programs at both the state and federal level. Grants are available on an annual basis and through a competitive process managed by Caltrans. Approximately $650 million is expected to be awarded through the most current cycle (ATP Cycle 6).
8.3.2.3 Transformative Climate Communities (TTC) Program.
The TCC Program is a competitive grant that funds community-led development and infrastructure projects that achieve environmental, health, and economic benefits in the state’s disadvantaged communities. The nearby City of Ontario was awarded $33 million through this program and has implemented actions such as new bike lane and sidewalk improvements and tree planting.
8.3.3 Impact Fees
Development impact fees are another potential funding source that could pay for improvements to the Plan Area. These fees, paid by new residential and mixed-usedevelopment projects, must only be used to pay for improvements that can be demonstrated to serve new residents and businesses. A nexus study, which calculates the new increment of development, estimates the portion of an improvement project attributable to that increment of growth, and allocates the fee among the new development projects by land use, is required by state law for implementation.
8.3.4 Tax Increment Financing
Tax Increment Financing (“TIF”) was legal and widely used in California for decades. Because TIF districts diverted new property tax revenue away from traditional taxing entities, however, it was discontinued in 2011 during a severe budget crisis.
TIF has since re-emerged in California, albeit in limited form. As currently authorized, taxing entities (e.g., the City of Rialto and/or San Bernardino County) must “opt in” and agree to contribute a portion of their share of the increment to a newly formed district. In addition, school districts as taxing entities cannot participate. This represents a significant reduction in financial capacity compared to pre-2011 TIF guidelines, as approximately 50 percent of property taxes in the State of California are allocated to schools.
TIF strategies rely on an anticipated, substantial increase in property values within a TIF district. A well-designed TIF mechanism should provide a source of funding for catalytic investments that will spur additional development and increase property values within the TIF district. The increased public revenues resulting from higher property values become a source of funds for paying debt service on the borrowing that funded the initial catalytic investments.
8.3.4.1 Enhanced Infrastructure Financing Districts (EIFDs) The Enhanced Infrastructure Financing District (EIFD) was the state’s first attempt at re-establishing a modified tax increment regime following the dissolution of redevelopment. Signed into law in 2015, its main purpose is to finance a wide array of infrastructure projects with “communitywide significance”. These can include transportation and other improvements associated with the Specific Plan.
An EIFD can be established by a city or county to finance infrastructure projects that provide community-wide benefits to a defined area. An EIFD does not need voter approval.
Participating jurisdictions appoint a Public Financing Authority (PFA) to govern the EIFD, which requires participation of the affected taxing entities— including cities, counties, and special districts—along with two public members. The PFA must prepare and adopt an Infrastructure Financing Plan A vote is required only when an EIFD issues tax increment bonds supported by an allocation of the property tax increment, with a vote threshold of 55 percent. However, allocating property tax increment to a project on an annual basis – a “pay as you go” method – would not trigger a vote. It would only require the approval of the participating agency.
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8.3.4.2 Community Revitalization Investment Authority
(CRIA)
A CRIA is a more recent form of TIF financing that authorizes local agencies to designate “community revitalization and investment areas” to carry out infrastructure, affordable housing, and economic revitalization activities. Similar to the prior redevelopment law, 25 percent of tax increment revenues must be spent on affordable housing.
The Authority must operate within an investment area that meets the State’s criteria of a disadvantaged community (generally, the district must consist of households making no more than 80 percent of the state’s median household income). While a majority of registered voters in the District must agree to form the Authority, no public vote is needed to issue debt once established. And while any number of taxing entities may agree to contribute their share of tax increment, school districts may not participate.
8.3.4.3 TIF Limiting Conditions
Due to the unique limitations of California’s Proposition 13, property tax revenue only increases appreciably when parcels are either sold or reassessed due to new improvements (e.g., market-rate development). This is indeed an important consideration given the relative lack of recent development in the Plan Area, as tax increment financing to fund enhancements would accrue new increment at a much slower pace.
CHAPTER 9
9.1 Administration Overview
9.2 Specific Plan Adoption
9.3 Rialto Municipal Code Relationship
9.4 Specific Plan Administration
(Project Review Process)
In this chapter:
Administration
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9.1 Administration Overview
This chapter summarized the procedures and regulations which apply to the adoption, amendment, and administration of this Specific Plan.
9.2 Specific Plan Adoption
The Specific Plan is designed to meet the requirements of the State of California Government Code and the City of Rialto General Plan.
The Specific Plan is adopted by ordinance and thereby establishes the zoning regulations for the development of the Specific Plan area.
9.3 Rialto Municipal Code Relationship
The development standards contained herein provide specific standards for land use development within the Plan Area. The Specific Plan supersedes the otherwise applicable Rialto Municipal Code regulations. Whenever the provisions and development standards contained herein conflict with those contained in the Rialto Municipal Code the provisions of the Specific Plan shall take precedence. Where the Specific Plan is silent, the Rialto Municipal Code shall apply.
9.4 Specific Plan Administration (Project
Review Process)
This Specific Plan serves as the implementation tool for the General Plan as well as the zoning for the Plan Area. The Specific Plan addresses general provisions, permitted uses, development standards, and design guidelines.
9.4.1 Interpretation
Development within the Plan Area is implemented through the approval of parcel and tentative and/or tract maps. The administrative process described below provides mechanisms for the review and approval of development projects within the Plan Area consistent with the Specific Plan objectives.
Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan is resolved by the Planning Commission in a manner consistent with the goals, policies, purposes, and intent established in this Specific Plan.
9.4.2 Conflicts
If any issue, condition, or situation arises or occurs that is not sufficiently addressed or provided for in these regulations so as to be clearly understandable, the Planning Commission, shall resolve the issues, conditions, or situations in a manner that is consistent with this Specific Plan. The intent is to resolve ambiguity in the regulations and ensure consistent application.
9.4.3 Implementation
All development proposals within the Plan Area are subject to the implementation procedures established herein.
9.4.4 Revisions
Revisions to the Specific Plan may be requested by the applicant or by the City at any time pursuant to Section 18.78.060 of the City’s Municipal Code. In the event the proposed revisions require supplemental environmental analysis, under the California Environmental Quality Act (CEQA), the applicant is responsible for preparing the necessary CEQA documentation.
9.4.5 Minor Modifications
Changes to, or revisions of the land use plan, design guidelines, and development standards, subsequent to the adoption of this Specific Plan and/or changes to development plans previously approved pursuant to the Conditional Development Permit process or Precise Plan of Design process that generally conform to the goals, policies, purposes, and intents, established herein and are not detrimental to the public health, safety, convenience, or welfare may be determined by the Director of Community Development as Minor Modifications consistent with the procedures set forth below.
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In no case, shall minor modifications result in an increase in density, increase in height, reduction in setbacks, or change of use in a manner that is inconsistent with the intent of the Specific Plan.
The following constitute Minor Modifications to the Specific Plan.
They are subject to review and approval by the City of Rialto’s Community Development Department. They do not require an amendment to the Specific Plan:
» Change in utility and/or public service provider
» Minor changes to text or maps intended to clarify Specific Plan information, provided such changes do not add density or modify the development policies or standards of the Specific Plan » Changes to the design guidelines which are intended to be conceptual in nature only, and are intended to be flexible in implementation » Minor changes necessary to accommodate proposed tenant improvements provided that the total building area of the commercial components is not increased » Other modifications of a similar nature to those listed above as determined by the Community Development Director
9.4.6 Major Modifications
Major modifications constitute increases in density, increases in height, reductions in setbacks, or changes of use in a manner that is inconsistent with the intent of the Specific Plan. Major modifications require a Specific Plan amendment.
9.4.7 Appeals
All appeals pertaining to this Specific Plan shall be made to the Planning Commission. Decisions of the Planning Commission are final unless appealed to the City Council. The applicant or any other entity shall have the right to appeal by filing an application on forms provided by the City of Rialto.
9.4.8 Land Divisions
Applications for, as well as processing and approval of proposed divisions of land within the Specific Plan shall comply with the provisions of the California Subdivision Map Act and Title 17 – Subdivision of the City of Rialto’s Municipal Code.
9.4.9 Maps
Approval of maps may occur with or subsequent to the adoption of the Specific Plan creating parcels for development. This includes the approval of parcel map(s), lot line adjustments, and/or other minor subdivision actions.
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