Thursday, September 25, 2025
City of Rialto
Council Chambers
150 S. Palm Ave.
Rialto, CA 92376
Rialto City Hall, Council Chambers, 150 S. Palm Ave. Rialto CA 92376 Economic Development Committee
Regular Meeting - Final
REGULAR MEETING - 1:00 P.M.
1 September 25, 2025Economic Development Committee Regular Meeting - Final
CALL TO ORDER
ROLL CALL
PUBLIC COMMENTS
Any person wishing to address the Economic Development Committee on any items on the agenda, or any other matter, is invited to do so at this time. At the Committee ’s discretion, matters brought before the Committee that are not on the agenda may be referred to staff. (Government Code Section 54954.3(a)).
REVIEW/APPROVAL OF MINUTIES
None.
PRESENTATIONS
EDC-25-0659 Gossett Real Estate - Foothill Larch Self-Storage Foothill Larch Self-Storage - Powerpoint PresentationAttachments:
REPORTS/DISCUSSION ITEMS
EDC-25-0660 Update on Design of Residential Streets Rehabilitation - Zone 3 Phase I, City Project No. 26083 and Update on Design of Residential Streets Rehabilitation - Zone 3 Phase ll, City Project No. 26084.
Project Location MapsAttachments:
EDC-25-0658 Zone Change Recommendations for Industrial-Residential Interface Areas Industrial-Residential Interface Areas
Non-Renaissance Recommendations
Renaissance Renaissance
Attachments:
UPCOMING MEETING/FUTURE DISCUSSION ITEMS
ADJOURNMENT
2 City of Rialto
Legislation Text
File #: EDC-25-0659, Version: 1, Agenda #:
For the Economic Development Committee [September 25, 2025] TO: Honorable Economic Development Committee Members
APPROVAL: Christina Taylor, Community Development Director FROM: Daniel Casey, Principal Planner
Gossett Real Estate - Foothill Larch Self-Storage
DISCUSSION:
Gossett Real Estate, the applicant, proposes to develop a self-storage facility on 5.14 acres of land located at the northwest corner of Foothill Boulevard and Larch Avenue within the Foothill Mixed Use Zone (FMUZ) of the Foothill Central Specific Plan.
Features of the proposed development include:
· 3 self-storage buildings
· 1 office/management building
· 8 parking spaces
· Perimeter walls
· Abundant perimeter landscaping
· Contemporary commercial architecture
The proposal will require Planning Commission approval of a Conditional Development Permit and a Precise Plan of Design. The applicant will also be required to submit the necessary environmental documentation, in accordance with the California Environmental Quality Act (CEQA).
RECOMMENDATION:
Staff recommends that the EDC review the proposal and provide comments to the applicant and staff.
Attachments:
1. Foothill Larch Self-Storage - Powerpoint Presentation City of Rialto Printed on 9/18/2025Page 1 of 1
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3 Rialto Self Storage
Re-Entitlement Proposal
A Gossett Real Estate Development
4 About Us
● Family-owned, Southern
California based
● Specialize in self-storage
development / operations
● Proven track record with
multiple facilities
● We hold all of our assets
long term - deeply
invested community
partners
Moreno Valley Storage
24897 John F Kennedy Dr,
Moreno Valley, CA 92551
Eastvale Storage
14555 Chandler St,
Corona, CA 92880
AAA All American Storage
14918 Foothill Blvd,
Fontana CA 92335
AAA All American Storage
505 S. Mountain Ave,
Ontario CA 91762
5 Site History / Proposal
The 5-acre flag-shaped lot at 1100 Foothill Blvd is entitled for a 3-acre self-storage facility and a 2- acre drive-through restaurant. The landowner’s original retail tenant has withdrawn, leaving the site without a replacement thus driving a sale. As the prospective buyer, we seek approval to re-entitle the full 5 acres exclusively for self-storage development.
Our goal is to:
● Re-entitle the entire 5-acre property for self-storage use ● Complete $1M+ in required public infrastructure improvements ● Deliver a modern, low-impact project that completes this corridor 6 Site Summary
● Address: 1100 Foothill Blvd, Rialto CA
● APN: 0128-571-26-0000
● Size: 5 acre flag lot
● Major Cross Streets: Foothill Blvd & Larch Ave
● Zoning: Foothill Central Specific Plan - Foothill
Mixed-Use Zone (FMUZ)
● Adjacent Uses:
○ North: Residential
○ South: Foothill Blvd
○ East: Larch Ave
○ West: FMUZ
7 Project Challenges
Proposed Solution
● Re-entitle entire 5 acres for self-storage to
achieve economic scale and fund
improvements
● Developer commits to covering $1M+ in
infrastructure costs
● Requires $1M+ in offsite improvements (600+ ft storm drain, pumps, paving) to address Foothill Blvd ponding issue
● Splitting the lot for both retail and self-storage is infeasible; one user bears full improvement cost, making projects unviable
● National drive-through tenant withdrew; landowner seeks to sell 8 Why Self Storage
● Significant market demand - existing facilities at capacity ● The proposed facility scale ensures financial feasibility to absorb public improvement costs
● Removes vacant land blight / completes shopping center ● Avoids vacancy risk after commercial tenant withdrawal ● Ensures timely development & community benefits
Benefits to the City
● Infrastructure Improvements - fully funded $1M+ storm drain & paving to resolve ponding and enhance safety of Foothill Blvd
● Low Impact Development
○ Minimal traffic (<75 daily trips), along with a stable, low-maintenance land use 9 Site Data
Our Design
● 3 buildings totaling 130,800 sq ft
● Lot Coverage: 57.6%
● FAR: 0.61
● Landscaping: 19.7% of site
● Parking:
○ Required - 3 spaces
○ Provided - 9 spaces
● Setbacks: 20–31 feet depending on
side
Supply Metrics
Self-Storage is in short supply within
Rialto (national supply per capita
average is 7.7 sf/person)
1 mile: 3.90 sf/person
3 mile: 6.29 sf/person
5 mile: 5.29 sf/person
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City of Rialto
Legislation Text
File #: EDC-25-0660, Version: 1, Agenda #:
For Economic Development Committee [September 25, 2025] TO: Honorable Economic Development Committee Members
APPROVAL: Christina Taylor, Community Development Director FROM: Matt Bennett, City Engineer
Update on Design of Residential Streets Rehabilitation - Zone 3 Phase I, City Project No. 26083 and Update on Design of Residential Streets Rehabilitation - Zone 3 Phase ll, City Project No. 26084.
DISCUSSION
On May 27, 2025, the City Council approved the draft of the Fiscal Year 2026-2027 Five-Year Capital Improvement Plan. Approximately $6,400,000 was programmed for all phases of a pavement management program project for FY 2025-2026.
On June 10, 2025, the City Council adopted Resolution No. 8357, adopting a list of projects funded by Senate Bill 1: The Road Repair and Accountability Act of 2017 for Fiscal Year 2025/2026. From the list, Residential Streets Rehabilitation - Zone 3 Phase I & II, City Project No. 26083 & 26084 were identified to address an area of the City that has received numerous resident calls and requests for rehabilitation over the last several years.
On November 15, 2022, the City Council approved an on-call agreement with PSOMAS and Michael Baker for On-Call Professional Civil Engineering Services for an initial three (3) year term, with two (2) one (1) year optional extensions. PSOMAS submitted a cost proposal for Zone 3 Phase I, City Project No. 26083, to the City for the roadway rehabilitation design for the streets listed in Table 1 below. A map of the area is included as Attachment 1. Work generally includes roadway rehabilitation and construction of curb ramps to current standards.
Table 1 - Zone 3 Phase I
City of Rialto Printed on 9/18/2025Page 1 of 2
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18 File #: EDC-25-0660, Version: 1, Agenda #:
In addition, Michael Baker submitted a cost proposal for Zone 3 Phase II, City Project No. 26084 to the City for the roadway rehabilitation design for the streets listed in Table 2 below. A map of the area is included as Attachment 2. Work generally includes roadway rehabilitation and construction of curb ramps to current standards.
Table 2 - Zone 3 Phase II
RECOMMENDATION
1. Receive and file the update.
ATTACHMENTS
1. Project Location Map A, Zone 3 Phase I, City Project No. 26083
2. Project Location Map B, Zone 3 Phase II, City Project No. 26084 City of Rialto Printed on 9/18/2025Page 2 of 2
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19 Project Location Map A
Zone 3 Phase I
City Project No. 26083
Attachment 1
20 Project Location Map B
Zone 3 Phase II
City Project No. 26084
Attachment 2
21 City of Rialto
Legislation Text
File #: EDC-25-0658, Version: 1, Agenda #:
For Economic Development Committee Meeting September 25, 2025 TO: Honorable Mayor and City Council
FROM: Christina Taylor, Director of Community Development AUTHOR: Christina Taylor, Director of Community Development Daniel Casey, Principal Planner
Zone Change Recommendations for Industrial-Residential Interface Areas DISCUSSION:
Staff was directed by City Council to analyze zoning throughout the City, identify areas of industrial- residential interface and provide recommendations to City Council on potential, alternative zoning designations for the interface areas.
Through this process, staff identified six general areas where there is potential conflict between industrial and residential zoning. They are as follows: Agua Mansa, El Rivino, Gateway, M-1 & M-2 zones in central Rialto, North of 210 (non-Renaissance) and Renaissance. Each of these are shown on the maps included as Attachment A.
Agua Mansa and El Rivino
The Agua Mansa and El Rivino areas are located south of I-10 and extend south, east and west to the City boundaries.
These areas are zoned either Heavy Industrial (H-IND) or Manufacturing (M-1) and are predominately occupied by industrial uses with some legal non-conforming, residential uses scattered throughout.
The western boundary of the Agua Mansa and El Rivino areas are primarily bordered by residentially zoned land from the community of Bloomington which is part of unincorporated San Bernardino County. For both Agua Mansa and El Rivino, most of the industrial zoned land and residentially adjacent land is entitled or developed.
Staff does not recommend making changes to zoning in these areas.
Gateway
The Gateway area is between I-10 and San Bernardino Avenue, extends east to the City’s boundary City of Rialto Printed on 9/18/2025Page 1 of 3
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22 File #: EDC-25-0658, Version: 1, Agenda #:
with Colton and west to Spruce and Lilac Avenues.
Zoning in the Gateway area is made up of Retail-Commercial, Freeway-Commercial, Office Park and Industrial Park. Uses include a variety of retail, commercial and industrial uses.
The Gateway area is bounded on the east by residential uses in the City of Colton and on the west and north by residential zoning within the City of Rialto. The Gateway area is almost completely developed, with a few vacant parcels and few parcels available for re-use.
Staff does not recommend making changes to zoning in these areas.
Central Rialto M-1 and M-2
The M-1 and M-2 zones are part of central Rialto. This area is bound on the south by Merril Avenue, the north by rail right-of-way (north of Rialto Avenue), on the west by Linden Avenue and the east by Willow Avenue.
This entire area is zoned Manufacturing (M-1 or M-2) with the exception of the northwest corner of Willow and Merrill which is zoned MHD and the adjacent parcel which is zoned R-3. The M-1 and M- 2 zones in this area are bordered by residentially zoned land to the north, south and west. To the east is the Central Area Specific Plan which includes the City Hall campus.
This area of the City is predominately developed with little vacant land available for development or re-use. Staff does not recommend making any changes to zoning in these areas.
North of SR-210 (Non-Renaissance)
North of SR-210 includes the Rialto Airport Specific Plan, part of the Renaissance Specific Plan, County islands and residential neighborhoods. This is a large area running from the City boundary with Fontana on the west, the City’s boundary with the City and County of San Bernardino on the north, the City’s boundary on the east with the County of San Bernardino and SR-210 on the south.
Zoning in the non-Renaissance portion north of SR-210 consists of various commercial, industrial and residential designations. The north and easterly portions of this section are primarily residentially zoned and include areas such as Las Colinas, El Rancho Verde and River Ranch. The remaining parts are subject to the Airport Specific Plan which allows for a variety of commercial, office and industrial uses.
This area has seen substantial development of commercial and industrial uses. There is some opportunity for rezoning interface areas including County island areas. Staff recommends the County island areas be pre-zoned for residential and the interface areas be considered for retail, office or commercial designations. These areas are shown on Exhibit XX Renaissance
The Renaissance Specific Plan area spans both the north and south sides of SR-210 from the City boundary with Fontana on the west, south to Baseline Road, east to Cactus Avenue and north to the City of Rialto Printed on 9/18/2025Page 2 of 3
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23 File #: EDC-25-0658, Version: 1, Agenda #:
Airport Specific Plan boundary.
The specific plan has seen substantial development of industrial, retail and residential uses. There are some vacant parcels which could be considered for rezoning and a few areas with underutilized parcels which could be considered for re-use.
The industrial-residential interface areas are along Locust and Linden Avenues near Casmalia Street and the area surrounding County Island #4 in the same area. Staff recommends the County island areas be pre-zoned for residential and the interface areas be considered for retail, office or commercial designations These areas are shown on Exhibit XX The next steps in a zone change process would be as follows:
· RFP to engage a consultant for:
o CEQA
o General Plan map update
o Zoning text and map updates
o Tribal Consultation
· Stakeholder and community outreach
· Public Hearings at Planning Commission and City Council RECOMMENDATION:
Staff recommends the EDC receive the report and provide direction to staff.
Attachments:
Industrial-Residential Interface Area Maps
Non-Renaissance recommandations
Renaissance recommandations
City of Rialto Printed on 9/18/2025Page 3 of 3
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' LI Warehouse Zoning Restriction Zone
30 Industrial Zoned Sites for Consideration
Undeveloped or Partially Developed
31 Industrial Zoned Sites for Consideration
Undeveloped or Partially Developed (Renaissance Specific Plan)
- Renaissance Specific Plan Boundary
32 ZONING EXHIBIT
Renaissance Parkway East of Alder Avenue
EXISTING ZONING POTENTIAL ZONING
Zoning Legend:
Freeway Commercial (FC)
Freeway Incubator (FI)
Employment (EMP)
Business Center (BC)
Utilities (U)
SUBJECT SITE SUBJECT SITE
33