1 RESOLUTION NO. 2025-26
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF RIALTO, CALIFORNIA RECOMMENDING THAT THE
CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT
4 ENVIRONMENTAL IMPACT REPORT SCH. 2024070224, AS
RELATED TO A PROPOSED PROJECT CONSISTING OF A
5 SPECIFIC PLAN AMENDMENT AND THE DEVELOPMENT OF
6 TWO (2) INDUSTRIAL WAREHOUSE BUILDINGS TOTALING
428,715 SQUARE FEET ON APPROXIMATELY 20.8 ACRES OF
7 LAND (APN'S: 0264-211-15 & -20; 0264-212-44, -46, & -54; PORTIONS OF 0264-212-17 & -45); ADOPT FINDINGS OF FACT
8 RELATED THERETO, AS REQUIRED BY PUBLIC RESOURCES
9 CODE SECTION 21081(a) AND CEQA GUIDELINES, SECTION
15091; APPROVE A MITIGATION MONITORING AND
10 REPORTING PROGRAM RELATED THERETO, AS REQUIRED
11 BY PUBLIC RESOURCES CODE SECTION 21081.6 AND CEQA
GUIDELINES SECTION 15097; AND ADOPT THE STATEMENT
12 OF OVERRIDING CONSIDERATIONS RELATED THERETO, AS
REQUIRED BY PUBLIC RESOURCES CODE SECTION 21081(b)
13 AND CEQA GUIDELINES SECTION 15093.
14 15 WHEREAS, on March 26, 2024, the City Council/Successor Agency to the Redevelopment 16 Agency of the City of Rialto approved a Purchase and Sale Agreement, in cooperation with Lewis- 17 Hillwood Rialto Company LLC, to facilitate the sale of five (5) parcels of land (APN's: 0264-211-15 18 & -20; 0264-212-44, -46, & -54) and portions of two (2) parcels of land (APN's 0264-212-17 & -45) 19 to Newland Real Estate Equities LLC; and
20 WHEREAS, the land to be sold to Newland Real Estate Equities LLC encompasses the 21 entirety of Planning Area 126 and Planning Area 133 of the Renaissance Specific Plan; and 22 WHEREAS, as part of the Purchase and Sale Agreement, the City of Rialto and Lewis- 23 Hillwood Rialto Company LLC (collectively "Applicant") agreed to complete the following prior to 24 finalizing the land sale transaction:
25 • An Amendment to the Renaissance Specific Plan to reconfigure Miro Way to extend 26 from Linden Avenue to Ayala Drive, change the land use designation of Planning 27 Area 123 to General Commercial with a Residential Overlay, and change the land use 28 -1-
1 designations of Planning Area 126 and Planning Area 133 to Business Center, thereby 2 eliminating the previous Public Park and School land use designations; and 3 • An Amendment to the Development Agreement between the City of Rialto and 4 Lewis-Hillwood Rialto Company LLC to eliminate provisions related to the 5 construction of a public park on Planning Area 126 and Planning Area 133; and 6 Preparation of all necessary California Environmental Quality Act ("CEQA") 7 approvals related to the Specific Plan Amendment and DA Amendment; and 8 WHEREAS, the applicant has submitted Specific Plan Amendment No. 2024-0005 ("SPA 9 No. 2024-0005") to amend the Renaissance Specific Plan ("SPA Project") as follows:
10 • Change the land use designation of Planning Area 123 from School to General 11 Commercial with a Residential Overlay with a maximum development potential of 12 112,167 square feet of commercial uses, 164 dwelling units, or a combination 13 thereof; and
14 • Change the land use designation of Planning Area 126 from Public Park to Business 15 Center with a maximum development potential of 378,972 square feet of industrial 16 uses; and
17 Change the land use designation of Planning Area 133 from Employment with a 18 Public Park Overlay to Business Center with a maximum development potential of 19 74,052 square feet of industrial uses; and
20 • Reconfigure Miro Way to extend from Linden Avenue on the west to Ayala Drive 21 on the east; and
22 • Various textual and graphical amendments related to the changes listed above; and 23 WHEREAS, the site for the SPA Project consists of approximately 33 acres of land (APN's:
24 0264-211-15 & -20; 0264-212-12, -17, -30, -44, -45, - 46, & -54; Portions of APN's: 0264-212-05 & 25 -06 located between Linden Avenue and Ayala Drive approximately 415 feet north of Baseline Road 26 ("Site"); and
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1 WHEREAS, in conjunction with the SPA Project, a First Amendment to the Development 2 Agreement between the City of Rialto and Lewis-Hillwood Rialto Company LLC has been prepared 3 to remove provisions related to the public park eliminated by the Project ("DA Amendment"); and 4 WHEREAS, the City of Rialto ("City") has undertaken review under the California 5 Environmental Quality Act ("CEQA"), Public Resources Code Sections 21000, et seq. and 6 California Code of Regulations ("CEQA Guidelines") Title 14, Sections 15000, et seg.; and 7 WHEREAS, the Applicant retained Kimley-Horn & Associates, Inc., an environmental 8 consulting firm, to prepare a Subsequent Environmental Impact Report ("SEIR") for the SPA 9 Project, and
10 WHEREAS, in addition to the analyzing the Project, the SEIR would also analyze the 11 future development of two (2) industrial warehouse buildings totaling 428,715 square feet in size 12 (53,640 square feet on Planning Area 133 and 375,075 square feet on Planning Area 126) ("Future 13 Development"); and
14 WHEREAS, on July 8, 2024, the City distributed a Notice of Preparation for Draft 15 Environmental Impact Report SCH. 2024070224, for the SPA Project and the Future 16 Development, pursuant to CEQA Guidelines Section 15082 and Public Resources Code Section 17 21080.4, providing a 30-day period during which responsible agencies, trustee agencies, and 18 members of the general public could provide comments to the City regarding the scope of the 19 proposed SEIR; and
20 WHEREAS, pursuant to the authority and criteria contained in CEQA and the City of 21 Rialto environmental guidelines, the City, as the Lead Agency, analyzed the SPA Project and the 22 Future Development and prepared a Draft Subsequent Environmental Impact Report (DSEIR"), 23 and determined that the proposed SPA Project and the Future Development would have significant 24 impacts related to greenhouse gas emissions from operations; and 25 WHEREAS, consistent with the requirements of CEQA Guidelines Section 15085, upon 26 completing the DSEIR dated March 2025, the City filed a Notice of Completion on March 21, 27 2025 with the Office of Planning and Research; and
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1 WHEREAS, on March 21, 2025 consistent with the requirements of the Public Resources Code Section 21092 and CEQA Guidelines Section 15087, the City published a Notice of 3 Availability of the DSEIR in the San Bernardino Sun newspaper, and, on March 21, 2025, posted 4 the Notice of Availability at City Hall and mailed a Notice of Availability to all responsible and 5 trustee agencies, all organizations and individuals who had requested notice, and all property 6 owners located within a 1,000 foot radius of the Site; and 7 WHEREAS, the Notice of Availability and Notice of Completion noticed all agencies, organizations, and the public that they had 45 days to provide comments on the contents of the DSEIR, which was available in hard copy for in-person review at City Hall - the Community 10 Development Building - and available for download on the City of Rialto website, throughout the 11 comment period; and
12 WHEREAS, at the conclusion of the 45-day public review and comment period related to 13 the DSEIR, the City directed the preparation of the Final Subsequent Environmental Impact Report 14 dated August 2025 ("FSEIR") pursuant to CEQA Guidelines Sections 15088, 15089 and 15132, 15 which included the DSEIR, responses to public comments on the DSEIR, and a Mitigation 16 Monitoring and Reporting Program; and
17 WHEREAS, pursuant to CEQA Guidelines Section 15132, the FSEIR is required to be 18 completed in compliance with CEQA, and pursuant to Section 21092.5 of CEQA, on October 14, 19 2024, the City sent via mail the FSEIR, including written responses to comments, to all agencies, 20 organizations, and persons that commented on the DSEIR; and 21 WHEREAS, on October 16, 2025, the City published a Notice of Public Hearing that the 22 Planning Commission would consider certification of the FSEIR and approval of the SPA Project 23 and DA Amendment at its November 5, 2025 meeting in the San Bernardino Sun newspaper, 24 posted the notice at City Hall, and mailed said notice to all property owners within a 1,000 foot 25 radius of the Site as well as all to all organizations and individuals who had requested notice; and 26 WHEREAS, on November 5, 2025, the Planning Commission conducted a public hearing, 27 and considered the record of proceedings for the FSEIR, which includes, but is not limited to, the 28 following:
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1 (1) The Notice of Preparation for the SPA Project and the Future Development (the 2 "NOP"'), and all other public notices issued by the City in connection with the Project; 3 (2) The FSEIR dated August 2025;
4 (3) All written comments submitted by agencies or members of the public during any 5 public review comment period on the DSEIR;
6 (4) All written and verbal public testimony presented during a noticed public hearing for 7 the SPA Project and DA Amendment at which such testimony was taken, including 8 without limitation, the Staff Report to the Planning Commission, including all 9 attachments, any and all presentations by City staff, the City's consultants, the 10 Applicant and the Applicant's consultants, the public, and any other interested party; 11 (5) The Mitigation Monitoring and Reporting Program for the Project (the "MMRP"); 12 (6) The reports, studies and technical memoranda included and/or referenced in the DSEIR 13 and the FSEIR and or their appendices;
14 (7) All documents, studies, or other materials incorporated by reference in the DSEIR and 15 the FSEIR;
16 (8) All Ordinances and Resolutions presented to and/or to be adopted by the City in 17 connection with the SPA Project and DA Amendment; and all documents incorporated 18 by reference therein, specifically including, but not limited to, this Resolution and its 19 exhibit;
20 (9) Matters of common knowledge to the City, including but not limited, to federal, state, 21 and local laws and regulations, adopted City plans, policies (including but not limited 22 to the 2010 Rialto General Plan and the Renaissance Specific Plan), and the 23 professional qualifications of City staff members and consultants; 24 (10) Any documents expressly cited in this Resolution and its exhibit, the Staff Report to 25 the Planning Commission, the FSEIR which includes the DSEIR; and 26 (11) Any other relevant materials required to be in the record of proceedings under Section 27 21167.6(e) of the Public Resources Code; and
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1 WHEREAS, the City has not pre-committed to approving the SPA Project, DA 2 Amendment, or the FSEIR, and will not commit to any approval related to the SPA Project until 3 the Planning Commission and City Council consider and certify the FSEIR for the SPA Project 4 based upon all evidence presented; and
5 WHEREAS, on November 5, 2025, following the public hearing, the Planning 6 Commission considered and discussed the adequacy of the proposed FSEIR as an informational 7 document and applied their own independent judgment and analysis to review said SEIR, and 8 thereby desired to take action to recommend that the City Council certify the FSEIR, as having 9 been completed in compliance with CEQA, based on the findings found therein; and 10 WHEREAS, at its November 5, 2025 meeting, following the public hearing, the Planning 11 Commission also considered and decided whether to recommend approval or rejection of the SPA 12 Project and DA Amendment to the City Council at this time; and 13 WHEREAS, CEQA requires in Public Resources Section 21081 the following:
14 "Section 21081. Findings necessary for approval of project. Pursuant to the policy stated 15 in Sections 21002 and 21002.1, no public agency shall approve or carry out a project for 16 which an environmental impact report has been certified which identifies one or more 17 significant effects on the environment that would occur if the project is approved or carried 18 out unless both of the following occur:
19 (a) The public agency makes one or more of the following findings with respect to each 20 significant effect:
21 (1) Changes or alterations have been required in, or incorporated into, the Project 22 which mitigate or avoid the significant effects on the environment. 23 (2) Those changes or alterations are within the responsibility and jurisdiction of 24 another public agency and have been, or can and should be, adopted by that other 25 agency.
26 (3) Specific economic, legal, social, technological, or other considerations, 27 including considerations for the provision of employment opportunities for highly 28 -6-
1 trained workers, make infeasible the mitigation measures or alternatives identified 2 in the environmental impact report.
3 (b) With respect to significant effects which were subject to a finding under paragraph (3) 4 of subdivision (a), the public agency finds that specific overriding economic, legal, social, 5 technological, or other benefits of the Project outweigh the significant effects on the 6 environment."
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred 8 NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS, that the Planning Commission of 9 the City of Rialto hereby do find, determine, and declare based upon the evidence presented as 10 follows:
11 SECTION 1: RECITALS. The Planning Commission hereby finds all of the above recitals 12 to be true and correct.
13 SECTION 2: FINDINGS. The FSEIR available at the Community Development 14 Department office and provided concurrently with this Resolution, includes the DSEIR SCH No. 15 2024070224 dated March 2025 and all related appendices, the Response to Comments, and all 16 related appendices and attachments to the FSEIR. The Planning Commission finds, based upon 17 the substantial evidence in the record of proceedings and the whole record before it, in the exercise 18 of its independent judgment and analysis, that the FSEIR is, procedurally and substantively, in 19 compliance with the requirements of CEQA:
20 a. Procedural Compliance: The FSEIR was prepared in procedural 21 compliance with the requirements of CEQA:
22 1. Notice of Preparation. As described in the Recitals hereto, a Notice 23 of Preparation was prepared in accordance with Section 15082 of 24 CEQA.
25 2. Public Review. As described in the Recitals hereto, the City held 26 multiple public review periods pursuant to the CEQA Guidelines. 27 3. Notice of Completion. As described in the Recitals hereto, the City 28 has complied with CEQA Guidelines Sections 15085, 15086, -7-
1 15087, and 15105 by providing a Notice of Completion of the DEIR 2 to the State Clearinghouse and a Notice of Availability to 3 responsible and trustee agencies and other persons and agencies as 4 required.
5 4. Written Comments. As described in the Recitals hereto, the City 6 has evaluated and responded to all written comments received 7 during the public review period and included both comments and 8 responses as part of the FSEIR pursuant to CEQA Guidelines Section 15088.
10 b. Findings Regarding Significant Effects that Can be Mitigated to Less 11 Than Significant. The FSEIR identifies potentially significant effects on 12 the environment that could result if the SPA Project or Future 13 Development were adopted without changes or alterations to the SPA 14 Project or Future Development and imposition of mitigation measures and 15 further finds that changes, alterations, and mitigation measures have been 16 or will be incorporated into, or imposed as conditions of approval on, the 17 SPA Project and the Future Development. The Planning Commission 18 recommends adoption of the statements and findings in Exhibit A 19 (Section 5.0, titled "Findings Regarding Potentially Significant 20 Environmental Impacts which can be Mitigated to a Level of Less than 21 Significant") to this Resolution, which is attached hereto and incorporated 22 herein by this reference. These avoidable significant effects are identified 23 in Exhibit A (Section 5.0) and include potentially significant impacts to 24 air quality, biological resources, cultural resources, energy, greenhouse 25 gas emissions, noise, and tribal cultural resources. However, mitigation 26 measures can be implemented to reduce these impacts to a level that is 27 less than significant; changes have been required in, or incorporated into, 28 the SPA Project and Future Development through the imposition of -8-
1 mitigation measures as described in Exhibit A (Section 5.0). These 2 mitigation measures identified in Exhibit B will be imposed pursuant to 3 the MMRP found in Section 4.0 ("Mitigation Monitoring and Reporting 4 Program") of the FSEIR. These changes, alterations, and mitigation 5 measures are fully enforceable because they have either resulted in an 6 actual change to the SPA Project and Future Development as proposed or 7 they will be imposed as conditions of approval on the SPA Project and 8 Future Development.
9 c. Findings Regarding Unavoidable Significant Impacts. The Planning 10 Commission recommends adoption of the statements and findings in 11 Exhibit A (Section 6.0, titled "Findings Regarding Significant and 12 Unavoidable Environmental Impacts which cannot be Mitigated to a 13 Level of Less than Significant'") to this Resolution, which is attached 14 hereto and incorporated herein by this reference. The SPA Project and 15 the Future Development have significant effects that cannot be mitigated 16 to a less than significant level through the imposition of mitigation 17 measures. These significant effects are identified in Exhibit A (Section 18 6.0). Specific economic, legal, social, technological, or other 19 considerations are found to make the Proposed SPA Project and Future 20 Development acceptable notwithstanding that even with the required 21 mitigation measures, and consideration of project alternatives identified 22 in the FSEIR for the significant impacts identified in Exhibit A (Section 23 8.0, titled "Findings Regarding Project Alternatives") all impacts cannot 24 be reduced to less than significant levels, including those based upon the 25 findings in Exhibit A (Section 6.0) to this resolution, and the findings in 26 Exhibit A (Section 8.0) regarding the proposed alternatives. Therefore, 27 those impacts are found to be significant and unavoidable. 28 -9-
d. Findings Regarding Less than Significant Impacts. In the course of the 2 DSEIR evaluation, certain environmental impacts of the SPA Project and 3 the Future Development were found not to be significant. Any and all 4 potential significant impacts discussed in the FSEIR that are not subject 5 to paragraph 2(b) or 2(c), above, as either an avoidable significant impact, or as an unavoidable significant impact, are insignificant impacts to the 7 environment. There exists no fair argument that the environmental 8 conditions that were found not to be significant in the DSEIR will pose a 9 significant environmental impact, due to the inability of a project of this 10 scope to create such impacts or the absence of project characteristics 11 producing significant effects of this nature.
12 SECTION 3: FEIR REVIEWED AND CONSIDERED. The Planning Commission has 13 reviewed and considered the information contained in the FSEIR and finds that the FSEIR has 14 been completed in compliance with CEQA.
15 SECTION 4: ALTERNATIVES. The FSEIR identified potential environmental impacts 16 of separate project alternatives compared to impacts from the proposed SPA Project and Future 17 Development. These alternatives were selected based upon their ability to avoid or substantially 18 lessen the significant effects of the proposed SPA Project and Future Development, while still 19 achieving the primary SPA Project and Future Development objectives. Most alternatives are 20 hereby found infeasible due to lack of alternative site availability, failure to meet basic SPA Project 21 and Future Development objectives, or the fact that some alternatives would still have the same 22 types of significant and unavoidable impacts as the SPA Project and the Future Development. The 23 Planning Commission hereby recommends that the City Council adopt the Statement of Findings 24 on rejection of Project Alternatives in Exhibit A (Section 8.0, titled "Findings Regarding Project 25 Alternatives") to this Resolution, which is attached hereto and incorporated herein by this 26 reference.
27 SECTION 5: STATEMENT OF OVERRIDING CONSIDERATIONS. The Planning 28 Commission finds, pursuant to CEQA Section 21081(b) and CEQA Guidelines Section 15093, -10-
1 that the specific economic, legal, social, technological and other benefits of the SPA Project and 2 Future Development outweigh the SPA Project's and Future Development's unavoidable adverse 3 environmental impacts, and therefore, the impacts are acceptable. The Planning Commission 4 hereby recommends that the City Council adopt the Statement of Overriding Considerations in 5 Exhibit A (Section 11.0, titled "Statement of Overriding Considerations") to this Resolution, which 6 is attached hereto and incorporated herein by this reference. The Planning Commission finds that 7 each of the Significant and Unavoidable Impacts identified in Exhibit A (Section 6.0) may be 8 considered acceptable for the reasons cited.
9 SECTION 6: MITIGATION MONITORING. The City as lead agency adopts the MMRP 10 for the changes made to the SPA Project and Future Development that it has adopted in order to 11 mitigate or avoid significant effects on the environment. Pursuant to Public Resources Code 12 Section 21081.6, the MMRP set forth as Section 4.0 of the FSEIR to this Resolution, which is 13 attached hereto as Exhibit B and incorporated herein by this reference, is hereby adopted to ensure 14 that all mitigation measures adopted for the SPA Project and Future Development are fully 15 implemented. The Planning Commission hereby recommends that the City Council adopt the 16 MMRP to ensure compliance with mitigation measures during SPA Project and Future 17 Development implementation. As required by Public Resources Code Section 21081.6, the 18 MMRP designates responsibility and anticipated timing for the implementation of the mitigation 19 measures recommended in the FEIR. The MMRP will remain available for public review during 20 the compliance period.
21 SECTION 7: RECOMMENDATION OF CERTIFICATION. Based on the above facts 22 and findings, the Planning Commission hereby recommends that the City Council certify the 23 FSEIR for the SPA Project and Future Development as accurate and adequate. The Planning 24 Commission further recommends that the City Council certify that the FSEIR was completed in 25 compliance with CEQA and the CEQA Guidelines.
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1 SECTION 8: The Chairman of the Planning Commission shall sign the passage and 2 adoption of this resolution and thereupon the same shall take effect and be in force. 3 4 PASSED, APPROVED AND ADOPTED this 5th day of November, 2025. 5 6
7 8
MICHAEL E. STORY, CHAU
9 CITY OF RIALTO PLANNING COMMISSION
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18 19
20 21
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1 STATE OF CALIFORNIA )
2 COUNTY OF SAN BERNARDINO ) ss
3 CITY OF RIALTO
4 5 1, Heidy Gonzalez, Administrative Assistant of the City of Rialto, do hereby certify that the 6 foregoing Resolution No. 2025-26 was duly passed and adopted at a regular meeting of the Planning Commission of the City of Rialto held on the 5' day of November 2025. 8 Upon motion of Commissioner Dale Estvander, second by Commissioner Terry Thompson, 9 foregoing Resolution No. 2025-26 was duly passed and adopted. 10 11 Vote on the motion:
12 AYES: 4 (Corral, Estvander, Story, Thompson, Avalos-Villalobos) 13 NOES: 0
14 ABSTENTION: 0
15 ABSENT: 2 (Gutierrez, Schneider)
16 = IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of the City of 18 Rialto this 5th day of November 2025.
19 20
21 Heidy Gonzalez
22 Administrative Assistant
23 24
25 26
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1 RESOLUTION NO. 2025-27
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF RIALTO, CALIFORNIA, RECOMMENDING THAT
THE CITY COUNCIL APPROVE SPECIFIC PLAN
4 AMENDMENT NO. 2024-0005 TO AMEND THE RENAISSANCE
SPECIFIC PLAN TO CHANGE THE LAND USE DESIGNATION
5 OF PLANNING AREA 123 FROM SCHOOL TO GENERAL
6 COMMERCIAL WITH A RESIDENTIAL OVERLAY, CHANGE
THE LAND USE DESIGNATION OF PLANNING AREA 126
FROM PUBLIC PARK TO BUSINESS CENTER, CHANGE THE
LAND USE DESIGNATION OF PLANNING AREA 133 FROM
8 EMPLOYMENT WITH A PUBLIC PARK OVERLAY TO
9 BUSINESS CENTER, RECONFIGURE MIRO WAY TO EXTEND
FROM LINDEN AVENUE EAST TO AYALA DRIVE, AND ADD
10 VARIOUS TEXTUAL AND GRAPHICAL AMENDMENTS.
11 12 WHEREAS, on March 26, 2024, the City Council/Successor Agency to the Redevelopment 13 Agency of the City of Rialto approved a Purchase and Sale Agreement, in cooperation with Lewis- 14 Hillwood Rialto Company LLC, to facilitate the sale of five (5) parcels of land (APN's: 0264-211-15 15 &-20; 0264-212-44, -46, & -54) and portions of two (2) parcels of land (APN's 0264-212-17 & -45) 16 to Newland Real Estate Equities LLC; and
17 WHEREAS, the land to be sold to Newland Real Estate Equities LLC encompasses the 18 entirety of Planning Area 126 and Planning Area 133 of the Renaissance Specific Plan; and 19 WHEREAS, as part of the Purchase and Sale Agreement, the City of Rialto and Lewis- 20 Hillwood Rialto Company LLC (collectively "Applicant") agreed to complete the following prior to 21 finalizing the land sale transaction:
22 • An Amendment to the Renaissance Specific Plan to reconfigure Miro Way to extend 23 from Linden Avenue to Ayala Drive, change the land use designation of Planning 24 Area 123 to General Commercial with a Residential Overlay, and change the land use 25 designations of Planning Area 126 and Planning Area 133 to Business Center, thereby 26 eliminating the previous Public Park and School land use designations; and 27 28
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1 • An Amendment to the Development Agreement between the City of Rialto and 2 Lewis-Hillwood Rialto Company LLC to eliminate provisions related to the 3 construction of a public park on Planning Area 126 and Planning Area 133; and 4 Preparation of all necessary California Environmental Quality Act ("CEQA") 5 approvals related to the Specific Plan Amendment and DA Amendment; and 6 WHEREAS, the applicant has submitted Specific Plan Amendment No. 2024-0005 ("SPA 7 No. 2024-0005"') to amend the Renaissance Specific Plan ("Project") as follows:
8 • Change the land use designation of Planning Area 123 from School to General Commercial with a Residential Overlay with a maximum development potential of 10 112,167 square feet of commercial uses, 164 dwelling units, or a combination 11 thereof, and
12 • Change the land use designation of Planning Area 126 from Public Park to Business 13 Center with a maximum development potential of 378,972 square feet of industrial 14 uses; and
15 • Change the land use designation of Planning Area 133 from Employment with a 16 Public Park Overlay to Business Center with a maximum development potential of 17 74,052 square feet of industrial uses; and
18 • Reconfigure Miro Way to extend from Linden Avenue on the west to Ayala Drive 19 on the east; and
20 • Various textual and graphical amendments related to the changes listed above; and 21 WHEREAS, the site for the Project consists of approximately 33 acres of land (APN's: 0264- 22 211-15 &-20; 0264-212-12, -17, -30, -44, -45, 46, & -54; Portions of APN's: 0264-212-05&-06 located between Linden Avenue and Ayala Drive approximately 415 feet north of Baseline Road 24 ("Site"); and
25 WHEREAS, in conjunction with the Project, a First Amendment to the Development 26 Agreement between the City of Rialto and Lewis-Hillwood Rialto Company LLC has been prepared 27 to remove provisions related to the public park eliminated by the Project ("DA Amendment"); and 28 -2-
1 WHEREAS, pursuant to Section 18.78.010 of the Rialto Municipal Code, the City Council 2 is authorized to adopt and implement specific plans with the City; and 3 WHEREAS, pursuant to Section 18.78.060E and Section 18.78.060F of the Rialto 4 Municipal Code, the Planning Commission shall hold a public hearing for a proposed amendment 5 to an adopted specific plan and forward a recommendation to the City Council for action; and 6 WHEREAS, on November 5, 2025, the Planning Commission of the City of Rialto 7 conducted a duly noticed public hearing, as required by law, on SPA No. 2024-0005 and the DA 8 Amendment, took testimony, at which time it received input from staff, the city attorney, and the 9 Applicant; heard public testimony; discussed the proposed SPA No. 2024-0005 and the DA 10 Amendment; and closed the public hearing; and
11 WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. 12 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rialto 13 as follows:
14 SECTION 1. The Planning Commission hereby specifically finds that all of the facts set forth 15 in the recitals above of this Resolution are true and correct and incorporated herein. 16 SECTION 2. Based on substantial evidence presented to the Planning Commission during 17 the public hearing conducted with regard to SPA No. 2024-0005, including written staff reports, 18 verbal testimony, project plans, other documents, and the conditions of approval stated herein, the 19 Planning Commission hereby determines that SPA No. 2024-0005 satisfies the requirements of 20 Government Code Sections 65358 and 65453 and Section 18.78.060I of the Rialto Municipal Code 21 pertaining to the findings which must be made precedent to amending a Specific Plan. The findings 22 lare as follows:
23 That the proposed Specific Plan Amendment is consistent with the goals and policies 24 of the General Plan and its purposes, standards and land use guidelines; and 25 This finding is supported by the following facts:
26 The Site has a General Plan land use designation of Specific Plan with a Specific Plan Overlay. 27 This General Plan land use designation requires the underlying Specific Plan to establish distinct land use designations within the Specific Plan itself. The underlying Specific Plan of 28 the Site is the Renaissance Specific Plan. The Applicant proposes to change the land use -3-
designations of Planning Area 126 and Planning Area 133 of the Renaissance Specific Plan 1 to Business Center and change the land use designation of Planning Area 123 of the 2 Renaissance Specific Plan to General Commercial with a Residential Overlay. The Project will not affect the General Plan land use designation of the Site. Amending the land use 3 designations of the Site does not present any inconsistencies with the General Plan. 4 Furthermore, the Project will facilitate up to 453,024 square feet of industrial uses, 112,167 5 square feet of commercial uses, 164 dwelling units, or a combination thereof, which is consistent with Goal 3-1 of the Economic Development Element of the General Plan, which 6 encourages strengthening and diversification of the economic base and employment 7 opportunities, while maintaining a positive business climate. 8 That the proposed Specific Plan Amendment will help achieve a balanced community of all races, age groups, income levels and ways of life; and 9 10 This finding is supported by the following facts:
11 The Project will facilitate the development of up to 453,024 square feet of industrial uses, 112,167 square feet of commercial uses, 164 dwelling units, or a combination thereof, which 12 will provide new housing opportunities and jobs across various wage and education levels 13 available to all races, age groups, and ways of life. 14 That the proposed Specific Plan Amendment results in development of desirable character, which will be compatible with existing and proposed development in the 15 surrounding neighborhood; and
16 This finding is supported by the following facts:
17 No specific development is proposed with the Project. However, the Project will facilitate 18 future development of up to 453,024 square feet of industrial uses, 112,167 square feet of 19 commercial uses, 164 dwelling units, or a combination thereof, on the Site. These future developments will be required to comply with the development standards and design 20 guidelines specified in the Renaissance Specific Plan, Chapter 18.112 (Indoor Storage Uses) of the Rialto Municipal Code, and Chapter 18.61 (Design Guidelines) of the Rialto 21 Municipal Code, which require high-quality developments that are sensitive to the needs 22 of the surrounding area.
23 The Project will change the land use designation of three (3) Planning Areas within the 24 Renaissance Specific Plan and add a new segment of Miro Way from Linden Avenue on the west to Avala Drive on the east. None of the new industrial-natured Business Center 25 areas resulting from the Project will be adjacent to any existing or proposed residential or other sensitive-type use. The new Miro Way street segment will ensure that any future 26 industrial developments on Planning Area 126 or Planning Area 133 are separated from 27 any future residential developments in the area.
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4. That the proposed Specific Plan Amendment contributes to a balance of land uses that 1 will enable local residents to work and shop in the community in which they live; and 2 This finding is supported by the following facts:
3 The Project will facilitate the development of up to 453,024 square feet of industrial uses, 4 112,167 square feet of commercial uses, 164 dwelling units, or a combination thereof. 5 Therefore, the Project will provide opportunities for local residents to live, work, and shop within the Site itself. Additionally, the surrounding area is also dominated by a mix of 6 residential, commercial, industrial, and recreational uses that promote a balance of living, working, shopping, and recreating in a localized area.
8 That the proposed Specific Plan Amendment respects the environmental and aesthetic assets of the community consistent with economic realities; and 9 10 This finding is supported by the following facts:
11 Kimley-Hor & Associates, Inc., an environmental consulting firm, prepared a Subsequent Environmental Impact Report (Environmental Assessment Review No. 2024-0025) for the 12 Project. The Subsequent Environmental Impact Report indicated that the Project will result 13 in a significant and unavoidable impact to greenhouse gas emissions. Mitigation measures within the Subsequent Environmental Impact Report will reduce the adverse significant 14 environmental effects of the Project to the greatest extent feasible. Through the adoption of the Subsequent Environmental Impact Report and a Statement of Overriding Considerations, 15 it is determined that the social, economic, and environmental benefits of the Project separately 16 and individually outweigh the potential unavoidable adverse impacts of the Project and render those potential adverse environmental impacts acceptable based upon the following:
17 Minimized Environmental Impacts. All feasible mitigation measures have been imposed 18 to lessen Project impacts to less than significant levels; and furthermore, alternatives to 19 the Project are infeasible because while they have similar or less environmental impacts, they do not provide the economic benefits of the Project, or are otherwise socially or 20 economically infeasible when compared to the Project, as described in the Statement of Facts and Findings.
21 22 2. Specific Plan Consistency. The Project aligns with the goals of the Renaissance Specific Plan, as amended. The proposed Project would bring new business to vacant land with the 23 construction of the proposed warehouse buildings, which would be consistent with the proposed Business Center zone change. The rezone of Planning Area 123 from School to 24 General Commercial with a Residential overlay would allow for future uses on Planning 25 Area 123 to meet the needs of the residents, employees, and visitors to the Renaissance Specific Plan area.
26 3. General Plan Objectives. The Project fulfills key objectives of the City's General Plan by creating employment opportunities and promoting economic growth. 28 -5-
4. Employment Opportunities. Approval of the Project will generate employment 1 opportunities for citizens of Rialto and surrounding communities. The development and 2 construction of the site will create temporary on-site jobs and indirectly support local and regional employment. Additionally, construction spending will provide a one-time 3 economic stimulus to the local and regional economies. Furthermore, the Project's approval will help maximize employment opportunities, improve the jobs-housing 4 balance, and reduce unemployment within the City.
5 5. Economic Development. Approval of the Project will facilitate the construction of two 6 industrial warehouse buildings. These structures are designed to adhere to contemporary industry standards and will be economically competitive with similar facilities in the local 7 and regional areas, attracting businesses that can expedite the delivery of essential goods 8 to consumers and businesses in Rialto and the surrounding area.
6. Planned Development. Approval of the Project will contribute to the continued 10 development of a master planned community with a unique character and quality with a commitment to economic development, sustainability, flexible planning, high quality 11 architecture, site design, and landscape design.
12 7. Improved Infrastructure. Approval of the Project will facilitate infill development on a 13 vacant site and the completion of Miro Way and other planned infrastructure improvements in the Renaissance Specific Plan area.
14 8. Increased Tax Revenues. The Project will bolster the City's fiscal health by generating 15 additional property taxes, sales taxes, and other local revenue streams. These funds will 16 support essential public services such as public safety, parks, and infrastructure maintenance.
17 9. Public Services and Amenities. Approval of the Project will result in the payment of 18 development impact fees, used to increase public services and amenities throughout the City.
20 10. Quality of Life. The Project will create permanent employment opportunities near residential, commercial areas, and near transit options. This will enhance the quality of 21 life for residents who can live, work, shop, and enjoy recreational activities in the 22 Renaissance Plan area and close to the City's downtown center. 23 Additionally, any future development enabled by the Project, will meet or exceed all aesthetic 24 design guidelines required by the Renaissance Specific Plan and City's Design Guidelines through the incorporation of landscaping, wall plane articulation on buildings, and exterior 25 trims and accents.
26 That the proposed Specific Plan Amendment incorporates, where feasible, active and 27 passive energy conservation measures.
28 This finding is supported by the following facts:
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Any future development enabled by the Project will be required to meet or exceed 1 California Building Code Title 24, Part 6 Energy Efficiency Standards. This will be 2 achieved through the implementation of features such as, but not limited to, energy efficient windows, energy efficient heating and cooling systems, painting in light colors to reflect 3 heat away, and structural accommodation of photovoltaic solar electric systems. 4 5 SECTION 3. A Subsequent Environmental Impact Report (Environmental Assessment Review No. 2024-0025) has been prepared for the proposed Project in accordance with the California 7 Environmental Quality Act (CEQA) and it has been determined that the Project will create 8 unavoidable significant impacts to greenhouse gas emissions. On November 5, 2025, the Planning 9 Commission recommended that the City Council adopt the Final Subsequent Environmental Impact 10 Report prepared for the Project.
11 SECTION 4. The Planning Commission hereby recommends that the City Council approve 12 SPA No. 2024-0005 amending the Renaissance Specific Plan in accordance with the amended 13 specific plan attached hereto as Exhibit A, exclusive of the removal of any redlines/highlights and the 14 addition of final dates and related Resolutions/Ordinances, subject to the following conditions:
15 1. The applicant shall indemnify, protect, defend, and hold harmless, the City of Rialto, 16 and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (collectively, the "City Parties"), from any and all claims, 17 demands, law suits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative 18 dispute resolutions procedures (including, but not limited to arbitrations, mediations, 19 and other such procedures), (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and 20 instrumentalities thereof, that challenge, attack, or seek to modity, set aside, void, or annul, the any action of, or any permit or approval issued by, the City and/or any of its 21 officials, officers, employees, agents, departments, agencies, and instrumentalities 22 thereof (including actions approved by the voters of the City, for or concerning the Project (collectively, the "Entitlements"), whether such Actions are brought under the 23 California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure Chapter 1085 or 1094.5, the California Public 24 Records Act, or any other stato, federal, or local statute, law, ordinance, rule, regulation, 25 or any decision of a court of competent jurisdiction. This condition to indemnify, protect, defend, and hold the City harmless shall include, but not be limited to (i) 26 damages, fees and/or costs awarded against the City, if any, and (ii) cost of suit, attorneys' fees and other costs, liabilities and expenses incurred in connection with 27 such proceeding whether incurred by applicant, Property owner, or the City and/or 28 other parties initiating or bringing such proceeding (collectively, subparts (i) and (ii) -7-
are the "Damages"). Notwithstanding anything to the contrary contained herein, the 1 Applicant shall not be liable to the City Parties under this indemnity to the extent the 2 Damages incurred by any of the City Parties in such Action(s) are a result of the City Parties' fraud, intentional misconduct or gross negligence in connection with issuing 3 the Entitlements. The applicant shall execute an agreement to indemnify, protect defend, and hold the City harmless as stated herein within five (5) days of approval of 4 SPA No. 2024-0005.
5 2. In accordance with the provisions of Government Code Section 66020(d)(1), the 6 imposition of fees, dedications, reservations, or exactions for this Project, if any, are subject to protest by the applicant at the time of approval or conditional approval of the 7 Project or within 90 days after the date of the imposition of the fees, dedications, 8 reservations, or exactions imposed on the Project.
9 3. The applicant shall provide six (6) hard copies and a digital (PDF) copy of the final version of the Renaissance Specific Plan, as amended through Specific Plan Amendment No 10 2024-0005 and as approved by the City Council. The final version shall include th 11 removal of any redlines/highlights and the addition of final dates and related Resolutions/Ordinances. The copies shall be provided to the Planning Division within 12 13
14 SECTION 5. The Chairman of the Planning Commission shall sign as to the passage and 15 adoption of this resolution and thereupon the same shall take effect and be in force. 16 PASSED, APPROVED AND ADOPTED this 5th day of November, 2025. 17 18 Michael E. Story
19 MICHAEL E. STORY, CHAIR
20 CITY OF RIALTO PLANNING COMMISSION
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1 STATE OF CALIFORNIA )
2 COUNTY OF SAN BERNARDINO ) SS
3 CITY OF RIALTO )
4 5 I, Heidy Gonzalez, Administrative Assistant of the City of Rialto, do hereby certify that the 6 foregoing Resolution No. 2025-27 was duly passed and adopted at a regular meeting of the Planning 7 Commission of the City of Rialto held on the 54 day of November 2025. 8 Upon motion of Commissioner Dale Estrander, second by Commissioner Terry Thompson, 9 foregoing Resolution No. 2025-27 was duly passed and adopted. 10 Vote on the motion:
12 AYES: 4 (Corral, Estvander, Story, Thompson, Avalos-Villalobos) 13 NOES: 0
14 ABSTENTION: 0
15 ABSENT: 2 (Gutierrez, Schneider)
16 17 IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of the City of 18 Rialto this 5th day of November 2025.
19 20
21 Heidy Gonzalez
22 Administrative Assistant
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Signature:
Mike Story (Nov 6, 2025 10:17:14 PST)
Email: [email protected]
RESOLUTION NO. 2025-28
1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
2 OF RIALTO, CALIFORNIA, RECOMMENDING THAT THE CITY
3 COUNCIL ADOPT AN ORDINANCE APPROVING A FIRST
AMENDMENT TO THE DEVELOPMENT AGREEMENT BETWEEN
4 THE CITY OF RIALTO AND LEWIS-HILLWOOD RIALTO
COMPANY LLC REGARDING PROPERTIES WITHIN THE
5 RENAISSANCE SPECIFIC PLAN.
6 WHEREAS, California Government Code Section 65864 and Chapter 18.79 of Title 18 of the 7 Rialto Municipal Code authorizes the City Council to enter into development agreements; and 8 WHEREAS, pursuant to Section 18.79.040 of the Rialto Municipal Code, the Planning 9 Commission shall hold a public hearing for a proposed amendment to an adopted development 10 agreement and forward a recommendation to the City Council for action; and 11 WHEREAS, on December 13, 2016, the City of Rialto entered into Development Agreement 12 with Lewis-Hillwood Rialto Company LLC regarding the disposition and development of certain 13 properties within the boundary of the Renaissance Specific Plan; and 14 WHEREAS, on March 26, 2024, the City Council/Successor Agency to the Redevelopment 15 Agency of the City of Rialto approved a Purchase and Sale Agreement, in cooperation with Lewis- 16 Hillwood Rialto Company LLC, to facilitate the sale of five (5) parcels of land (APN's: 0264-211-15 & - 17 20; 0264-212-44, -46, & -54) and portions of two (2) parcels of land (APN's 0264-212-17 &-45) to 18 Newland Real Estate Equities LLC; and
19 WHEREAS, the land to be sold to Newland Real Estate Equities LLC encompasses the entirety 20 of Planning Area 126 and Planning Area 133 of the Renaissance Specific Plan; and 21 WHEREAS, as part of the Purchase and Sale Agreement, the City of Rialto and Lewis-Hillwood 22 Rialto Company LLC (collectively "Applicant") agreed to complete the following prior to finalizing the 23 land sale transaction:
24 • An Amendment to the Renaissance Specific Plan to reconfigure Miro Way to extend from 25 Linden Avenue to Ayala Drive, change the land use designation of Planning Area 123 to 26 General Commercial with a Residential Overlay, and change the land use designations of 27 28
1 1 Planning Area 126 and Planning Area 133 to Business Center, thereby eliminating the 2 previous Public Park and School land use designations; and 3 • An Amendment to the Development Agreement between the City of Rialto and Lewis- 4 Hillwood Rialto Company LLC to eliminate provisions related to the construction of a public park on Planning Area 126 and Planning Area 133; and 5 • Preparation of all necessary California Environmental Quality Act ("CEQA") approvals 6 related to the Specific Plan Amendment and DA Amendment; and 7 WHEREAS, the applicant has submitted Specific Plan Amendment No. 2024-0005 ("SPA No. 8 2024-0005"') to amend the Renaissance Specific Plan ("Project") as follows:
9 • Change the land use designation of Planning Area 123 from School to General 10 Commercial with a Residential Overlay with a maximum development potential of 11 112,167 square feet of commercial uses, 164 dwelling units, or a combination thereof; 12 and
13 Change the land use designation of Planning Area 126 from Public Park to Business 14 Center with a maximum development potential of 378,972 square feet of industrial uses; 15 and
16 Change the land use designation of Planning Area 133 from Employment with a Public 17 Park Overlay to Business Center with a maximum development potential of 74,052 18 square feet of industrial uses; and
19 • Reconfigure Miro Way to extend from Linden Avenue on the west to Ayala Drive on 20 the east; and
21 • Various textual and graphical amendments related to the changes listed above; and 22 WHEREAS, a First Amendment has been prepared to remove provisions related to the public 23 park eliminated by the Project.
24 WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. 25 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rialto as follows:
26 SECTION 1. The Planning Commission hereby specifically finds that all of the facts set forth 27 28
2 1 in the recitals above of this Resolution are true and correct and incorporated herein. 2 SECTION 2. A Subsequent Environmental Impact Report (Environmental Assessment 3 Review No. 2024-0025) has been prepared for the proposed Project in accordance with the California 4 Environmental Quality Act (CEQA) and it has been determined that the Project will create 5 unavoidable significant impacts to greenhouse gas emissions. On November 5, 2025, the Planning 6 Commission recommend that the City Council adopt the Final Subsequent Environmental Impact 7 Report prepared for the Project.
8 SECTION 3. The Planning Commission hereby finds that the First Amendment to the 9 Development Agreement between the City of Rialto and Lewis-Hillwood Rialto Company LLC is 10 consistent with the General Plan and the Renaissance Specific Plan because it will strengthen and 11 diversify the economic base, provide employment opportunities, and maintain a positive business 12 climate.
13 SECTION 4. The Planning Commission hereby recommends that the City Council adopt an 14 Ordinance approving the First Amendment to the Development Agreement between the City of Rialto 15 and Lewis-Hillwood Rialto Company LLC, attached hereto as Exhibit A. 16 SECTION 5. The Chairman of the Planning Commission shall sign as to the passage and 17 adoption of this resolution and thereupon the same shall take effect and be in force. 18 PASSED, APPROVED AND ADOPTED this 5th day of_November. 2025. 19 20
21 [ICHAEL E. STORY. CHAI
CITY OF RIALTO PLANNING COMMISSION
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28 1 STATE OF CALIFORNIA )
2 COUNTY OF SAN BERNARDINO ) ss
3 CITY OF RIALTO )
4 5 I, Heidy Gonzalez, Administrative Assistant of the City of Rialto, do hereby certify that the 6 foregoing Resolution No. 2025-28 was duly passed and adopted at a regular meeting of the Planning 7 Commission of the City of Rialto held on the 5" day of November 2025. 8 Upon motion of Commissioner Dale Estvander, second by Commissioner Terry Thompson, 9 foregoing Resolution No. 2025-28 was duly passed and adopted. 10 11 Vote on the motion:
12 AYES: 4 (Corral, Estvander, Story, Thompson, Avalos-Villalobos) 13 NOES: 0
14 ABSTENTION: 0
15 ABSENT: 2 (Gutierrez, Schneider)
16 17 IN WITNESS WHEREOF, I have hereunto set my hand and the Official Seal of the City of Rialto this 5th day of November 2025.
19 20
21 Heidy Gonzalez
22 Administrative Assistant
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