Economic Development Committee
October 30, 2025

Thursday, October 30, 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 October 30, 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 MINUTES
EDC-25-0715 Minutes from the September 18, 2025, Economic Development Committee Meeting
EDC Minutes 09-18-25.docxAttachments:

EDC-25-0718 Minutes from the September 25, 2025 EDC Meeting.

EDC Minutes 09-25-25.docxAttachments:

PRESENTATIONS
None.

REPORTS/DISCUSSION ITEMS
EDC-25-0748 Request Economic Development Committee Review and Comments Regarding Future Measure I Projects.

FY 2025/26 – FY 2029/30 Priority ListAttachments:

EDC-25-0747 Amendment to the Accessory Dwelling Unit (ADU) Ordinance EXHIBIT A_Revised ADU Ordinance Draft.docx
EXHIBIT B_Current ADU Code.pdf
EXHIBIT C_TABLE COMPARISON.docx
Attachments:

EDC-25-0755 Zone Change Recommendations for Industrial-Residential Interface Areas
Proposed Zone Change ExhibitsAttachments:

EDC-25-0756 Planning Entitlement and Building & Safety Plan Review Status Reports Planning Entitlement Status Report
Building & Safety Plan Review Status Report
Attachments:

UPCOMING MEETING/FUTURE DISCUSSION ITEMS

2 October 30, 2025Economic Development Committee Regular Meeting - Final

ADJOURNMENT

3 City of Rialto
Legislation Text
File #: EDC-25-0715, Version: 1, Agenda #:

Minutes from the September 18, 2025, Economic Development Committee Meeting City of Rialto Printed on 10/23/2025Page 1 of 1
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4 ECONOMIC DEVELOPMENT COMMITTEE

MINUTES
Thursday, September 18, 2025

Call to Order/Roll Call 1:00 PM

EDC MEMBERS PRESENT

Mayor Joe Baca
Mayor Pro Tem Ed Scott

CITY/AGENCY STAFF PRESENT

Tanya Williams, City Manager
Robert Khuu, Deputy City Attorney
Christina Taylor, Community Development Director
Paul Gonzales, Community Development Manager
Paul Guerrero, Economic Development Manager
Captain Ryan Cathey, Fire Department
Matt Bennett, City Engineer
Jay Garcia, Chief Building Official
Daniel Casey, Principal Planner
Sandra Robles, Senior Planner
Kim Dame, Administrative Analyst

PUBLIC COMMENTS
None.

REVIEW/APPROVAL OF MINUTES
Minutes from the July 24, 2025, EDC meeting – Approved

REPORTS/DISCUSSION ITEMS

Café Operator Interviews/Presentations
Presented by Paul Guerrero

Three food vendors responded to the Request for Proposal 25-041 to lease and operate a café at the John Longville Depot; Everytable, Nine Eight Five Coffee, and Grizzy Grub.

Operators for the three companies made presentations to the Committee, who were split between Everytable and Nine Eight Five Coffee. Those two businesses will be asked to 5 make a final presentation to Cit y Council, who will make the final decision as to which company is awarded the lease.

EDC-25-0638
Update on the Locust Gateway Development Project

Presented by Daniel Casey

Committee Comments/Questions/Recommendations:

Daniel Casey gave a brief description of the project attributes. He let the Committee know that an EIR has recently been circulated for public review. Mayor Pro Tem Scott inquired about labor agreements and gave staff direction to ensure that labor agreements are being util ized on this project. Mayor Baca also requested that a community benefit agreement and labor agreement be in place for this project.

EDC-25-0643
Temporary Use Permit (TUP) Ordinance

Presented by Sandra Robles

Committee Comments/Questions/Recommendations:

Sandra Robles gave a presentation regarding setting up a new ordinance for Temporary Use Permits (TUP’s). The suggested ordinance would divide the TUP’s into two types; major and minor. Ms. Robles went over what would trigger a major TUP vs. a minor TUP.

After listening to the presentation, Mayor Pro Tem Scott asked that staff not go any further until they engage the business community for their input.

EDC-25-0640
Amendment to the Accessory Dwelling Unit (ADU) Ordinance

Presented by Sandra Robles

Committee Comments/Questions/Recommendations:

Sandra Robles went over changes to the current ADU ordinance and gave the reasoning behind the update. With the new updates, the City will be able to add items that the State is silent on. Mayor Pro Tem Scott wanted to ensure that Code Enforcement is a part of the discussion and asked for the item to be moved to a future meeting so that Code Enforcement can be present.

6 EDC-25-0644
Planning Entitlement and Building & Safety Plan Review Status Reports

Presented by Daniel Casey and Jay Garcia

Committee Comments/Questions/Recommendations:

Mayor Baca and Mayor Pro Tem Scott reviewed the current project reports for both Planning and Building & Safety. Mayor Pro Tem Scott asked Christina Taylor to provide copies of the updates to the rest of Council.

Upcoming Meetings/Other Discussion Items:

The next EDC meeting is scheduled for Thursday, September 25, 2025.

ADJOURNMENT
Meeting adjourned at 3:03 P.M.
7 City of Rialto
Legislation Text
File #: EDC-25-0718, Version: 1, Agenda #:

Minutes from the September 25, 2025 EDC Meeting.

City of Rialto Printed on 10/23/2025Page 1 of 1
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8 ECONOMIC DEVELOPMENT COMMITTEE

MINUTES
Thursday, September 25, 2025

Call to Order/Roll Call 1:00 PM

EDC MEMBERS PRESENT

Mayor Joe Baca
Mayor Pro Tem Ed Scott

CITY/AGENCY STAFF PRESENT

Tanya Williams, City Manager
Robert Khuu, Deputy City Attorney
Christina Taylor, Community Development Director
Paul Gonzales, Community Development Manager
Paul Guerrero, Economic Development Manager
Fire Marshall Chris Jensen, Fire Department
Paul Truffa, Fire Division Chief
Matt Bennett, City Engineer
Jay Garcia, Chief Building Official
Daniel Casey, Principal Planner
Abe Abdelnour, Administrative Analyst
Heidy Gonzalez, Administrative Assistant

PUBLIC COMMENTS
None.

REVIEW/APPROVAL OF MINUTES
None.

REPORTS/DISCUSSION ITEMS

EDC-25-0659
Gossett Real Estate – Foothill Larch Self-Storage

Presented by Daniel Casey and Christina Taylor

Daniel Casey advised that the site in question is a five -acre parcel located within the Foothill Central Specific Plan area. The applicant intends to construct a storage facility 9 with an office, which would require approval from the Planning Commission bef ore proceeding.

It was noted that the project would require the installation of a storm drain. Mayor Pro Tem Scott questioned where the applicant had received information indicating responsibility for installing 600 feet of storm drain. Christina Taylor e xplained that this requirement may have been discussed during conversations related to a previously proposed entitlement. Mayor Pro Tem Scott clarified that the City could not impose such a requirement on new applicants moving forward.

Mayor Baca inquired why a restaurant was no longer being proposed in front of the storage facility. Ms. Taylor confirmed that a different developer is now working with the City and intends only to construct the storage facility. Mayor Baca asked whether this was in the best interest of the City, given the site’s prominent location along Foothill Boulevard.

Ms. Taylor responded that while the zoning code allows for a storage facility at this site, determining whether it is the best use is ultimately a policy decision. Mayor Pro Tem Scott emphasized that zoning considerations should be carefully evaluated by City staff and that the overall vision for Foothill Boulevard should be discussed with the developer.

Mayor Pro Tem Scott also noted that DIF (Development Impact Fee) funds for storm drainage have been allocated elsewhere. City Engineer Matt Bennett confirmed that a portion of the DIF drainage funds collected from Foothill Boulevard have been used for improvements along Baseline Road.

EDC-25-0638
Update on the Design of Residential Streets Rehabilitation – Zone 3 Phase I, City Project No. 26083 and Update on Design of Residential Streets Rehabilitation – Zone 3 Phase II, City Project No. 26084

Presented by Matt Bennett

Committee Comments/Questions/Recommendations:

Matt Bennett reported that on May 27, 2025, the City Council approved the next five-year plan for street rehabilitation. He reviewed several maps highlighting the areas prioritized for rehabilitation efforts and noted that $6.4 million has been allocated for the current fiscal year.

Mayor Baca raised the possibility of converting Resource Drive into a district where property owners could contribute funding toward street improvements. Discussion followed regarding the FedEx warehouse, particularly concerning traffic impacts and hours of operation.
10 Christina Taylor discussed the pot ential for establishing Community Facilities Districts (CFDs), specifically an industrial CFD in which participating businesses would pay an annual tax for roadway maintenance. Mayor Pro Tem Scott asked whether staff had approached any new applicants about participating in a CFD. Ms. Taylor confirmed that several pending projects could present such an opportunity. Mayor Pro Tem Scott and Robert Khuu discussed strategies for implementing CFDs in future developments.

Mr. Bennett added that staff ha d prepared two contracts to be presented at the October 14th, 2025, City Council meeting. Tanya Williams inquired about the design costs with these contracts, which were stated as $145,000 and $175,000, respectively. Ms. Williams also asked whether the contracts wou ld be awarded by June of next year, to which Mr.

Bennett responded affirmatively.

EDC-25-25-0658
Zone Change Recommendation for Industrial-Residential Interface Areas

Presented by Christina Taylor

Committee Comments/Questions/Recommendations:

Christina Taylor provided a follow -up to the discussion from the August City Council meeting. Earlier in the year, a moratorium had been enacted but expired in August. Staff had identified six general areas where residential and industrial uses conflict ed. Each area was reviewed in detail, with maps presented and clarifications provided in response to site-specific questions.

The committee discussed the advantages and disadvantages of allowing warehouse development in certain areas. Ms. Taylor noted that not every area warranted a zon ing change recommendation, as some locations were not suitable for modification.

Staff plans to bring proposed zoning change recommendations back to the Committee for further discussion at the October EDC meeting.

Upcoming Meetings/Other Discussion Items:

The next EDC meeting is scheduled for Thursday, October 30, 2025.

Mayor Pro Tem Scott requested an update on Fire station 203 in Renaissance.

11 ADJOURNMENT
Meeting adjourned at 2:42 P.M.
12 City of Rialto
Legislation Text
File #: EDC-25-0748, Version: 1, Agenda #:

For the Economic Development Committee Meeting of October 30, 2025 TO: Honorable Economic Development Committee Members
APPROVAL: Christina Taylor, Community Development Director FROM: Matt Bennett, City Engineer
Request Economic Development Committee Review and Comments Regarding Future Measure I Projects.

BACKGROUND:

Measure I is a half-cent sales tax collected throughout San Bernardino County and dedicated to transportation improvements. Measure I was first approved by San Bernardino County voters in November 1989 to address countywide transportation needs; the Measure was set to expire in 2010.

In 2004, voters approved an extension of the Measure I sales tax until 2040.

To be eligible for Measure I Local Streets projects, the SBCTA Board of Directors has established guidelines. These guidelines state that projects can include roadway improvements, general maintenance, and pavement management programs. General maintenance expenditures cannot exceed 50% of the annual allocation, and any single expenditure of $100,000 or more must be listed separately in the plan. Total annual expenditures cannot exceed 150% of the forecasted annual revenue and prior-year fund balance.

ANALYSIS/DISCUSSION:

Recently, SBCTA staff requested a project list from the City outlining future eligible Measure I projects.

To ensure project continuity and completion, the City programs Measure I revenue for both immediate and long-term initiatives, with provisions for budget carryover from fiscal year to fiscal year. This approach enables the strategic execution of complex projects spanning multiple years while maintaining compliance with SBCTA requirements.

Most projects are scheduled for completion within the five-year planning horizon, though the carryover provision ensures adequate funding flexibility for unforeseen circumstances. Measure I represents a comprehensive investment in Rialto's transportation infrastructure and has provided full or partial funding for the recent projects listed below:

Capital Project Improvements:
· Street Overlay Pepper Avenue Joint Project with City of San Bernardino (Lead) Street Pepper- Baseline/City Limits
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13 File #: EDC-25-0748, Version: 1, Agenda #:
· Merrill Avenue Safe Routes to School (SRTS)
· Sycamore Avenue Safe Routes to School (SRTS)
· Cedar Avenue and Merrill Avenue Left Turn Phasing Project (HSIP 11) · Locust Avenue Widening
· Pacific Electric Trail Extension
· Frisbie Middle School Safe Routes to School (SRTS)
· Bemis Elementary School Safe Routes to School (SRTS)
· Linden Avenue Widening
· Traffic Signal Installation: Cactus Avenue and Easton Avenue- Cooperative Agreement with San Bernardino County
· Pavement Management System FY 25/26
· Safe Routes to School Improvements- Multiple Segments (New in FY 2025/2026) · Citywide Traffic Signal Upgrades (New in FY 2025/2026) · Dollahan Elementary Traffic Signal Upgrades (HSIP 12) (New in FY 2025/2026) · Lilac Avenue and Summit Avenue Widening (HSIP 12) (New in FY 2025/2026) · Smart Corridor: Riverside Avenue (New in FY 2025/2026) The City of Rialto currently has an estimated carryover balance of $4,083,572 in the Measure I Local Street fund and anticipates $2,687,707 in new revenue for FY 2025/2026. The City of Rialto intends to utilize Measure I funds for streets and right-of-way maintenance programs, street reconstruction, and improvements. The majority of projects are structured for implementation within the five-year planned schedule. A list of Priorities from 2025/2026 through 2029/2030 is included as Attachment 1.

SBCTA has requested a project list from the City outlining future eligible projects that would be funded by Measure I through 2030 to 2040. City staff have compiled a list of potential projects that will benefit not only the residents and visitors of Rialto but also the region.

Regional Priorities:
· I-10 Riverside Avenue
· Riverside Avenue Widening South of Slover Avenue to City Limits · Riverside Avenue North of Baseline Road Pavement Management · Slover Avenue Roadway Improvements and Pavement Management from Riverside Avenue to Westerly City Limits
· Valley Boulevard Pavement Management
· Pepper Avenue North of Baseline to City Limits
Program Planning:
· Safe Streets for All Action Plan
· Citywide Minor Street Improvements
RECOMMENDATION:

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14 File #: EDC-25-0748, Version: 1, Agenda #:

Staff recommends that the EDC receive the update and provide any comments.

Attachments:

1. FY 2025/26 - FY 2029/30 Priority list
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15 Resolution Number:

Resolution Approval Date:

Contact Person/Title:

Phone:

Email:
6/30/25 Carryover Balance $4,083,572.00
FY2025/26 Est. Revenue FY2026/27 Est. Revenue FY2027/28 Est. Revenue FY2028/29 Est. Revenue FY2029/30 Est. Revenue Total Est. Rev. $2,687,707 $2,762,425 $2,839,771 $2,920,130 $3,003,934 $14,213,966 Projects:
190804 Street Overlay Pepper Avenue- Joint Project with City of San Bernardino (Lead) Pepper-Baseline/City Limits No No 0.0% 0.0% $2,900,000 $88,000 $0 $0 $0 $0 $88,000 220801 Merrill Avenue Safe Routes to School (SRTS) No No 0.0% 0.0% $1,454,696 $260,869 $0 $0 $0 $0 $260,869 220802 Sycamore Avenue Safe Routes to School (SRTS) No No 0.0% 0.0% $915,232 $236,327 $0 $0 $0 $0 $236,327 230810 Safe Streets for All Action Plan No No 0.0% 0.0% $400,000 $50,706 $0 $0 $0 $0 $50,706 230811 Cedar Avenue and Merrill Avenue Left-Turn Phasing (HSIP 11) No No 0.0% 0.0% $413,200 $30,481 $0 $0 $0 $0 $30,481 230812 Locust Avenue Widening- Two (2) to four (4) lanes from Riverside Avenue to Casmalia Avenue No No 0.0% 0.0% $14,000,000 $491,678 $0 $0 $0 $0 $491,678 240801 Pacific Electric Trail Extension No Yes 0.0% 0.0% $7,037,000 $826,684 $0 $0 $0 $0 $826,684 240804 Frisbie Middle School Safe Routes to School (SRTS) No No 0.0% 0.0% $1,095,091 $364,709 $0 $0 $0 $0 $364,709 240805 Bemis Elem. School Safe Routes to School (SRTS) No No 0.0% 0.0% $1,152,650 $510,409 $0 $0 $0 $0 $510,409 240806 Linden Avenue Widening No No 0.0% 0.0% $68,000 $51,581 $0 $0 $0 $0 $51,581 Traffic Signal Installation: Cactus Avenue & Easton Avenue - Cooperative Agreement with San Bernardino County No No 0.0% 0.0% $887,000 $222,000 $0 $0 $0 $0 $222,000 Pavement Management System
(NEW IN FY 2025/2026) No No 0.0% 0.0% $33,070,000 $0 $0 $2,930,000 $3,000,000 $2,230,000 $8,160,000 25085 Safe Routes to School Improvements- Multiple segments (NEW IN FY 2025/2026) No Yes 0.0% 0.0% $8,096,000 $80,960 $1,069,040 $0 $0 $0 $1,150,000 25087 Citywide Traffic Signal Upgrades (HSIP 12)
(NEW IN FY 2025/2026) No No 0.0% 0.0% $4,876,200 $32,000 $509,800 $0 $0 $0 $541,800 25088 Dollahan Elem. Traffic Signal Upgrades (HSIP 12)
(NEW IN FY 2025/2026) No No 0.0% 0.0% $268,740 $3,000 $26,860 $0 $0 $0 $29,860 25089 Lilac Avenue & Summit Avenue Widening
(NEW IN FY 2025/2026) No No 0.0% 0.0% $11,690,000 $1,840,000 $4,900,000 $0 $0 $0 $6,740,000 26080 Smart Corridor: Riverside Avenue
(NEW IN FY 2025/2026) No No 0.0% 0.0% $1,201,750 $225,000 $0 $0 $0 $0 $225,000 Citywide Minor Street Improvements & Other Costs (Grant Activities) No No 0.0% 0.0% $150,000 $150,000 $150,000 $150,000 $150,000 $150,000 $750,000 Curb Gutter & Sidewalk Improvements No No 0.0% 0.0% $250,000 $250,000 $250,000 $250,000 $250,000 $250,000 $1,250,000

0.0% 0.0% $0 $0 $0 $0 $0 $0 $0
$5,714,403 $6,905,700 $3,330,000 $3,400,000 $2,630,000 $21,980,103 Total Programming is currently 120% Total Estimated Programming: $21,980,103 Is Project in
City's
Non-motorized
Transportation
Plan?
(Yes/No)
Does Project
have an ATP
Component?
(Yes/No)
Is the Project on the City's
Nexus Study List?
(Public/DIF Share %)
Estimated Total
Project Cost
[email protected]
Projects Total:

Rialto
Current
Estimate
Current
Estimate TotalCurrent
Estimate
Current
Estimate
Current
Estimate
(Must not exceed 150% of Carryover Balance +
Total Estimated Revenue)
Jurisdiction:
8/12/2025
Amparo Corona
(909) 421-7244
Measure I Local Pass-through Program

FIVE YEAR CAPITAL IMPROVEMENT PLAN
Fiscal Years 2025/2026 thru 2029/2030

Exhibit A
16 City of Rialto
Legislation Text
File #: EDC-25-0747, Version: 1, Agenda #:

For Economic Development Committee [October 30, 2025]
TO: Honorable Economic Development Committee Members
APPROVAL: Christina Taylor, Community Development Director FROM: Sandra Robles, Senior Planner
Amendment to the Accessory Dwelling Unit (ADU) Ordinance

BACKGROUND
The City first adopted its Accessory Dwelling Unit (ADU) Ordinance in 2020 in response to a state mandate (California Government Code Sections 65852.2 and 65852.22 ). Since then, state laws
governing ADUs have changed, rendering the City's ordinance out of compliance. Under state regulations, if a local ADU ordinance is not updated to align with current state law, it becomes null and void, and state regulations take precedence. While cities are permitted to adopt local ADU ordinances that offer additional flexibility or address topics not covered by state law, they may not impose standards that are more restrictive than those established by the state. In response, City staff has prepared a revised ADU ordinance that aligns with current state regulations.

ANALYSIS/DISCUSSION
Typically, when municipal code amendments are proposed, decision-makers are provided with a redlined version showing the specific changes. In this case, due to the comprehensive nature of the revisions, a summary of the key updates to the ADU ordinance is provided below:
· Location of ADU Code : The existing ADU regulations are currently located within the R-1 Single-Family Zone. The revised ordinance will relocate the ADU regulations into a standalone section of the code with its own numbering, as ADUs are not limited to single-family zones. · Increased ADU Allowance in Single-Family Zones : Previously, a maximum of one ADU and one Junior ADU (JADU) was allowed per lot. Current state law now permits an additional conversion ADU (e.g., a unit converted from an existing structure like a detached garage or storage building), allowing for a total of up to three units: one newly constructed ADU (attached City of Rialto Printed on 10/23/2025Page 1 of 2
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17 File #: EDC-25-0747, Version: 1, Agenda #:
or detached), one conversion ADU, and one JADU.
· Expanded ADU Allowance in Multifamily Properties : For existing multifamily properties (defined as two or more units sharing a common wall), the number of allowable detached ADUs has increased. While previous regulations allowed two detached ADUs per lot, the revised code allows up to eight, depending on the number of existing units. For example, a multifamily property with four existing units may be eligible for up to four detached ADUs. · New and Clarified Definitions : Several new definitions have been added to improve clarity, including terms such as Major Transit Stop
and State-Exempt ADUs
.
· Application and Timeframe Standards : A new section has been added to clarify application requirements and timelines for ADUs, distinguishing between those proposed with an existing primary dwelling and those proposed as part of entirely new developments. · Two-Story ADUs : Design standards have been added for two-story ADUs to enhance architectural articulation and protect neighboring privacy. In accordance with state law, two- story ADUs are allowed when the primary dwelling is two stories. However, state law is silent on detached two-story ADUs. The revised ordinance clarifies that detached two-story ADUs will not be permitted unless they qualify as state-exempt. · ADU Conversions : Additional guidance is included on what constitutes an ADU conversion, along with associated development and design standards. · Other Updates : The ordinance also includes revisions to standards related to utility service connections, placement of mechanical equipment, and fire sprinkler requirements. · Simplified Format : The new ordinance streamlines complex state laws and separates development standards for ADUs on single-family and multifamily properties for greater clarity and ease of use.

RECOMMENDATION
Staff recommends that the Economic Development Committee receive this report, discuss and provide feedback to staff.

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EXHIBIT A

18.53 – Accessory Dwelling Units.

A. Intent. To the extent permissible by law, and pursuant to Government Code Section 66310 et seq., this section regulates the development of accessory dwelling units, including junior accessory dwelling units. This ordinance shall be interpreted and applied consistent with state law pursuant to Government Code Section 66310 et seq.. In the event of a conflict between this ordinance and state law, the provisions of state law shall control.

B. Definitions. The following definitions shall apply to this section.

Accessory Dwelling Unit (ADU). An attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is situated.

Conversion ADU. An ADU converted from a space within a single-family dwelling or accessory structure, including a garage; or from the portions of existing multifamily dwelling structures that are not used as liva ble space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages . Conversion ADUs are eligible for a 150 square - foot expansion to accommodate ingress and egress and must have exterior access.

Director. The City’s Director of Community Development, or their designee.

Energy Efficient Kitchen. A cooking facility with appliances, a food preparation counter, and storage cabinets that are reasonable in size in relation to the size of the JADU.

Habitable Space. A space in a building for living, sleeping, eating, or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces.

High-Quality Transit Corridor. Is a corridor with a fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.

Junior Accessory Dwelling Unit (JADU). A unit that is no more than 500 square feet in size and contained entirely within a single -family dwelling. An enclosed use within the residence, such as an attached garage, is considered to be part of and contained within the single -family dwelling. A JADU may include separate sanitation facilities or may share sanitation facilities with the existing structure, and must include an efficiency kitchen, which will include a cooking facility with appliances, and reasonably sized food preparation counter and storage cabinets.

Living Area. The interior habitable area of the dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

Major Transit Stop. A site containing any of the following:
• An existing rail or bus rapid transit station.
• A ferry terminal served by either a bus or rail transit service. • The intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the morning and afternoon peak commute periods.

Multifamily Dwelling. For the purposes of an ADU, a multifamily dwelling is defined as a structure with two or more attached dwellings on a single lot. 19 4909-3932-8607 v3 Page 2 of 8

Public Transit. A location, including but not limited to a bus stop or train stat ion, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

State-exempt ADUs. A conversion ADU; or a detached, new construction, ADU that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single -family dwelling that has a maximum total floor area of 800 square feet; or ADUs that are detached from existing or proposed multi -family dwelling units, or proposed w ithin the portions of existing multifamily dwellings that are not used as livable space, including but not limited to storage rooms, boiler rooms, passageways, attics, basements, or garages, provided each unit complies with applicable Building Code Standards.

Tandem parking. Two or more automobiles parked on a driveway or in any other location on a lot, lined up behind one another.

C. Applicability.

1. The standards and criteria in this section apply to properties containing single -family or multifamily dwellings or within all zoning districts that allow for single-family or multifamily residential uses, including mixed -use residential. ADUs may be attached to, or located within a proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or may be detached from the proposed or existing primary dwelling. ADUs shall be on the same lot as the proposed or existing primary dwelling. ADUs may be prohibited based on the adequacy of water and sewer services and the impact of ADUs on traffic flow and public safety.

2. An ADU or JADU shall be used solely as a dwelling. ADUs and JADUs shall not be utilized as ancillary or accessory uses, including, but not limited to, events, storage, home office, gym/workout studio, and greenhouse.

3. A trailer or any other recreational vehicle may not be maintained as an ADU or JADU on a residential lot.

4. The City shall not impose any zoning of development standard requirement that does not permit at least an 800 square foot ADU with 4-foot side and rear yard setbacks to be constructed in compliance with all other development standards required by this section.

5. An ADU or JADU shall not be separately conveyed.

D. Applications and Timeframe. An ADU or JADU permit application will be considered ministerially without discretionary review or hearing, in accordance with the following timelines.

These timelines apply to attached, detached, and conversion ADUs. The application shall be submitted to the Building & Safety Division and shall only require a building permit. A denial will include a full set of written comments with a list of items must be corrected, and a description of how the application can be remedied.

1. Lots with an existing single -family or multifamily dwelling. On lots with an existing single-family or multifamily dwelling, an application to construct an ADU or JADU must be approved or denied within 60 days from when a completed application is received . An application for a JADU may only be processed for a parcel with a n existing single-family dwelling.
20 4909-3932-8607 v3 Page 3 of 8

2. Lots with a proposed single-family or multifamily dwelling. On lots with a proposed single-family or multifamily dwelling, the City will concurrently approve or deny a proposed ADU with the proposed single -family or multifamily dwelling, when submitted simultaneously for permitting. The City will concurrently approve or deny permits for a proposed JADU and a new single -family dwelling when submitted simultaneously for permitting. A certificate of occupancy for an ADU will not issue prior to the certificate of occupancy for the primary dwelling.

3. Preapproved ADU plans. The city will approve or deny the applications for preapproved ADU plans within 30 days from the date the city receives a completed application.

E. General Development Standards and Regulations Applicable to All ADUs and JADUs.

1. Two-Story ADUs. With the exception of state-exempt ADUs, t wo-story ADUs shall comply with the following:
a. Windows. On second-floor elevations, with a setback less than 6 feet from the property line shared with an adjacent residential parcel, only fixed windows, or fixed panes of a window assembly, comprised of plain obscured (such as frosted) with no color shall be pla ced in the area up to 5 feet above the interior floor height. Any clear window or windowpane on these elevations shall be placed so that the bottom of the clear glass is at least 5 feet above the interior floor height.
b. Balconies. Balconies shall only be a llowed on elevations facing the interior of the property (i.e., facing the primary dwelling and/or the back yard area directly behind the primary dwelling). In the case of an ADU on a corner lot, a balcony may face the adjacent street.
c. Setbacks for second floor. The second floor of an ADU shall be set back a minimum of 4 feet from the side and rear property line. i. Notwithstanding the above, a second floor ADU shall be allowed to maintain the same setback as an existing wall, provided the wall is at least 3 feet from the property line.
d. Second floor articulation. 30 percent of the side elevation and 30 percent of the rear wall plane above the first floor shall be articulated with minimum 18 - inch recesses.

2. Conversion of existing structures. An existing, legally permitted attached or detached structure may be converted into an ADU (or JADU if the property contains a single-family dwelling and the structure to be converted is attached to the dwelling). No setback shall be required for a legally permitted struct ure that is converted into an ADU /JADU other than that which existed prior to conversion. If an existing structure is demolished and replaced with an ADU, an ADU may be constructed in the same location and to the same dimensions as the demolished structure.
a. If a garage is converted into an ADU /JADU, when feasible, the garage door must be removed and replaced with windows, doors, or other design treatments that are consistent with the overall architectural design of the primary dwelling unit and per the Building Code.
21 4909-3932-8607 v3 Page 4 of 8

b. A conversion of an ADU/JADU may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing structure. An expansion beyond the physical dimensions of the existing structure shall be limited to accommodating ingress and egress.
c. A conversion ADU/JADU shall require side and rear setbacks sufficient for fire clearance.

3. Design compatibility. The ADU/JADU shall be designed in a style which is architecturally compatible with the primary structure and structures in the immediate neighborhood. It shall not detract from the nature and character of the established neighborhood or primary structure in terms of architectural style, exterior materials and finishes, scale, location, or pattern of development. This standard is desirable for but does not apply to state-exempt ADUs.

4. Driveways. No additional driveway approaches from public streets shall be permitted for ADUs or JADUs.

5. Occupancy; Rental. ADUs and JADUs may not rented for less than 30 days. JADUs must be owner-occupied; the owner may occupy the primary dwelling or the JADU.

6. Services. The City may designate areas within its jurisdiction where ADUs may be permitted or prohibited, based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety.

7. Building code requirements. All ADUs and/or JADUs shall comply with all applicable local and state building code requirements , including California Building Code accessibility standards Chapter 11A and 11B, as applicable to detached and converted ADUs created from non-habitable space.

8. Parking requirements. One off-street parking space shall be provided per ADU/JADU in addition to the required parking spaces serving the primary unit. The required spaces may be provided as tandem parking on an existing driveway, provided the space is a minimum 9 feet by 19 feet and does not encroach into the public right -of-way. Off-street parking shall be permitted in setback areas in locations determined by the city or through tandem parking. When a garag e, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU/JADU, the off-street enclosed parking spaces do not need to be replaced.

No additional parking shall be required for an ADU in any of the following instances:
a. The ADU is located within one-half mile walking distance of public transit. b. The ADU is located within an architecturally and historically significant historic district.
c. The ADU is part of the existing primary residence or an existing accessory structure.
d. When on-street parking permits are required, but not offered to the occupant of the ADU.
e. When there is a car share vehicle located within one block of the ADU. f. State-exempt ADUs.
22 4909-3932-8607 v3 Page 5 of 8

9. Utility service connections. An ADU may be s ubject to a connection fee or capacity charge pursuant to Government Code Section 66013. Metering and connections for sewer, water, electricity, and gas shall be required as follows and as stated in the ADU Checklist provided by the Building Division:
a. Conversion. An ADU that is converted from an existing residence, accessory structure, or portions thereof, does not require separate metering. Submeters may be requested by the applicant and are subject to approval at the discretion of the Building Official.
b. Attached or detached ADU: A newly built attached or detached ADU shall require separate metering. Submeters may be requested and are subject to approval at the discretion of the Building Official.
c. New dwelling and ADU: An ADU constructed concurrently with a new primary dwelling shall require separate metering.

10. Impact fees. All ADUs over 750 square feet are subject to development impact fees. All state-exempt ADUs and ADUs less than 750 square feet are not subject to development impact fees.

11. Mechanical equipment. All mechanical equipment (i.e., HVAC systems, mini-split, water heater, etc.) must maintain a minimum clearance of three feet from the nearest property line. Any mechanical equipment located on street -facing elevations shall be screened from view by a fence or wall and vegetation. This standard shall not apply to state-exempt ADUs.

12. Addressing. Permanent three -dimensional street numbers , with a minimum height of four inches, shall be installed on the side of the building at its highest point and furthest projection. The address shall be illuminated , clearly vis ible from the street , and unobstructed at all times . The primary dwelling unit shall be labeled as “Unit 1”. Any additional ADUs or JADU shall be labeled sequentially as “Unit 2,” “Unit 3,” and so on.

13. Fire sprinklers. Automatic fire sprinkler systems are required in all newly constructed ADUs in the following circumstances:
a. The existing primary dwelling has a fire sprinkler system. b. The ADU is constructed concurrently with a new primary dwelling, and the new primary dwelling is required to include fire sprinklers. c. The ADU is not located within 150 feet of a vehicular access roadway (as measured from curb) in order to facilitate emergency fire access, the ADU is not located within 400 feet of a fire hydrant, and as otherwise deemed necessary by the Fire Department; provided that this requirement shall not apply to state- exempt ADUs.

F. Development Standards for ADUs and JADUs on Single-Family Properties.

1. Number of ADUs /JADUs. No more than one new attached or detached ADU, one conversion ADU, and one JADU are allowed on any lot with an existing or proposed single-family dwelling.
23 4909-3932-8607 v3 Page 6 of 8

2. Building separation. An ADU may be attached or detached from the primary dwelling on the same lot. Detached ADUs that are larger than 800 square feet shall maintain a 10- foot building separation from any structures on the site (wall -to-wall, or wall -to-post).

ADUs with a building separation less than 10 feet shall require fire mitigation. This standard shall not apply to state-exempt ADUs.

3. Location. ADUs shall be located at the rear or the side of the primary dwelling unless it is demonstrated, to the satisfaction of the Director, that the ADU can only be located in front of the primary dwelling due to e xtraordinary or physical constraints of the lot. The front ADU shall be a maximum of 800 square feet and shall meet the following standards.

This requirement shall not apply to state-exempt ADUs.
a. The ADU shall comply with the applicable front yard setback requirement for the zoning district or specific plan in which it is located, unless the front setback requirement precludes the construction of an 800 square -foot ADU. The front ADU shall comply with minimum side yard setbacks of 4 feet. b. The front yard -facing elevation of the ADU shall include an entry into the unit and a covered porch or awning.
c. The application site plan shall provide a landscape plan for the area in front of the ADU. No new driveway or parking area shall be allowed directly in front of the ADU.
d. A minimum 20 square feet of window area shall be provided on each front and corner-facing elevation.
e. The ADU shall have a pitched roof if one or more adjacent properties have pitched rooves.
f. If a garage is attached to the ADU, the garage shall be setback a minimum of five feet from the front elevation wall plane.
g. A JADU must be constructed within the walls of the proposed or existing single- family residence, which may include an attached garage.

4. Square feet. The ADU/JADU shall be subject to the following:
a. Attached. The maximum square feet for a newly constructed attached ADU shall not exceed 50 percent of the primary unit for a maximum of 800 square feet.
b. Detached. The maximum square feet for a newly constructed detached ADU shall not exceed 850 square feet. If the ADU has more than one bedroom, the total size shall not exceed 1,000 square feet.
c. Conversion. An ADU conversion from a space within a single -family dwelling or attached accessory structure shall not exceed 50 percent of the primary unit. d. JADU. The JADU shall be a maximum of 500 square feet.

5. Height. The ADU shall be subject to the following:
a. The height of a one-story ADU shall not exceed 16 feet. 24 4909-3932-8607 v3 Page 7 of 8

b. If the lot is located within half a mile from a major transit stop or high -quality corridor, the height of a one -story ADU shall not exceed 18 feet. An additional two feet to accommodate a roof pitch that aligns with the primary dwelling (total height not to exceed 20 feet) may be permitted.
c. For an ADU that is proposed to be attached to a two-story primary dwelling, the maximum height is 25 feet or the height of the existing two -story primary dwelling, whichever is less.

6. Setbacks. Except as provided elsewhere in this section, an ADU shall have a minimum setback of 4 feet to the rear and side property lines. State-exempt ADUs shall have a minimum setback of 4 feet the rear and side property lines.

7. Separate entrance. Attached ADUs and JADUs shall be provided with a separate outside entrance; other than for state-exempt ADUS, the separate entrance shall not be located on the front elevation of the primary unit. A JADU without a separate bathroom shall also have an interior entrance to the main living area.

8. JADU deed restriction. JADU require a deed restriction to be recorded to run with the land, which will: prohibit separate conveyance of the JADU, and a statement that the deed restriction may be enforced against future owners; and res trict the size of the ADU as provided in subsection (F)(4)(d), above.

G. Development Standards for ADUs on Multifamily Lots

1. Number of detached ADUs. No more than two detached ADUs are permitted on lots with a proposed multifamily dwelling. For lots with an existing multifamily dwelling, the number of ADUs shall not exceed the number of existing units on the lot, up to a maximum of 8 total detached ADUs.

2. Conversion ADUs. Non-habitable space within the existing building envelope on lots with a multifamily dwelling, including storage rooms, boiler rooms, passageways, attics, basements, or garages, may be converted into ADUs if each unit complies with State building standards for dwellings and on the condition that the number of ADUs created do not exceed 25 percent of the number of existing multifamily dwelling units, or at least one ADU.

3. Setbacks. An ADU shall comply with the front yard setback requirements of the applicable zoning district, except that no setback shall be required for the conversion of an existing structure, and a minimum setback of 4 feet from the side and rear lot lines shall be required for new construction.

4. Square footage. An ADU within a multifamily property shall not exceed 850 square feet, or 1,000 square feet for a unit with two or more bedrooms.

5. Height. The proposed ADU located within a multifamily property shall be subject to the following:
a. The height of a one-story ADU shall not exceed 16 feet. b. If located within half a mile from a major transit stop or high-quality corridor, the height of a one-story ADU shall not exceed 18 feet (as measured from finished grade to top of roof), including an additional 2 feet to accommodate a roof pitch that aligns with the primary dwelling (total height not to exceed 20 feet). 25 4909-3932-8607 v3 Page 8 of 8

c. A two-story ADU shall not exceed 18 feet in height, as measured from finished floor to the top of the plate; and maximum height of up to 22 feet, as measured from finished grade to the top of the roof.

26 A.

B.

1. a.
b.
c.

2. 3.

C.

D.

1. 2.

18.10.070 - Accessory dwelling units.

Intent. To the extent permissible by law, and pursuant to Government Code Section 65852.2 et seq., this section regulates the development of accessory dwelling units, including junior accessory dwelling units and efficiency units, while maintaining and preserving the essential characteristics of the single-family and multi-family residential zones in which they are located.

Definitions. For purposes of implementing this section the following terms are defined as:
"Accessory dwelling unit" means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multi-family dwelling is situated. An accessory dwelling unit also includes the following:

An efficiency unit, as defined in Section 17958.1 of Health and Safety Code; or A manufactured home, as defined in Section 18007 of the Health and Safety Code; or A junior accessory dwelling unit, as defined by Government Code Section 65852.22, which means a unit that is no more than five hundred square feet in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. "Living area" means the interior habitable area of a dwelling unit, including basements and attics but does not include a garage or any accessory structure. "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

Applicability. Accessory dwelling units shall be a permitted use on all lots in single-family and multi-family residential zones. Accessory dwelling units may be attached to, or located within a proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or may be detached from the proposed or existing primary dwelling. Accessory dwelling units must be on the same lot as the proposed or existing primary dwelling.

Approval; Timeframe. Accessory dwelling units require the submittal of a development application to the community development department. Applications for an accessory dwelling unit must be ministerially approved or denied within sixty days, without a hearing, after an application satisfying the following is deemed complete:

The unit is in any zone where single-family or multi-family dwellings are a permitted use.

The unit is on any lot with an existing single-family or multi-family dwelling.

EXHIBIT B
1/527
E.

F.

G.

H.

I.

J.

K.

If the application for an accessory dwelling unit is submitted with an application to create a new single- family dwelling on the lot, the city may delay acting on the application for the accessory dwelling unit until it acts on the application for the new single-family dwelling. The accompanying application for the accessory dwelling unit shall be considered without discretionary review or hearing. If the applicant requests a delay, the sixty-day time period shall be tolled for the period of the delay.

Location. The city may designate areas within its jurisdiction where accessory dwelling units may be permitted or prohibited, based on the adequacy of water and sewer services and the impact of accessory dwelling units on traffic flow and public safety.

With respect to a lot, accessory dwelling units shall be located at the rear or the side of the primary unit unless it is demonstrated to the satisfaction of the director of community development that the accessory dwelling unit can only be located in front of the primary unit due to extraordinary or physical constraints of the lot.

Independent Living Facility. The accessory dwelling unit shall provide for complete independent living facilities for one or more persons, including permanent provisions for living, access, sleeping, eating, cooking and sanitation.

Design Compatibility. The accessory dwelling unit shall be designed in a style which is architecturally compatible with the primary structure and structures in the immediate neighborhood. It shall not detract from the nature and character of the established neighborhood or primary structure in terms of architectural style, exterior materials and finishes, scale, location, or pattern of development.

Occupancy. The accessory dwelling unit may be occupied without occupancy limitations, but if rented, such rental shall be for a period greater than thirty days. Owner occupancy shall not be required of either the primary unit or the accessory dwelling unit. In the case of a junior accessory dwelling unit owner occupancy shall be required of either the primary unit or the junior accessory dwelling unit.

Subdivision. The accessory dwelling unit shall not be sold separately from the primary unit. No subdivision of any kind, including condominiums or cooperatives, shall be permitted between the primary and accessory dwelling units.

Number of Units. No more than one accessory dwelling unit and one junior accessory dwelling unit are allowed on any lot with an existing or proposed single-family residence. No more than one attached accessory dwelling unit is allowed for every four dwelling units within an existing multi-family development, and each attached accessory dwelling unit shall be located within a conversion of existing non-living space. No more than two detached accessory dwelling units are allowed on a lot with an existing multi-family residence. 2/528
L.

M.

N.

1. 2.

Conversion of Existing Structures. An existing, legally permitted attached or detached structure may be converted to an accessory dwelling unit. No setback shall be required for an existing structure that is converted to an accessory dwelling unit other than that which existed prior to conversion. If an existing structure is demolished and replaced with an accessory dwelling unit, an accessory dwelling unit may be constructed in the same location and to the same dimensions as the demolished structure.

If a garage is converted into an accessory dwelling unit, the garage door must be removed and replaced with windows, door, or other design treatments that are consistent with the overall architectural design of the existing structure and the primary dwelling unit.

The city shall ministerially approve an application for a building permit to create within a single-family residential zone one accessory dwelling unit per single-family lot if the unit is contained within the existing space of a single-family residence or existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety.

Ingress; Egress. All requirements for ingress, egress, drive aisleways, and safety shall be met in accordance with
Chapter 18.58 of the Rialto Municipal Code.

Building Code Requirements; Development Standards. All accessory dwelling units shall comply with all local building code requirements. All accessory dwelling units, except those that are converted from an existing residence or accessory structure and as provided in this section, shall comply with the minimum yard setbacks, lot coverage, height restrictions and other development standards for the primary unit residence, with the exception of density and minimum lot size, and except as otherwise provided in this section. The primary dwelling unit shall contain the minimum living areas required by the zone, and shall comply with all existing building code requirements and development standards, including the parking requirements.

Parking Requirements. One off-street parking space in a permitted location shall be provided per accessory dwelling unit or bedroom within the unit, whichever is less, in addition to the required parking spaces serving the primary unit. The required spaces may be provided as tandem parking on an existing driveway, provided the space is a minimum nine feet by twenty feet and does not encroach into the public right-of-way. Off-street parking shall be permitted in setback areas in locations determined by the city or through tandem parking. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the off-street enclosed parking spaces do not need to be replaced.

However, no additional parking shall be required for an accessory dwelling unit in any of the following instances:

The accessory dwelling unit is located within one-half mile walking distance of public transit. 3/529

3. 4.

5. O.

P.

Q.

R.

S.

T.

U.

The accessory dwelling unit is located within an architecturally and historically significant historic district.

The accessory dwelling unit is part of the existing primary residence or an existing accessory structure.

When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.

When there is a car share vehicle located within one block of the accessory dwelling unit.

Except as provided above, the parking requirement of the primary dwelling unit shall remain unchanged and must comply with the applicable development standards.

Driveways. No additional driveway approaches from public streets shall be permitted for accessory dwelling units.

Square Footage. The maximum square footage of an accessory unit shall not exceed fifty percent of the primary unit, or eight hundred fifty square feet, whichever is more. If the accessory dwelling unit has more than one bedroom, the maximum square footage shall not exceed fifty percent of the primary unit, or one thousand square feet, whichever is more. In no case may an accessory unit exceed one thousand two hundred square feet.

The accessory dwelling unit may include an expansion of not more than one hundred fifty square feet beyond the same physical dimensions as the existing structure. An expansion beyond the physical dimensions of the existing structure shall be limited to accommodating ingress and egress.

Separate Entrance. Attached accessory dwelling units shall be provided with a separate outside entrance that is not located on the front elevation of the primary unit.

Density. An accessory dwelling unit that conforms to this section shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for the lot.

Lot Coverage Exception. If the applicable maximum lot coverage requirement, or the floor area ratio, would prevent the approval of an attached or detached accessory dwelling unit that is at least eight hundred square feet, an applicant shall, nonetheless, be permitted to construct an attached or detached accessory dwelling unit that is up to eight hundred square feet, provided that the unit complies will all other development standards.

Height. The height of an accessory dwelling unit shall not exceed sixteen feet or one story, whichever is less.

Setback. Except as provided elsewhere in this section, an accessory dwelling unit must have a minimum setback of four feet to the rear and side property lines.

No accessory dwelling unit may be located in a way that would prohibit access to a designated parking area or impede safe ingress and egress from a required side, rear, or front setback. 4/530
V.

W.

Utility Metering. An accessory dwelling unit that is not converted from an existing residence or accessory structure shall be metered separately from the primary unit for gas, electricity, and water/sewer services, and may be subject to a connection fee or capacity charge in accordance with Government Code Section 66013. For an accessory dwelling unit created from the conversion of an existing residence or accessory structure, or portions thereof, separate metering is permissible, but not required.

An accessory dwelling unit under seven hundred fifty square feet shall not be charged development impact fees.
(Ord. No.
1641, § 4, 7-14-20)
Rialto, CA Code of Ordinances
5/531

EXHIBIT C

CATEGORY CURRENT CODE REVISED DRAFT KEY DIFFERENCE
LEGAL BASIS Government Code §
65852.2
Government Code § 66310 et
seq.

Updated state law
reference
DEFINITIONS Limited (ADU, JADU,
Living Area, Transit)
Expanded: Conversion ADU,
Transit Corridor, Tandem
Parking, State-exempt ADU,
etc.

More precise and
comprehensive
definitions
APPLICABILITY Single-family and
multifamily zones
All residential and mixed-use
zones; prohibits RVs as ADUs
Expanded applicability
and restrictions
APPROVAL TIMELINE 60-day ministerial
review
60-day review + 30-day
preapproved plans + denial
procedures
Faster and more
structured processing
HEIGHT 16 ft max 16–25 ft depending on location
and building
More flexibility for
transit areas and
attached units
SQUARE FOOTAGE Up to 1,200 sq ft 850 sq ft (1 bed), 1,000 sq ft (2+ beds), 500 sq ft for JADU
Tiered max size
SETBACKS 4 ft side and rear 4 ft min; additional articulation and front placement rules
More design-oriented
PARKING 1 space, exemptions
for transit
1 space, same exemptions +
9x19 ft min size + tandem
clarified
More detail and clarity
OCCUPANCY No owner occupancy
for ADU; required for
JADU
JADU owner-occupancy
required; ADU rentals >30 days
Clearer occupancy
rules
DESIGN STANDARDS Basic conversion rules Detailed: windows, balconies, articulation, garage conversion
design
More prescriptive

SAFETY &

INFRASTRUCTURE
Basic building code
compliance
Adds fire sprinklers, equipment
setbacks, emergency access,
addressing
Strengthened safety
standards
MULTIFAMILY ADUS 1 ADU per 4 units
(attached), 2 detached
Up to 8 detached, 25%
conversion allowance
Expanded ADU
capacity

IMPACT FEES &

UTILITIES
Separate metering for
new ADUs, no fees <
750 sq ft
Similar but more explicit
metering rules
Clarified utility policies

ADMINISTRATIVE

FEATURES
None Preapproved plans, labeling
units, state-exempt ADUs
Modernized permitting
system
32 33
City of Rialto
Legislation Text
File #: EDC-25-0755, Version: 1, Agenda #:

For the Economic Development Committee Meeting of October 30, 2025 TO: Honorable Mayor and Mayor Pro Tem
APPROVAL: Christina Taylor, Director of Community Development FROM: 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.

These maps and recommendations were discussed at the Economic Development Committee meeting on September 25, 2025. The maps included as Attachment A are reflective of the discussion and direction at that meeting.

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:

City of Rialto Printed on 10/23/2025Page 1 of 2
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34 File #: EDC-25-0755, Version: 1, Agenda #:

1. Proposed Zone Change Exhibits
City of Rialto Printed on 10/23/2025Page 2 of 2
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35 ZONING EXHIBIT
Renaissance Parkway East of Alder Avenue

EXISTING ZONING POTENTIAL ZONING

SUBJECT SITE SUBJECT SITE
Zoning Legend:

Employment (Renaissance SP) Commercial

*This change would require City Council approval of an Amendment to the Renaissance Specific Plan. ****Entitled through March 29, 2026 for two (2) industrial warehouses totaling 148,016 square feet.

36 ZONING EXHIBIT

NEC Linden Avenue & Casmalia Street

EXISTING ZONING POTENTIAL ZONING

Zoning Legend:

Employment (Renaissance SP) Residential

*This change would require City Council approval of an Amendment to the Renaissance Specific Plan. **Entitled through November 8, 2026 for a 386,312 square foot industrial warehouse.

SUBJECT
SITE

SUBJECT
SITE
37 ZONING EXHIBIT

NWC Locust Avenue & Casa Grande Drive

EXISTING ZONING POTENTIAL ZONING

SUBJECT
SITE
Zoning Legend:

Light Industrial (M-1) Residential

*This change would require City Council approval of a Zone Change and a General Plan Amendment. **There are no active development entitlements for this site.

SUBJECT
SITE
38 ZONING EXHIBIT

N/S Baseline Road approximately 350’ E/O Fitzgerald Avenue

EXISTING ZONING POTENTIAL ZONING

Zoning Legend:

Airport-Related Planned Industrial (Rialto Airport SP) Residential

*This change would require City Council approval of an Amendment to the Rialto Airport Specific Plan and a General Plan Amendment.
**Entitled through September 12, 2028 for two (2) industrial warehouses totaling 679,607 square feet.

SUBJECT
SITE

SUBJECT
SITE
39 ZONING EXHIBIT

NEC Locust Avenue & West Coast Boulevard

EXISTING ZONING POTENTIAL ZONING

Zoning Legend:

Planned Industrial Development (Rialto Airport SP) Residential

*This change would require City Council approval of an Amendment to the Rialto Airport Specific Plan and a General Plan Amendment.
**There are no active development entitlements for this site.

SUBJECT
SITE

SUBJECT
SITE
40 ZONING EXHIBIT

Locust Avenue & Bohnert Avenue

EXISTING ZONING POTENTIAL ZONING

Zoning Legend:

Planned Industrial Development (Rialto Airport SP) Residential

*This change would require City Council approval of an Amendment to the Rialto Airport Specific Plan and a General Plan Amendment.
**There are no active development entitlements for this site.

SUBJECT
SITE

SUBJECT
SITE
41 City of Rialto
Legislation Text
File #: EDC-25-0756, Version: 1, Agenda #:

Planning Entitlement and Building & Safety Plan Review Status Reports City of Rialto Printed on 10/23/2025Page 1 of 1
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42 Entitlement Status Report
Master Case No. Project Name Project Location Project Description Project Planner1st SubmitalLatest Resubmittal Entitlement Status MC2021-0013 Eucalyptus Subdivision 706 N. Eucalyptus Ave. 5-lot residential subdivision on 1.7 acresROBLES 3/12/2021 11/25/2024 01/27/2025: Incomplete Submittal Letter sentAwaiting Resubmittal from Applicant07/20/2025: Received resubmittal07/31/2025: Incomplete letter sent MC2021-0076 Laundromat 350 W. Foothill Blvd. 5,876 SF commericial building ROBLES 12/15/202111/18/2024 06/24/2025: 5th Resubmittal received07/10/2025: Met with applicant, owner, Engineering; applicant to resubmit MC2022-0034 Valley-Willow Industrial NEC Valley & Willow 2 Warehouses totaling 121,902sf ROSAS 4/27/2022 1/29/2025 Status: Incomplete SubmittalAwaitiing submittal of final draft of IS/MND for review and circulation MC2022-0042 Cornell SFRs Cornell between Ashford and Sandalwood7 Single Family Residential dwellingsROSAS 9/27/2023 5/22/2025 Status: Incomplete Submittal5/29/2025: DRC ReviewEngineering comments provided 9/23/2025 MC2022-0066 Lakewood Pipe 2694 N. Locust Ave. 800 SF Modular and 4,000 SF metal building (PPD2022-0062)ROBLES 8/9/2022 12/04/2023 01/24/2024: Incomplete Submittal Letter sent 07/15/2025: Contacted Applicant for an update on timing of resubmittal MC2022-0071 Pepper Rialto Plaza SWC 210 Freeway & Pepper Ave.Gas Station, 2 drive-thru rest., 1 multi-tenant bldg.CASEY 8/31/2022 N/A Status: Incomplete SubmittalComment Letter sent 11/7/2022Met with app 3/5/2025 to discuss timing of resubmittal MC2022-0097 Housing Element Update N/A 6th Cycle Housing Element ROBLES N/A N/A 07/10/2025: Met with HCD to discuss comment letter08/20/2025: Met with team to discuss next steps in resubmittal10/25/2025: NOI for ISMND published for public review MC2023-0001 6-lot Subdivision North of Cornell St. 6-lot residential subdivision of 1.96 acres (TTM 20598)ROBLES 1/5/2023 11/27/2024 12/09/2024: Incomplete Submittal Letter sent 10/07/2025: New applicant submitted authorization letter to be granted access to file10/21/2025: Files sent to new applicant MC2023-0002 Tres Hermanos ABC 735 E. Foothill Blvd. Upgrade from ABC Type 20 to Type 21ROBLES 1/9/2023 N/A Incomplete Submittal Letter sent 2/2/2023Awaiting applicant to work with Police and resubmit when service calls reduce10/16/2025: Sent email to applicant, requesting a meeting to discuss next steps MC2023-0006 Lilac Warehouse Modification 1551 S. Lilac Avenue Modernize existing 104,840sf warehouseCASEY 2/7/2023 N/A Status: Incomplete SubmittalComment Letter sent 3/23/2023Awaiting Resubmittal from Applicant MC2023-0011 Santa Ana Truck TerminalS/S Santa Ana 1,800 feet E/O Riverside 172,443sf truck terminal CASEY 2/27/2023 12/5/2024 9/17/2025: Planning Commission Recommended Approval10/28/2025: City Council Hearing MC2023-0014Frankenberger Pallet Storage Yard2365 Lilac Ave. Proposed pallet yard on 4.75-acre site (PPD2023-0009)ROBLES 3/2/2023 3/27/2024 03/17/2023: Incomplete Submittal Letter sent 07/30/2025: Applicant resubmitted MC2023-0026 Olive Grove ResidentialW/S River Ranch Pkwy. 850 feet N/O HighlandRezone R-1 to R-3 & 29-lot SFR SubdivisionCASEY 2/27/2025 10/9/2025 Status: Incomplete Submittal10/23/2025: DRC Review of ResubmittalAwaiting Comments from Departments MC2023-0032 WTF DISH Wireless 2640 North Cedar Avenue DISH colocation on existing monopalm on City propertyCOSTA 6/15/2023 2/27/2024

10.21.2025: Reviewed and no new information available; 9.2.2025: ATT purchased DISH, unclear how it affect this project at this time. 8.26.2025: DISH and the water company have competing on-site construction objectives and expect it to take six to nine months to resolve them.

MC2023-0042 Dolwani Casmalia ProjectN/S & S/S Casmalia 650 feet E/O LocustThree (3) New Warehouses - 227,015sf totalCASEY 8/15/2023 8/6/2024 Status: Incomplete SubmittalResubmittal Received 6/2/2025DRC Review 7/10/2025Comment Letter sent 8/14/2025 43 Entitlement Status Report
Master Case No. Project Name Project Location Project Description Project Planner1st SubmitalLatest Resubmittal Entitlement Status MC2023-0046 605 East Etiwanda Avenue 605 East Etiwanda SB9 TPM and PPD for SFR COSTA 8/25/2023 3/4/2025 10.14.2025: Scheduled for 11.5.2025 Planning Commission.

MC2023-0047 MVP Industrial SWC Valley and Lilac 22,770sf Industrial Warehouse ROSAS 9/8/2023 7/1/2025 Status: Complete Submittal7/17/2025:DRC Review All Comments Addressed10/8/2025: Request Final COAs MC2023-0048 Solids Facility Improvements1482 W. Summit Avenue (FWC Plant F14)New 5,000sf dewatering building & 2 tanksCASEY 9/14/2023 8/14/2024 Status: Complete Submittal5/29/2025: DRC ReviewFire & Sewer requested information from applicant to assist in Condition preparation8/25/2025: Applicant Met with Fire & Sewer MC2023-0055 AJ Market 786 East Foothill Boulevard Off-Sale Beer & Wine Type 20 COSTA 11/2/2023 1/2/2023 8.25.2025: Applicant's representative will send email requesting to withdraw the project.

MC2023-0056 Locust Gateway DevelopmentSWC Locust Ave. & Lowell St. New 664,859sf Warehouse CASEY 1/18/2024 10/23/2024 Status: Complete SubmittalDEIR Public Review Period CompleteConsultant Preparing Responses to the Comments ReceivedDevelopment Agreement Terms Under Negotiation MC2024-0011 Archaea CNG FacilityS/S Sierra Lakes Pkwy. 0.5 miles W/O Alder Ave.Four (4) CNG dispensers CASEY 4/17/2024 N/A Status: Incomplete SubmittalFees Due - On Hold Per Applicant MC2024-0012 Adesa Foods Processing PlantSEC Casmalia St. & Cedar Ave. 54,144sf Food Processing Industrial BuildingCASEY 4/29/2024 10/22/2024 Status: Complete Submittal7/24/2025: Neighborhood Meeting9/29/2025: IS/MND Circulated for a 30-Day Public Review Period MC2024-0015 New SFR Terrace Road (APN: 0269-331-08) 1,400 SF Single-Family (PPD2024-0012)ROBLES 5/2/2024 N/A 06/11/2024: Incomplete Letter sent 07/15/2025: Applicant said he would provide a status update next week MC2024-0019 Miro/Ayala Newland ProjectSWC & NWC's Ayala Drive & Miro WayNew 399,967sf and 28,302sf WarehousesCASEY 9/26/2024 N/A Status: SPA Complete Submittal / PPD Incomplete Submittal3/3/2025: PPD Comment Letter sent to ApplicantAwaiting PPD Resubmittal from Applicant11/5/2025: Planning Commission Hearing on SPA & EIR MC2024-0020 Randall SFR Subdivision SWC Randall Ave. & Spruce Ave. 16-lot SFR Subdivision CASEY 7/22/2024 N/A Status: Incomplete SubmittalComment Letter sent 2/3/2025Awaiting Resubmittal from Applicant MC2024-0022Stonehurst outdoor storage yard2239 W Stonehurst Dr. Contractors outdoor storage yard ROSAS 8/19/2024 6/13/2025 Status: Incomplete SubmittalAwaiting Resubmittal from Applicant MC2024-0025 CNG 375 South Cactus Avenue375 South Cactus Avenue CNG dispensers for company fleetCOSTA 8/15/2024 2/28/2025 7.2.2025 awaiting Applicant response to Engineering CoAs.

MC2024-0028Renaissance Residential Phase 2E/S Linden Approx. 850ft S/O RenaissanceSubdivision for 292 single-family dwelling unitsROSAS 9/25/2024 9/22/2025 Status: In Review 10/1/2025: PR-4 Routed/Pending comments MC2024-0030 2977 Locust Warehouse E/S Locust Ave. 300 feet N/O Lowell St. New 85,180sf Warehouse CASEY 9/26/2024 N/A Status: Incomplete SubmittalOn Hold Per Applicant MC2024-0031 New Single-Family Res. 3794 N Amberwood Ave New SFR, ADU & JADU VAZQUEZ 9/20/2024 N/A Applicant resubmitted on 9/11/2025Scheduled for DRC review on 9/18/2025 44 Entitlement Status Report
Master Case No. Project Name Project Location Project Description Project Planner1st SubmitalLatest Resubmittal Entitlement Status MC2024-0032Lot-split for new SFR with ADUs 540 E Merrill Ave. New SFR, ADU & JADU ROSAS 12/17/2024 N/A Status: Incomplete SubmittalComments providided to Applicant 4/7/2025Awaiting Resubmittal from Applicant MC2024-0034 Souldies CDP2 108 South Riverside Avenue Expand to outdoor entertainment and hours of operationCOSTA 11/4/2024 N/A 10.22.2025: Met with Fire, CC, applicant, and his designer at location. Applicant will resubmit plans.

MC2024-0036 3730 S. Riverside Truck YardW/S Riverside Ave. 1,330 feet S/O Agua Mansa Rd.Truck & Trailer Storage Yard on 3.07 acresCASEY 11/12/2024 N/A Status: Complete Submittal10/1/2025: Draft Conditions provided to Applicant10/16/2025: Met with Applicant to Discuss Fire Conditions MC2024-0041Baseline/Riverside Donation Bin 155 E Baseline Rd Proposal of a donation bin VAZQUEZ 11/15/2024 N/A Incomplete - Applicant to select new location (Parking requirment was not met) MC2024-0044 ADU Update N/A Update to ADU ROBLES N/A N/A 07/17/2025: Revised ADU Ordinance to be presented at DRC8/21/2025: EDC report complete, to be presented on 8/28 MC2024-0045 TUP N/A New TUP Ordinance ROBLES N/A N/A 07/10/2025: Met with legal to review comments, legal team to provide new Draft08/21/2025: EDC report complete, to be presented on 8/28 MC2025-0001 Larch Ave. Office & Manu.W/S Larch Ave. 150 feet S/O Rialto Ave.New 7,500sf Industrial Building CASEY 1/13/2025 N/A Status: Complete Submittal7/9/2025: Resubmittal Received7/24/2025: DRC Review8/25/2025: Met with Applicant to discuss DRC comments MC2025-0003 Alder Fairfield Hotel Generally NWC Alder & RenaissanceFairfield Hotel development on Parcel 3 ROSAS 2/3/2025 10/20/2025 Status: Incomplete Submittal10/20/2025: Resubmittal Rceived11/06/2025: Tentative DRC Scheduled MC2025-0004 Date & Cameron Truck YardSWC Date Ave. & Cameron Way Truck & Trailer Storage yard on 2.44 acresCASEY 2/6/2025 N/A Status: Incomplete SubmittalAwaiting Draft Conditions from Engineering MC2025-0005 Rialto Tire Center 392 Foothill Blvd Legalization of a 1515sf Building and new 5000sf 2-story building ROSAS 1/30/2025 N/A Status: Incomplete SubmittalComment provided to Applicant 6/9/2025Awaiting Resubmittal from Applicant MC2025-0006 SB 9 Unit 840 S Riverside SB 9, New 612 Sqft Unit, 39 swqft Porch & a new 622 Sqft GarageVAZQUEZ/ROBLES3/3/2025 N/A Incomplete - Comment Letter sent on 4/29/2025 - Awaiting Resubmittal MC2025-0007 Recycling Center 578 W Foothill Blvd Proposal of a Recycling Center COSTA 2/27 N/A 10.20.2025: Engineering CoAs pending.

MC2025-0008Extra Space Storage Expansion3285 N. Locust Avenue 79,544sf expansion to an existing self-storage facilityCASEY/VAZQUEZ3/10/2025 N/A Status: Incomplete Submittal8/5/2025: Resubmittal Received8/28/2025: DRC Review of Resubmittal9/11/2025: Applicant Placed Project On-Hold MC2025-0010 Massage Parlor 786 E. Foothill Blvd. #712 Massage therapy service (CDP2025-0008)ROBLES 3/11/2025 N/A 07/22/2025: Sent incomplete9/24/25: PD provided more incomplete items10/21/2025: Applicant incomplete, mailing labels have not been received MC2025-0011Expansion of Solomon Colors Warehouse1371 N. Laurel Ave. 89,000 SF expansion of warehouse (PPD2025-0016)ROBLES 3/12/2025 N/A 06/02/2025: Incomplete letter sent07/15/2025: Staff met with applicant to clarify items listed in incomplete letter10/21/2025: Spoke to applicant regarding the screen wall, applicant is to submit concept that does not encroach into easement 45 Entitlement Status Report
Master Case No. Project Name Project Location Project Description Project Planner1st SubmitalLatest Resubmittal Entitlement Status MC2025-0012Vulcan Materials Site AnnexationNWC Pepper Avenue & Highland AvenueAnnexation of over 100 acres of landCASEY N/A N/A 4/8/2025: CC Adopted Resolution Authorizing AnnexationUnder Special Counsel Review MC2025-0013 Linden Cluster Residential E/S Linden S/O Riverside Avenue 66 SFR Planned Unit DevelopmentCASEY 4/1/2025 10/1/2025 Status: Incomplete Submittal10/23/2025: DRC Review of ResubmittalAwaiting Comments from Departments MC2025-0014 Gateway SP SPA and GPA0132-122-04, 07, and 23 (124, 132, 136 E. Valley Bl.SPA and GPA COSTA 4/9/2025 4/14/202510.23.2025: Second draft of Intial Study submitted by applicant. 9.25.2025: SB18 and AB52 letters sent. 90 day review complete on 12.24.2025.

MC2025-0015Lytle Creek Neighborhood 2 Phase 2Lytle Creek Ranch SP Neighborhood 2Reorganize Planning Areas to facilitate future developmentCASEY 4/9/2025 N/A Status: Incomplete Submittal7/10/2025: DRC ReviewAwaiting Comments from Engineering, Fire, and Utilities MC2025-0016Beyond Market type 20 Beer & wine916 S Riverside Ave CDP w/variance VAZQUEZ 4/22/2025 N/A Incomplete letter sent on 6/24/2025 MC25-0020 EV Car Charging Station 1175 W Reniassance Pkwy Development of an EV Car Charging StationVAZQUEZ 6/16/2025 N/A Incomplete Letter sent on 7/9/2025 MC25-0022 1685 N. Eucalyptus Subdivison1685 N. Eucalyptus AvenueSubdivide a 5.36 acre parcel of land into two (2) parcels of land - Parcel 1 (0.63 acres) & Parcel 2 (4.73 acres)COSTA 6/24/2025 N/A 10.2.2025: Incomplete/comment letter emailed to applicant. Project submittal incomplete with comments and additional information required by Planning and Engineering.

MC25-0023PPD25-0005 AT&T Wireless Telecommunications Facility Co-Location 1610 W. Foothill BoulevardCo-locate a new wireless telecommunications facility onto an existing 65 foot tall mono-pine ROBLES 6/24/2025 N/A 07/22/2025: Sent incomplete as Filing Fees Due9/23/25: Send incomplete for 6409(a) justification and owner signature MC25-0024 Massage Parlor 2012 N. Riverside Avenue, Suite F Massage therapy service (CDP25-0001)ROBLES 07/07/2025 N/A 08/18/2025: Application routed to Police Department9/24/25: PD provided more incomplete items10/21/2025: PD approved conditions, to be presented at 11/5 PC MC25-0025 Jackson's Food Stores EV Charging Station 2281 W. Casmalia Street Install new EV chargers and canopies at an existing gas station/convenience market VAZQUEZ 7/15/2025 N/A Incomplete Letter send on 9/3/2025 MC25-0027 Burlington Facade Improvement1321 W. Foothill BoulevardFacade improvement to an existing commercial building to facilitate Burlington branding ROSAS 7/16/2025 10/01/2025 Status: Incomplete SubmittalApplication Contents Under Review10/16/2025: DRC MC25-0028 Uppal Truck Yard Expansion 2273 S. Cactus Avenue Development of easterly portion of existing truck yard with 2,700 square foot truck repair building, a 320 square foot staff breakroom and associated paving, landscaping, lighting and drainage improvementsROSAS 7/30/2025 N/A Status: Incomplete SubmittalAwaiting Resubmittal8/28/2025: DRC MC25-0029 Calvary Chapel Expansion 1391 West Merrill Avnue Temporary Modular Building COSTA 8/11/2025 N/A 10.21.2025: Reviewed and no new activity; 9.3.2025: DRC comments from Planning, Building, Engineering and Fire emailed to applicant. No response yet.

MC25-0030 Terry Butler 2959 N. Palm Avenue Commercial Vehicle Parking on a Residential PropertyCASEY 8/11/2025 N/A Assigned: 8/19/2025Application Contents Under Review MC25-0031 Dental Care of Rialto 1817 N. Riverside Avenue Installation of two (2) LED readerboard signsROSAS 8/13/2025 N/A Status: Incomplete Submittal10/22/2025: Corrections RequiredAwaiting Resubmittal 46 Entitlement Status Report
Master Case No. Project Name Project Location Project Description Project Planner1st SubmitalLatest Resubmittal Entitlement Status MC25-0032 Celia Melgarejo 2894 N. Palm Avenue Commercial Vehicle Parking on a Residential PropertyCASEY 8/20/2025 N/A Assigned: 9/3/2025Application Contents Under Review MC25-0033 Magnolia Food c/o Coldwell Solar1450 N. Alder Avenue 1251.25 kW DC Commercial Solar - four carport systemROSAS 8/21/2025 N/A Status: Incomplete Submittal10/22/2025: Corrections RequiredAwaiting Resubmittal MC25-0035 Water Quality Modifications - New Filters1482 W. Summit Avenue (FWC Plant F14)Two (2) new filter ponds and a 1,500 square foot addition to an existing filter gallery building ROSAS 8/28/2025 N/A Status: Incomplete Submittal10/21/2025: Corrections RequiredAwaiting Resubmittal MC25-0036 Circle K - Type 21 ABC Upgrade1103 W. Casmlia Street Upgrade from ABC Type 20 to Type 21ROBLES 09/09/2025 N/A Assigned: 10/6/2025Application Contents Under Review MC25-0037 Opal Fuels CNG Project 2801 S. Riverside Avenue Installation of CNG dispensers at an existing truck yardVAZQUEZ 9/16/2025 N/A Assigned: 10/6/2025Application Contents Under Review MC25-0038 McDonald's SWC Foothill Boulevard & Acacia AvenueNew 4,210 square foot restaurant building with drive-thru service9/25/2025 N/A Awaiting Assignment 47 Permit Number Address Permit Status Application Date Permit Description COMM25-0211 2531 S RIVERSIDE DR 2531 S RIVERSIDE DR RIALTO, CA 92316 Applied - Online 10/17/2025 Installation of roof mount solar system on Canopy.
1 Inverter, 50 panels
Size 29.25kW
COMM25-0212 1508 W CASMALIA ST 1508 W CASMALIA ST RIALTO, CA 92377 Applied - Online 10/20/2025 Electrical outlets COMM25-0214 1501 S RIVERSIDE AVE 1501 S RIVERSIDE AVE RIALTO, CA 92376 Applied - Online 10/21/2025 Permit is for 1509 S Riverside Ave but the portal did not recognize that address, it is a subunit in the overall building for Smart Bargain Market.

Scope: remove and replace existing water heater with 50 gallon unit, like for like COMM25-0219 311 S SYCAMORE AVE 311 S SYCAMORE AVE RIALTO, CA 92376 Applied - Online 10/22/2025 Reroof of the house,
Total SQ off 24.05
Total SQ on 24.05
Flat roof part of the house 6.5 SQ
Shingle color Graphite Black
CRCC 1214-0010
COMM25-0218 311 S SYCAMORE AVE 311 S SYCAMORE AVE RIALTO, CA 92376 Applied - Online 10/22/2025 Reroof, Total squares off 60.65 Total sQ on 60.65
Main Church
Two story squares
Shingle color Graphite Black
CRCC 1214-0010
COMM25-0217 155 E BASELINE RD 155 E BASELINE RD RIALTO, CA 92376 Applied - Online 10/21/2025 Truss Drawings for a Dutch Bros Coffee COMM25-0194 172 E BASELINE RD 172 E BASELINE RD RIALTO, CA 92376 Corrections Required 9/23/2025 Tenant improvement for new walls and occupancy for E use.

IND25-0076 2175 N LINDEN AVE RIALTO, CA 92376 Corrections Required 10/7/2025 CONCRETE SCREEN WALL IND25-0078 2175 N LINDEN AVE RIALTO, CA 92376 Corrections Required 10/7/2025 TENANT IMPROVEMENT TO OFFICE AT 5,622 SQ FT
SHELL WAREHOUSE UNDER: IND25-0074
IND25-0074 2175 N LINDEN AVE RIALTO, CA 92376 Corrections Required 10/7/2025 384,300 SQFT SPECULATIVE INDUSTRIAL BUILDING (SHELL) IND25-0077 2175 N LINDEN AVE RIALTO, CA 92376 Corrections Required 10/7/2025 18 LIGHT STANDARDS COMM25-0181 1110 MERRILL AVE 1110 MERRILL AVE RIALTO, CA 92376 Fees Due 9/11/2025 Connecting new conveyer system to existing power at the electrical panel.

COMM25-0199 2160 W STONEHURST AVE 2160 W STONEHURST AVE RIALTO, CA 92376 Fees Due 10/2/2025 Demolition of site for preparation of site grading. Demolish and/or remove existing light poles, existing asphalt concrete, an existing CMU wall, existing K-Rails, an existing chain link fence, and an existing building. The footprint area of the building to be removed is 223 SF.

IND25-0075 288 E SANTA ANA AVE 288 E SANTA ANA AVE RIALTO, CA 92376 Fees Due 10/7/2025 Legalization of existing canopy structure 2,136sf COMM25-0205 1175 W RENAISSANCE PKWY RIALTO, CA 92376 Fees Due 10/7/2025 NEW PUBLIC ELECTRIC VEHICLE CHARGING STATIONS (3 CHARGERS SERVING 6 CHARGING STALLS)

AND ASSOCIATED ELECTRICAL INFRASTRUCTURE
COMM25-0201 2160 W STONEHURST AVE 2160 W STONEHURST AVE RIALTO, CA 92376 Fees Due 10/2/2025 Electrical Plans for 2116 & 2160 West Stonehurst Drive.

Provide transformer and panel for 120/208V branch circuits for site lighting to an existing 120/240V meter main
COMM25-0203 1325 W FOOTHILL BLVD 1325 W FOOTHILL BLVD RIALTO, CA 92376 Fees Due 10/7/2025 Rebrand service station to Pemex branding: refacing monument signs, rebranding fuel dispensers and canopy, installing new canopy signs
IND25-0069 3994 S RIVERSIDE AVE RIALTO, CA 92316 In Review 9/15/2025 37 480V NEW FORKLIFT CHARGERS & ADD NEW 400A PANEL COMM25-0197 1420 S RIVERSIDE AVE 1420 S RIVERSIDE AVE RIALTO, CA 92376 In Review 9/25/2025 From existing restaurant changed to a new restaurant, named "OSAKA HOUSE RAMEN & SUSHI"; Demo and rebuild non-bearing walls; Install 1 type "l" hood.

COMM25-0180 1627 S RIVERSIDE AVE 1627 S RIVERSIDE AVE RIALTO, CA 92376 In Review 9/11/2025 Installing laminated wood floor, installing fixtures, and installing a 8ft partition wall. 48 Permit Number Address Permit Status Application Date Permit Description MFR25-0062 323 N MILLARD AVE 323 N MILLARD AVE RIALTO, CA 92376 In Review 9/24/2025

1. NEW ADU UNIT (C). 614 S.F.

2. NEW ADU UNIT (C) PORCH 40 SQ. FT.

NEW 225-amp ELECTRIC SERVICE WILL BE PERMITTED SEPARATELY MFR25-0060 323 N MILLARD AVE 323 N MILLARD AVE RIALTO, CA 92376 In Review 9/18/2025 NEW ADU UNIT (B). 614 S.F WITH 40SF PORCH
NEW 225-amp ELECTRIC SERVICE WILL BE PERMITTED SEPARATELY IND25-0072 2125 W LOWELL ST FONTANA, CA 92335 In Review 9/29/2025 Verdura Retaining Wall
Grading Plans for PPD#2023-0041. Legacy permit ENG24-0397 IND25-0081 1697 N PEPPER AVE RIALTO, CA 92376 In Review 10/14/2025 DEFERRED ROOF JOIST PLANS PER THE ATTACHED PLANS AND APPROVED BUILDING PERMIT #BLD25- 1082
COMM25-0195 3368 S RIVERSIDE AVE 3368 S RIVERSIDE AVE BLOOMINGTON, CA 92316 In Review 9/23/2025 NEW 2,360 SF DIESEL FUEL CANOPY

DEFERRED SUBMITTALS
- UNDERGROUND FUELING TANK AND SYSTEM PERMIT
- GRADING PERMIT
-SIGN PERMITS
MFR25-0065 132 E WILSON ST 132 E WILSON ST RIALTO, CA 92376 In Review 10/18/2025 Replace existing stairs, common balcony, and guard rail with new.

COMM25-0207 2531 S RIVERSIDE DR 2531 S RIVERSIDE DR RIALTO, CA 92316 In Review 10/9/2025 Installation of a ballasted roof-mounted solar system on Main BLDG. 68 MODS, 39.78KW, 1 INV
COMM25-0213 1040 W RENAISSANCE PKWY RIALTO, CA 92376 In Review 10/21/2025 RESTAURANT (SHIKI SUSHI) ONE STORY 5,387 SQ FT
Trash Enclosure under: COMM25-0215
Light Standards under: COMM25-0216
COMM25-0216 1040 W RENAISSANCE PKWY RIALTO, CA 92376 In Review 10/21/2025 SHIKI SUSHI - INSTALLATION OF LIGHT STANDARDS COMM25-0215 1040 W RENAISSANCE PKWY RIALTO, CA 92376 In Review 10/21/2025

SHIKI SUSHI - TRASH ENCLOSURE
Restaurant under: COMM25-0213
Light Standards: COMM25-0216
IND25-0070 150 S PALM AVE RIALTO, CA 92376 Incomplete Submittal 9/18/2025 Testing Inspections workflow COMM25-0202 1230 N AYALA DR 1230 N AYALA DR RIALTO, CA 92377 Incomplete Submittal 10/6/2025 Renovation of Existing Carwash to accommodate new express wash, provide new electrical service, power, lighting fixtures and control
IND25-0071 Incomplete Submittal 9/25/2025 Demolition of existing concrete reservoir.

IND25-0080 0 FORTUNA WAY 0 FORTUNA WAY COLTON, CA 92324 Incomplete Submittal 10/10/2025 Front Monument Sign COMM25-0191 1295 W RENAISSANCE PKWY RIALTO, CA 92376 Incomplete Submittal 9/18/2025 Install low voltage cabling for P.O.S., computers, cameras, and wifi. Install cameras and wifi access points
IND25-0083 2175 S WILLOW AVE 2175 S WILLOW AVE BLOOMINGTON, CA 92316 Incomplete Submittal 10/14/2025 Tenant Improvement of existing steel building.

ELECTRICAL

MECHANICAL

PLUMBING
49 Permit Number Address Permit Status Application Date Permit Description COMM25-0210 311 S SYCAMORE AVE 311 S SYCAMORE AVE RIALTO, CA 92376 Incomplete Submittal 10/16/2025 67 Flat roof:

Reroof, Total squares off 60.65 Total sQ on 60.65 Main Church Two story squares Shingle color Graphite Black CRCC 1214-0010
MFR25-0064 132 E WILSON ST 132 E WILSON ST RIALTO, CA 92376 Incomplete Submittal 10/16/2025 Added a mini-split to apartment D COMM25-0200 2160 W STONEHURST AVE 2160 W STONEHURST AVE RIALTO, CA 92376 Permit Processing 10/2/2025 Construction of 9 foot Uniform CMU wall for site.

COMM25-0204 1508 W CASMALIA ST 1508 W CASMALIA ST RIALTO, CA 92377 Permit Processing 10/7/2025 High Pile storage plans showing fire code compliance for tire storage on portable racking IND25-0073 0 FORTUNA WAY 0 FORTUNA WAY COLTON, CA 92324 Permit Processing 9/29/2025 NEW FACILITY SHOP 178, 248 SF & WAREHOUSE 21,600 SF
This is a re-submittal to BPC24-0595
COMM25-0192 2012 RIVERSIDE AVE Unit: B RIALTO, CA 92376 Ready to Issue 9/19/2025

REPLACE SWAMP COOLER WITHOUT ANY ELECTRICAL
CE25-0721
COMM25-0209 1401 N ALDER AVE 1401 N ALDER AVE RIALTO, CA 92376 Routed for Review 10/16/2025 Addition of new 16,000 gallon buffer tank and foundation on East side of existing building.

IND25-0082 2175 S WILLOW AVE 2175 S WILLOW AVE BLOOMINGTON, CA 92316 Routed for Review 10/14/2025

DEVELOPING AN OUTDOOR STORAGE YARD FOR TRUCKS AND TRAILERS ON

4.04 ACRES OF LAND IN HEAVY INDUSTRIAL ZONE (H-IND) OF THE AGUA MANSA SPECIFIC PLAN.

THE PROJECT CONSISTS OF DEMO PORTION OF THE EXISTING BUILDING AND REFURBISHING THE REST, WHICH IS ± 5,800 S.F. BUILDING, ADDING

AUTOMATIC FIRE SPRINKLER SYSTEM TO THE BUILDING (UNDER DEFERRED

SUBMITTAL),

PARKING FOR TRUCKS AND TRAILERS, VISITOR AND EMPLOYEE

PARKING, NEWLY PAVED SURFACES, NEW LANDSCAPING, SITE LIGHTING,

MASONRY BLOCK SCREEN WALL, A SCREENING GATE, TRASH ENCLOSURE, DRAINAGE IMPROVEMENTS, AND PEDESTRIAN AND VEHICLES ACCESS.

COMM25-0208 155 E BASELINE RD 155 E BASELINE RD RIALTO, CA 92376 Routed for Review 10/9/2025 Kids Playground
playground structures
rest area
kitchen
dinning tables
office
restrooms
IND25-0068 168 S SPRUCE AVE 168 S SPRUCE AVE RIALTO, CA 92376 Routed for Review 9/10/2025 New Wrought Iron Fence - 8.0' Feet in Height to prevent trespassing.

Report ran from 06/04/2025 - 10/23/2025
50