Tentative Parcel Map No. 2023-0006 (TPM 20809)
Conditional Development Permit No. 2023-0032
Precise Plan of Design No. 2023-0041
Development Agreement No. 2024-0002
Environmental Assessment Review No. 2023-0051
Locust Gateway Development Project
Date: January 27, 2026
Applicant: IV5 Locust Gateway Logistics Center, LLC
Project Site
38.89 gross acres
Southwest corner of Locust Avenue and Lowell Street
Rialto Airport Specific Plan
Land use designation = General Manufacturing (I-GM)
N
2 Project Proposal
3 Construct a 664,859 square foot industrial warehouse building Install associated paving, landscaping, fencing, lighting, and drainage improvements Building will accommodate various storage and distribution uses
Site Design
N
4 Building placed on the west end of the site
Truck courts on east side of the building and northeast end of the site Passenger vehicle parking areas on the north, south, and west sides of the building 480 trailer parking spaces
365 passenger vehicle parking spaces
Landscape planters throughout the site
Five (5) new driveways
Two (2) underground infiltration basins
Floor Plan
5 N
Storage – 657,146 square feet
Office – 7,713 square feet
Office – Potentially any of the four (4) building corners 82 dock high loading doors
Architectural Design
6 Wall plane articulation
Offset wall panels – 3 feet in depth minimum
Height variations – 42.5 feet to 50 feet
Exterior Finishes
Concrete tilt-up walls
Five (5) paint colors
Stone Accents
Composite Wood Siding
Reveals
Metal Eyebrow Accents
Glazing
Architectural Design
7 Parcel Map
8 One (1) Parcel of Land
38.89 gross acres
Resolve underlying past recordings within the legal description Provide necessary public right-of-way dedication
38.78 net acres
Exceeds 0.50-acre minimum parcel size
N
Traffic
9 Transportation Impact Study prepared by Kimley-Horn & Associates, Inc.
Trip Generation:
1,138 daily vehicle trips (455 truck trips)
113 trips AM Peak Hour
120 trips PM Peak Hour
Impacts:
Analyzed 12 intersections
Infrastructure deficiencies at the following intersections:
Locust Avenue & Casa Grande Drive
Locust Avenue & Lowell Street
Locust Avenue & Casmalia Street
Recommended improvements include:
New traffic signal at Locust Avenue & Casa Grande Drive Extend eastbound left-turn pocket in median at Locust Avenue & Casmalia Street Restripe Lowell Street to add dedicated left and right-turn lanes at Locust Avenue & Lowell Street Add northbound left-turn lane Locust Avenue & Lowell Street Project Fair Share = $364,699
Development Agreement
10 $4,000,000 monetary contribution
Staff has identified needs in the project area:
Locust Avenue Street Improvement Project
Locust & Casmalia left turn queuing lane
Commercial vehicle enforcement
Ongoing traffic and public safety needs
Funds may be used at City Council’s discretion
Vest the Project Entitlements for Five (5) Years
Lock the Development Impact Fee rates (FY2025/2026)
CEQA
11 Significant and Unavoidable Impacts to Greenhouse Gas Emissions Environmental Impact Report (EIR) prepared by Kimley-Horn & Associates, Inc.
EcoTierra Consulting conducted a peer review of the EIR on behalf of the City Notice of Preparation – June 27, 2024 to July 26, 2024
Draft EIR – September 5, 2025 to October 20, 2025
Final EIR – December 2025
Environmental Review completed in accordance with the California Environmental Quality Act
CEQA cont.
12 Statement of Overriding Considerations
Following benefits outweigh the potential adverse impacts:
Project is consistent with the goals and objectives of the General Plan & Rialto Airport SP Will develop a vacant and underutilized site with the highest and best use allowed in the I-GM district Will provide 100% of the building’s energy load from on-site renewable energy generation (solar, etc.) Will create employment-generating opportunities (temporary and permanent) Will provide an increase in tax revenue (property, license, sales, utility, etc.) Will attract related businesses fostering long-term economic growth Will improve the efficiency of regional and national goods movement Will provide a lump sum contribution of $4,000,000 to be used at the discretion of the City Council
Recommendation
13 December 17, 2025 – Planning Commission
Voted 7-0 to recommend the City Council approve the Project and the EIR.
Staff and the Planning Commission recommend that the City Council:
Adopt the attached Resolutions (Exhibit A, B, C & D) thereby certifying the Final Subsequent Environmental Impact Report (Environmental Assessment Review No. 2024-0025), approving Tentative Parcel Map No. 2023-0006, approving Conditional Development Permit No. 2023-0032, and approving Precise Plan of Design No. 2023-0041, based upon the findings and subject to the conditions therein; and Introduce the First Reading of the Ordinance (Exhibit E) approving Development Agreement No. 2024-0002