The City’s current Zoning will be updated to clearly
define Residential Care Facilities to provide greater
consistency with the definitions described in State Law and provide clarity.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Modify: The City will update
its Zoning Code to permit
Residential Care Facilities in
accordance with State Law.
Program 5.2N
Replacement Housing
The City may have existing non-vacant sites included
within the inventory of sites that may contain vacant or demolished residential units that were occupied by
lower income households or households subject to
affordability requirements within the last five years.
The City will adopt a formal replacement housing
program to ensure the replacement of any units lost for This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will adopt a
formal replacement housing
program to ensure the
replacement of any units lost
in compliance with
Government Code section
65915.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-19 Program Objective Program Accomplishments Status for 6th Cycle housing units shall comply with the same requirements
pursuant to Government Code section 65915.
Program 5.2O
Farmworker Housing
The City of Rialto shall amend Zoning Code Section
18.08.020 to permit employee housing for six or fewer
employees to be treated as a single-family structure
and permitted in the same manner as other dwelling
units as permitted in the same zone. Additionally,
employee housing consisting of no more than 12 units
or 36 bed shall be permitted in the same manner as
other agricultural uses in the same zone.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Modify: The City will amend
the Municipal Code to state
that employee housing
consisting of no more than 12
units or 36 beds will be
permitted in the same
manner as other agricultural
uses in the same zone, and
explicitly define Farmworker
Housing and establish it as
permitted use in residential
or nonresidential zones,
consistent with State law.
Program 5.2P
SB 35 Compliance
The City of Rialto shall amend, as appropriate, policies, programs and procedures in the Zoning Code and other
applicable portions of the Municipal Code to comply
with the requirements of SB 35. These provisions shall
apply when the City is not meeting the requirements
Regional Housing Needs Assessments (RHNA).
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Modify: The City will continue
to meet the requirements set
forth by SB 35.
Program 5.2Q
Subdivision of Specific
Plan Areas
The City will work with applicants to facilitate the
efficient subdivision of parcels greater than half an acre and less than 10 acres within the private Specific Plan Areas identified in the Housing Element. This program
assists in creating developable parcels to accommodate
the lower income RHNA need pursuant to the City’s
RHNA obligation.
This program was included as part
of the 5th Cycle Mid-Year Update
adopted by the City in 2019, and as
such there are not yet
accomplishments to report on.
Ongoing: The City will
continue facilitating
development as established
in each adopted Specific Plan.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-20 Program Objective Program Accomplishments Status for 6th Cycle Goal 5-3: Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.
Program 5.3A
Mortgage Assistance
Program
The City will continue to assist homebuyers through the Mortgage Assistance Program (a deferred loan program
provided as down-payment assistance). Applicants are
required to be first time homebuyers and must meet
County HUD income limits. The City will continue to
provide information on the Mortgage Assistance
Program on the City’s website and at City Hall. The City anticipates assisting 100 new homeowners during the
2014-2021 planning period, depending on ongoing
funding availability.
Approximately 100 homes under
the NSP 1 grant and approximately
200 homes under the NSP 2 grant.
In FY 2013-2014, the City assisted
four homes under NSP 1 and NSP 3.
As of December 31, 2015, the City
has used NSP funds to assist 60 lowand moderate-income homebuyers purchase foreclosed housing units
during the life of the program.
Ongoing: The City will
continue to seek funds to
continue this program in the
planning period. This program
is continuing through working
with the Neighborhood
Partnership Housing Services,
Inc.
Program 5.3B
Acquisition,
Rehabilitation, and Rental
Program
The City will continue to implement the Acquisition,
Rehabilitation, and Rental (ARRental) Program designed
to acquire, maintain, and rent foreclosed multi-family
units to very low-income households. The units will be
acquired by either the City or by for-profit or non-profit companies under the agreement of the City. Once
complete, the units will be owned and managed by the
company and must remain affordable for very lowincome households for 55 years. The City will continue to provide information on the ARRental Program on the
City’s website and at City Hall. The City anticipates
assisting 50 units during the 2014-2021 planning
period, depending on grant funding availability.
Approximately 8 units under the
NSP 1 grant and approximately 16
units under the NSP 2 grant.
In 2014, eight units were approved
for assistance under NSP 3.
Ongoing: The City will
continue to seek funds to
continue this program in the
planning period.
Program 5.3C
Preserve and Monitor AtRisk Units
The City works with individual property owners to
encourage the maintenance of affordability of assisted
units. There are 140 assisted multi-family units at-risk of converting to market rate during the ten years
The City continues to monitor atrisk projects through its Annual Progress Report.
Ongoing: The City will
continue to seek funding
opportunities and monitor atrisk projects.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-21 Program Objective Program Accomplishments Status for 6th Cycle following the beginning of the planning period (2014-
2024). The City is committed to preserving its stock of affordable housing and will provide technical
assistance, seek additional nonprofit and for-profit
partners, and facilitate financial assistance for
affordable housing units at-risk of conversion. The City will continue to work with property owners to develop
a strategy to maintain affordability controls on assisted units.
The City will also inventory and gather information to
establish an early warning system for publicly assisted housing units that have the potential to convert to
market rate. This will include an annual review of the
conversion status of all subsidized housing in the City.
The City will develop and maintain an AB 987 database
to include detailed information on all subsidized units, including those that have affordability covenants. The
database will indicate the expiration date of any
covenant and any requirements governing
reimbursement.
When available, the City will utilize resources such as HUD Section 208/811 loans, HOPE II and III
Homeownership program funds, HOME funds, CDBG
funds, Low-Income Housing Tax Credit Programs,
California Housing Finance Agency single-family and
multi-family programs, programs to stimulate private
developer and nonprofit entity efforts in the
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-22 Program Objective Program Accomplishments Status for 6th Cycle development and financing of housing for lower and
moderate-income households. The City will continue to
monitor at-risk developments throughout the planning
period and pursue partnership opportunities with
nonprofits to preserve and expand affordable housing
in the City.
Program 5.3D
Mobile Home Park
Preservation
Mobile home parks provide a valuable source of
affordable ownership housing in Rialto. To encourage
the preservation of mobile home parks, the City will
continue to implement the mobile home rent control
ordinance and convene the Mobile Home Rent Review
Commission. The City will continue to provide
information on the mobile home rent control ordinance
at City Hall and work with mobile home park owners
and tenants to resolve any issues.
The City continues to utilize the
Mobile Home Rent Review
Commission and the related mobile
home rent ordinance to facilitate
and encourage fair bargaining
between mobile homeowners and
park owners in order to achieve
mutually satisfactory agreement
regarding space rental rates in
mobile home parks
Ongoing: The City will
continue to prioritize the
preservation of mobile home
parks.
Program 5.3E
County Homeownership
Program
To encourage low- and moderate-income
homeownership, Rialto will continue to provide
information on the City’s website and at City Hall on
the County of San Bernardino’s Homeownership
Assistance Program (HAP). The program assists lowand moderate-income homebuyers to meet the cash requirements of a home purchase. The HAP funds may
be used for gap financing, down payment, or closing
cost assistance. The assistance is in the form of a
deferred loan and is secured by a second trust deed.
The Housing Authority of San
Bernardino continues to implement
the Homeownership Assistance
Program (HAP), which assists
participants with finding an
appropriate mortgage lender and
work with the participant through
the process of buying a home.
Ongoing: The City will
continue to advertise and
provide information about
the County of San
Bernardino’s Homeownership
Assistance Program online
and at City Hall.
Program 5.3F
Good Neighbor Next Door
Program
To support homeownership among local police officers,
fire personal, and teachers, Rialto will continue to
participate in and provide information on the
HUD’s Officer/Teacher Next Door
Program (now known as the HUD
Good Neighbor Next Door
Ongoing: The City will
continue to advertise and
provide information about
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-23 Program Objective Program Accomplishments Status for 6th Cycle Department of Housing and Urban Development’s
(HUD) Good Neighbor Next Door Program at City Hall.
Through the federal program, applicants can purchase
homes from a selected list of HUD homes, which are
available at a 50 percent discount off the listed price.
The City continue to provide information on the Good
Neighbor Next Door Program at City Hall.
Program), assists law enforcement
officers, pre-Kindergarten through
12th grade teachers, firefighters
and emergency medical technicians
become homeowners. It offers a
substantial incentive in the form of
a discount of 50% from the list price
of the home.
the programs to Rialto
residents online and at City
Hall.
Program 5.3G
County Housing Voucher
Program
Continue to cooperate with the San Bernardino County
Housing Authority to administer the Housing Voucher
Program (Section 8). The program provides rent
subsidies to very low-income households that spend
more than 50 percent of their income on rent. The City
will continue to refer residents to the County program
and provide information at City Hall, the City’s website, and other public places to increase awareness and
solicit applications.
The City continues to participate in
the Housing Voucher Program
administered by the San Bernardino
Housing Authority. The Housing
Choice Voucher (HCV) Program
(commonly referred to as Section 8)
manages vouchers to low income
families and individuals. These
vouchers give our families the
freedom to select decent, safe, and
sanitary housing based on their
individual needs. From 2016-2018
the County assisted 30,780 homes
with vouchers, including 1,552
residents in Rialto through the
Section 8 Program
Ongoing: The City will
continue to advertise and
provide information about
the programs to Rialto
residents online and at City
Hall.
Program 5.3H
Tenant-Based Rental
Assistance
Through the Security Deposit Assistance Program, the
County of San Bernardino uses HOME funds to provide
financial assistance with required security deposits on rental housing units and tenant paid utilities to persons who can afford monthly rent payments but lack
The City continues to participate in
the County tenant-based rental
assistance. The program has two
components: Eviction Prevention
and New Rentals.
Ongoing: The City will
continue to advertise and
provide information about
the programs to Rialto
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-24 Program Objective Program Accomplishments Status for 6th Cycle necessary funds to get into and/or, to avoid being
displaced from, decent housing. In addition, the County provides funds to low- and moderate-income renter
households through the Monthly Rent Subsidies
Program, also funded by the County HOME Program.
Rialto will continue to participate in this County
program and provide information about the program at
City Hall and the City’s website.
residents online and at City
Hall.
Goal 5-4: Alleviate any potential governmental constraints to housing production and affordability.
Program 5.4A
Density Bonus
Government Code Section 65915 requires that a
jurisdiction adopt a local Density Bonus Ordinance
consistent with State law. State Density Bonus Law
requires a local jurisdiction to grant an increase in
density, if requested by a developer, for providing
affordable housing as part of a development project.
Key provisions of the law include incremental density
bonuses that correspond to the percentage of housing
set aside as affordable units. State law caps the
maximum density bonus at 35 percent and allows the
developer to request up to three incentives or
concessions, if required to provide the affordable units.
The law also provides reduced parking requirements
and allows requests for waivers of development
standards, such as increased height limits and reduced
setback requirements. The developer must provide
reasonable documentation demonstrating that
incentives reduce costs to provide for affordable units; and that waivers are required because the usual
The City has amended the Zoning
Code to include a Density Bonus
Program. In addition, the City has
approved the Foothill Boulevard
Specific Plan, Downtown Vision
plan, and the Renaissance Rialto
Specific Plan, which all allow density
bonus.
Ongoing: The City will
continue promote the
adopted Density Bonus
Ordinance online and at City
Hall.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-25 Program Objective Program Accomplishments Status for 6th Cycle standards physically preclude the project from
achieving the allowed density and incentives.
Developers in the City have utilized State Density Bonus Law in the construction of affordable housing units. To comply with State Density Bonus law, the City will
amend the ordinance as needed to ensure that its local
ordinance remains consistent with State law, but will
apply current state law even before local amendments
are adopted. The City commits to continue to review
and approve requests under State Density Bonus Law
(including requests for incentives, concessions, waivers, and parking reductions) so that projects that qualify are not prevented from developing at the densities to
which they are entitled.
Program 5.4B
Remove Development
Constraints
On a regular basis, City staff will review the
development standards and design review findings in
the Zoning Code to identify standards and
requirements that may constrain the development of
affordable housing in Rialto. Specifically, staff will
review the following:
Review multi-family parking standards to determine if
the existing standards create a constraint to
development. Should the analysis determine the
existence of constraints, parking standards for multifamily development will be modified in the city’s Zoning Code.
There are no current activities or
policies for Removing Development
Constraints.
Ongoing: The City will
continue to evaluate the
potential of the program and
explore potential funding.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-26 Program Objective Program Accomplishments Status for 6th Cycle The City of Rialto is subject to SB 35 streamlining
provisions and will be required to permit streamlining
for projects with at least 10% affordable units. The City must review permits for qualifying housing
developments within a statutory time frame (90 days
for ≤ 150 units; 180bdays for ≥ 150 units). Projects
cannot go through design review or be subject to public hearings, and in many cases the City cannot require
parking. All projects covered under SB 35 are still
subject to the zoning and building code. At this time,
qualified housing proposals with at least 10%
affordable units may be eligible for SB 35 streamlining in Rialto. Should compliance with SB 35 occur in the
future, subsequent projects may not be subject to
these requirements.
Staff will review requirements such as the minimum
unit size, including minimum unit size requirements for Accessory Dwelling Units (ADUs) and Single-Room
Occupancy units (SROs); setbacks; parking
requirements, including parking requirements for
studio apartments/units; height restrictions; etc. to
ensure that they are necessary and pertinent.
The City will also review the existing Precise Plan of
Design requirements and process to identify any
constraints and the existence of objective standards
applied to project applicants on the development of
affordable housing in the City.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-27 Program Objective Program Accomplishments Status for 6th Cycle The City will review permit requirements for Multifamily projects in the R-3 zone consisting of five or more units that may have a longer review timeline, as
they are subject to approval of a conditional
development permit (CDP). The City will evaluate
modifications to these standards to ensure they do not
pose a constraint on development.
Staff will also on a case-by-case basis identify ways that standards can be relaxed if it is determined that such
requirements are in any way impeding the
development of affordable housing in the City. The City will also continue to provide development standard
modifications including inclusion of objective design
and development standards streamlined processing for
applications related to the creation of affordable
housing, and will offer fee modifications for projects
proposing affordable units that are required to apply
for variations to the existing development standards.
Program 5.4C
Water and Sewer Service
Providers
Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Rialto is required to deliver its adopted housing element and any amendments thereto to local water
and sewer service providers. This legislation allows for coordination between the City and water and sewer
providers when considering approval of new residential
projects, to ensure that the providers have an
opportunity to provide input on the Element.
Additionally, review of the Housing Element ensures
that priority for water and sewer services is granted to projects that include units affordable to lower-income
The City provided its Mid-Cycle and
5 th Cycle Housing Element Updates
to the local water and sewer service
providers.
Ongoing: This legislation
allows for coordination
between the City and water
and sewer providers when
considering approval of new
residential projects, to ensure
that the providers have an
opportunity to provide input
on the Element. Review of the
Housing Element ensures that
priority for water and sewer
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-28 Program Objective Program Accomplishments Status for 6th Cycle households. The City will submit the adopted Housing
Element to local water and sewer providers for their
review and input.
services is granted to projects
that include units affordable
to lower-income households.
The City will provide the local
water and sewer service
providers with the 6th Cycle
Housing Element Update and
all related appendices and
documents.
Goal 5-5: Promote equal opportunity for all residents to reside in the housing of their choice.
Program 5.5A
Fair Housing Services and
Affirmatively Further Fair
Housing
The City will continue to provide fair housing services through the Inland Fair Housing and Mediation Board.
The ongoing contract provides Rialto residents with the following fair housing services: shared housing
information for senior residents, counseling and
information on housing discrimination, tenant/landlord
dispute resolution, bilingual housing literature, and
testing for housing discrimination. The City will
continue to provide informational and educational
materials on fair housing services for property owners, apartment managers, and tenants at City Hall and the
City’s website. The City will also continue to monitor
and respond, as appropriate, to complaints of
discrimination, and will refer tenants to the Inland Fair Housing and Mediation Board for proper intake
investigation and resolution of fair housing complaints.
Pursuant to AB 686, The City will affirmatively further fair housing by taking meaningful actions in addition to resisting discrimination, that overcomes patterns of
The City continues to participate
with the Inland Fair Housing and
Mediation Board (IFHMB) to
combat housing discrimination.
IFHMB continues to educate both
tenants and landlords as to their
rights and responsibilities under fair
housing laws. IFHMB investigates
discrimination complaints and
works in partnership with the
United States Department of
Housing and Urban Development
(HUD) and the California State
Department of Fair Employment
and Housing (DFEH) in fighting
discrimination in housing.
Ongoing: The City will
continue to provide
information on Fair Housing
and will continue to monitor
and respond to complaints of
discrimination.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-29 Program Objective Program Accomplishments Status for 6th Cycle segregation and foster inclusive communities free from
barriers that restrict access to opportunity based on
protected characteristic, as defined by California law.
The City will partner with capable organizations to
review housing discrimination complaints, attempt to
facilitate equitable resolution of complaints, and,
where necessary, refer complainants to the
appropriate state or federal agency for further
investigation and action. Additionally the city with work with the County to update the Regional Analysis to the
Impediments (AI) to Fair Housing Choice in partnership
with local agencies. The City will implement the actions contained in the AI and collaborate with the
jurisdictions in partnership with the County to
complete the AI.
Program 5.5B
Reasonable
Accommodation
Pursuant to Government Code Section 65583, the City
of Rialto is obligated to remove potential and actual
governmental constraints upon the maintenance,
improvement, or development of housing for all
income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities
and counties provide reasonable accommodation to
rules, policies, practices, and procedures where such
accommodation may be necessary to afford individuals
with disabilities equal housing opportunities.
Reasonable accommodation provides a basis for
residents with disabilities to request flexibility in the application of land use and zoning regulations or, in
some instances, even a waiver of certain restrictions or City staff has developed a scope of
work and is currently in the process
of securing funding to develop this
program.
Ongoing: The City will
continue to promote the
adopted Reasonable
Accommodation Procedures
on the City website and at
City Hall.
2021-2029 City of Rialto Housing Element – Appendix A: Review of Past Performance A-30 Program Objective Program Accomplishments Status for 6th Cycle requirements from the local government to ensure
equal access to housing opportunities. Cities and
counties are required to consider requests for
accommodations related to housing for people with
disabilities and provide the accommodation when it is
determined to be “reasonable” based on fair housing
laws and case law interpreting the statutes. The City of Rialto encourages and promotes accessible housing for
persons with disabilities. In general, City Staff takes into consideration the provisions of the California
Americans with Disabilities Act (Cal ADA) in the review and approval of housing projects and grants
modifications and deviations from the Municipal Code
to accommodate the needs of persons with disabilities.
The City will provide information on formal reasonable
accommodation procedures at City Hall and on the
City’s website.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites C-1
Appendix B
INVENTORY OF ADEQUATE SITES
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-2 Adequate Sites
A. Adequate Sites Analysis Overview
The Housing Element is required to identify potential candidate housing sites by income category to meet the City’s RHNA Allocation. The sites identified within the Housing Element represent the City of Rialto’s plan for housing at the designated income levels within the 6th housing cycle planning period (2021 – 2029). The identified sites are either residentially zoned or within areas of opportunity identified by the City with supporting strategies to stimulate future housing growth. As described in this appendix, the development capacity of each site depends on permitted density, site-specific factors, and development assumptions identified for each “Opportunity Area.”
The appendix contains Tables B-20 to B-22, which identify each candidate housing site within Rialto’s sites inventory. The sites are identified by assessor parcel number (APN) as well as a unique identifier used to track sites within the inventory and on relevant maps. Additionally, the following information is provided for each parcel.
• Address
• Ownership
• Zoning (including overlays if applicable)
• Size (net developable acres removing known development constraints) • Assumed density
• Vacancy status
• Previous housing element identification
• Potential development capacity (dwelling units) by income category • Description of existing use
Table B-1 shows the City’s 2021-2029 RHNA need by income category as well as a summary of the sites identified to meet the need. The analysis within this appendix shows that the City of Rialto has the capacity to meet their 2021-2029 RHNA allocation through a variety of methods, including:
• Identification of development capacity on entitled private specific plans • Identification of development capacity on sites which permit development of residential uses at or above 30 dwelling units per acre
• Development of approved projects which do not yet have certificates of occupancy • Future development of Accessory Dwelling Units (ADUs) • Identification of opportunity areas for rezone to higher-density residential use 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-3 Table B-1: Summary of RHNA Status and Sites Inventory
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA (2021-2029) 2,218 1,206 1,371 3,477 8,272
Pipeline Projects 0 0 0 916 916
Units Constructed/ Issued Permits in
Projection Period
(Begins June 31, 2021)
0 0 0 285 285
Remaining Unmet RHNA 2,218 1,206 1,371 2,276 7,071
Existing Zoning – Unit Capacity
Accessory Dwelling Unit Projection 40 26 6 72
Entitled, Private Specific Plans
Lytle Creek Ranch Specific Plan 0 621 5,638 6,259
Renaissance Specific Plan 0 405 874 1,279
Rezone Strategies – Unit Capacity
Opportunity Areas with Rezone/Upzone Programs
1 - Foothill Boulevard Specific Plan 2,443 227 1,767 4,437 2 - North Riverside Avenue 369 40 264 673
3 - Gateway Specific Plan 307 28 223 558
4 - Rialto Central Area Specific Plan 189 8 153 350
5 - Baseline Parcels 88 5 70 163
6 - Baseline Shopping Center 744 70 539 1,353
7 – Housing Opportunity Overlay 583 50 420 1,053
Total Potential Development
Capacity
4,763 1,480 9,954 16,197
Sites Surplus/Shortfall (%) 39% 8% 186% 96%
Sites Surplus/Shortfall (#) 1,339 109 6,477 7,925
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-4
1. Selection of Sites
The City of Rialto has identified sites with capacity to accommodate the 2021-2029 RHNA. The City has identified 64 parcels within Specific Plans - 57 parcels within the Lytle Creek Specific Plan, which is located to the north east of the City and east of North Riverside Avenue, and 7 parcels within the Renaissance Specific Plan, which is located south of Foothill Freeway and between North Ayala Drive and North Alder Avenue. There are also 20 “Projects in the Pipeline” sites (described below), in addition to nine 5 th Cycle
Housing sites that add to the City’s housing stock.
The City has identified another 258 parcels, categorized into seven (7) Opportunity Areas, which are designated for programs to create additional residential capacity through upzones and rezones. A total of 137 of these parcels have existing zoning to allow residential development. The City conducted an analysis to identify the additional 121 non-residentially zoned sites with characteristics indicating potential to redevelop within the planning period.
All identified sites were evaluated based on surrounding and existing on-site development to determine the extent to which on-site uses have the potential to redevelop within the planning period (2021-2029).
2. Projects in the Pipeline
The City has identified several projects currently in, or that have completed the entitlement process.
These projects are likely to be developed and/or first occupied during the planning period and count as credit towards the 2021-2029 RHNA allocation. The City has currently identified 6 projects over 20 sites with a planned development of 916 units, all of which will be affordable to above-moderate income households.
3. Specific Plans with Remaining Entitled Capacity
The City has identified a total of 64 parcels within Lytle Creek Specific Plan and Renaissance Specific Plan to accommodate the RHNA need with existing capacity. Both specific plans are entitled for the number of units projected within this appendix. As of August 2021, the City has begun receiving applications to develop residential units in both Specific Plan areas. All unit projections outlined are expected to be constructed during the planning period.
Implementation of Specific Plans
In order for development to begin, the City’s Municipal Code states proposed developments must be reviewed by the Community Development Director or Planning Commission, as applicable for the particular use or building, and found to be consistent with the Specific Plan for the area. Criteria for review and approval of proposed developments shall include, but not be limited to the following:
• Conformance with the land use designation;
• Conformance with specific development standards, goals, and policies of the Specific Plan; • And conformance with the intended density of the zone of the site. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-5 Renaissance Specific Plan
The Renaissance Specific Plan includes a 107-acre residential community with 1,280 entitled residential units between Linden Avenue and Ayala Drive south of the Renaissance Marketplace. The units are assumed to range from moderate to above-moderate income, based on density permitted. Figure B-1 outlines the area planned for residential development within the Specific Plan. This includes the following breakdown in zoning and maximum units permitted:
• 405 units of low density residential – 50.5 acres
• 363 units of medium density - 29 acres
• 312 units of medium high density - 19.5 acres
• 200 units of high density - 8 acres
The goal of the Specific Plan is to bring together employment opportunities, residential uses, and commercial/retail amenities. Renaissance Marketplace, located to the north of the identified residential area in Figure B-1, includes commercial and retail amenities for residents. The Specific Plan has identified the parcels closest to Renaissance Marketplace for the location of medium to high density residential developments to provide for easy and quick access to resources and employment opportunities. Business and employment centers are also located across North Linden Avenue to the west.
The Renaissance Marketplace and most of the business/employment centers are built and completed, but the residential developments are anticipated to continue through the 2021-2029 planning period. The City anticipates housing developments to meet the entitled number of units listed above. In order to expedite investment and development, it is the City’s expressed intent to streamline the review of development proposals within the Renaissance Specific Plan. Accordingly, any proposed building that is larger than 500,000 square feet shall be subject to EDC Review.
According to the Renaissance Specific Plan, the financing of construction, operation, and maintenance of public improvements and facilities will include funding through a combination of financing mechanisms.
However, the developer shall ultimately be responsible for all fair-share costs and/or conditions of approval (including those in excess of fair share costs but with fee credits or reimbursement agreements) associated with implementing the project, including but not limited to the costs of providing infrastructure and complying with all mitigation measures, conditions of approval, and other requirements of the project.
Various financing strategies may be utilized to fund the public facility improvements specified by the Specific Plan. Financing may involve a combination of impact fees and exactions, fee credits, reimbursement agreements, special assessment districts, landscaping and lighting districts, community facilities districts, and other mechanisms as agreed to by the developer and City.
The City and developer will cooperate to ensure that the public facilities are built in accordance with all requirements of the Specific Plan. A Development Agreement and conditions of approval may be used to facilitate this process. The appropriate mechanism for each particular improvement shall be tied to the phasing, established Conditions of Approval and site plan/design review approval. As of February 2021, the City has received one Precise Plan of Design application for 403 units on 39.14 acres. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-6 Figure B-1: Renaissance Specific Plan
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-7 Figure B-2: Renaissance Specific Plan – Planning Areas
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-8 Lytle Creek Ranch Specific Plan
The Lytle Creek Specific Plan covers approximately 2,447.3 total acres, with about 694.2 acres located in Rialto and 1,753.1 acres currently located in unincorporated San Bernardino County. The area of Lytle Creek Specific Plan located in Rialto allows for a total of 6,260 dwelling units. Two neighborhoods are planned to provide for a variety of housing needs and lifestyles, including a private community for residents over the age of 55. As Table B-2 outlines, the average density of the neighborhoods is currently
3.44 dwelling units/acre. The affordability range of the units is assumed to be moderate to above moderate income, based on the density permitted. Table B-3 provides a summary breakdown for housing development by land use designation within Lytle Creek Ranch.
Development of the Lytle Creek Ranch Specific Plan has not begun but it anticipated to take place during the 2021-2029 planning period. Build-out will occur by 2030 and phasing will occur either sequentially or concurrently with one another. The City anticipates the residential developments to reach the entitled maximum of 6,260 units, as outlined in Table B-2 and B-3. As of February 2021, the City has received and approved three Precise Plan of Design applications. The three applications total 364 units on 67.05 acres.
Table B-2: Lytle Creek SP Land Use Summary by Neighborhood in Rialto Neighborhood
Approximate
Acreage
Estimated
Average
Density
Dwelling Units Square Footage Assumptions
II 801.8 - 2,931 102,452 Active Adult
III 968.8 - 3,329 566,279 -
TOTAL 1,770.6 3.44 6,260 668,731 -
Source: Lytle Creek Ranch Specific Plan (2012)
Table B-3: Lytle Creek SP Land Use Summary by Neighborhood Land Use Designation
Density
Range
(DU/AC)
Target
Dwelling
Units (DU)
Medium
Density
(DU/AC)
Acres
Percent of
Specific Plan
Single-Family Residential 1
(SFR 1)
2-5 467 3.6 132.2 5.4%
Single-Family Residential 2
(SFR 2)
5-8 1,908 6.3 304.5 12.4%
Single-Family Residential 3
(SFR 3)
8-14 1,937 10.9 179 7.3%
Multi-Family Residential
(MFR)
14-28 959 17.2 52.3 2.1%
High-Density Residential
(HDR)
25-35 989 29.2 33.4 1.4%
TOTAL - 6,260 8.95 701.4 38.4%
Source: Lytle Creek Ranch Specific Plan (2012)
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-9 The following administrative standards apply to the implementation of future development applications (including plot plans, tract maps, parcel maps, conditional use permits, or variances) for projects within the Specific Plan area:
1. No development shall occur or building permits issued within the adopted Specific Plan area until the proposed development is reviewed by the City’s Development Review Committee and found to be consistent with the adopted Specific Plan.
2. Future development within the Specific Plan area shall require individual project review and analysis including General Plan and Specific Plan consistency and environmental analysis, according to the provisions of the California Environmental Quality Act (CEQA) and the CEQA Guidelines.
3. Future tentative or parcel maps and site plan review documents shall be consistent with the Specific Plan.
4. Building permits for dwelling units shall be issued when a final subdivision map has been recorded.
Permits may be issued for model units prior to final map recordation subject to the Subdivision Map Act and Development Code.
5. Specific lotting designs and residential dwelling unit types for each planning area shall be determined at the time of individual implementing site design or subdivision proposals.
Residential lot sizes, densities, and housing types may vary within each planning area so long as the number of units in the planning area does not exceed that allowed by this Specific Plan.
6. The Rialto Unified School District is the lead agency for all environmental and entitlement processes related to schools within Neighborhood III of Lytle Creek Ranch. Any additional review and approval through the Specific Plan process shall not be required.
Table B-4 outlines the actions required for implementing development applications.
Table B-4: Lytle Creek Ranch Specific Plan - Implementing Development Applications Proposed Improvements
Transportation
Commission
DRC
Director of
Development
Services
Planning
Commission
City
Council
Development Transfer Between
Planning Areas
X X
Specific Plan – Ministerial Changes X X
Specific Plan – Minor Adjustments X X X
Specific Plan – Major Amendment X X X X X
Precise Plan of Design (Design
Review)
X X
Development Agreement X
Tentative Map(s) or Parcel Map(s) X X X
Source: Lytle Creek Ranch Specific Plan
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-10 According to the Lytle Creek Ranch Specific Plan, there are several types of financing strategies and tools available for financing master planned communities such as Lytle Creek Ranch. It is anticipated that the project will build-out using a variety of these strategies and tools including, but not limited to, the following:
• The Mello-Roos Act enables cities, counties, special districts, and school districts to establish community facilities districts and to levy special taxes to fund a variety of facilities and services required by a specific plan. A Mello-Roos tax can be applied to the planning and design work directly related to the improvements being financed and may also fund services on a pay-as-yougo basis including police and fire protection, ambulances, flood protection, recreational programs, parks, and schools.
• Special assessment districts, such as those enabled by the Lighting and Landscape Maintenance Act of 1972, the Municipal Improvement Act of 1913, and the Improvement Bond act of 1915, provide methods of leveraged financing whereby a public entity determines an area in which the provision of facilities will benefit real property. One or more special assessment districts may be created for the Lytle Creek Ranch project to cover improvements such as landscaping and lighting.
This financing tool can be used for public improvements that directly benefit specific properties that are assessed to pay for the improvements at no risk to public agency general funds. • Impact fees and exactions are another tool for paying for new development resulting from increased population or demand for services. The master developer for Lytle Creek Ranch will negotiate with the City of Rialto to determine appropriate fees and exactions, which shall be identified in a Development Agreement.
• In certain instances, funding for on-site facilities may be tied directly to the Lytle Creek Ranch project. The developer may pay a fair share portion of the facility in exchange for development rights. On-site local streets, utility connections from the main trunk lines, and drainage facilities are typical examples of facilities that may be funded by the developer. Such improvements will usually be required concurrently with the project development. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-11 Figure B-3: Lytle Creek Ranch Specific Plan
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites C-12 Figure B-4: Lytle Creek Ranch – Conceptual Land Use Plan 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-13
4. Development of Smaller Site Parcels
The City of Rialto has identified 67 parcels that are smaller than half an acre in size. Assembly Bill 1397 identifies general size requirements for candidate housing sites designated to accommodate low- and very low-income units of greater than half an acre and less than 10 acres in size.
These parcels have been identified as part of the Sites Analysis because most are located near one another, and large groupings are owned by the same property owners. Additionally, 14 of these 67 parcels are owned by the City of Rialto. The City has total site control to consolidate these sites to facilitate housing development through the 2021-2029 planning period.
A policy program is included in Section 4: Housing Plan to create a small lot consolidation program to facilitate development on these lots.
5. Development of Large Site Parcels
Supplemental to the sites identified to meet the City’s RHNA allocation which fall within AB 1397 criteria, the City has identified one parcel which is larger than 10 acres.
This 10.08-acre site (Sites Inventory ID: 121) has been identified because it is vacant and located near other vacant lots with propensity to develop housing.
A rezone of the parcel located within the Gateway Specific Plan would create the opportunity to develop 281 housing units - this includes 155 housing units affordable to very low-/low-income households.
Additionally, the currently vacant lot is located near existing senior housing units and resources, commercial and retail uses, as well as transit stops.
6. Accessory Dwelling Units
Accessory dwelling units (ADUs) are housing units which may be developed in addition to an existing single- or multi-family residential use. These housing units can be free-standing or attached to a primary structure and are intended to provide additional housing on an existing residential lot. Other ADUs provide housing for family members or are rented to members of the community.
As a result of new legislation and an increased effort by the City to promote ADUs, the City has seen an increase in applications. In 2020, the City permitted 14 ADUs and 32 in 2021. In accordance with State Law, ADUs are allowed in all zones that allow single dwelling unit or multiple dwelling unit development.
Junior Accessory Dwelling Units (Jr. ADUs) are permitted only in single dwelling unit zones.
The City of Rialto has determined, based on past performance, that it is appropriate to anticipate the development of 72 accessory dwelling units from 2021 to 2029. Table B-5 below displays the calculation and estimated projection for the 8-year planning period. To project the number of ADUs throughout the planning period, the City has multiplied by 1.5 the average assumption based on the average ADUs per year from 2018 to 2021 with the anticipation that new legislation and housing policies will increase the number of ADUs permitted.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-14 Table B-5: ADU Assumptions
Year ADU Permitted
2029 9
2028 9
2027 9
2026 9
2025 9
2024 9
2023 9
2022 9
2021 32
2020 14
2019 0
2018 0
Projection Period Total 72
Additionally, to facilitate the development of ADUs available for lower income households, the City has developed relevant policies and programs (see Section 4: Housing Plan). The City assumes an affordability breakdown for ADUs based on the ADU Affordability Assumptions produced by the Southern California Association of Governments (SCAG) for each county. Using the SCAG assumptions for San Bernardino County, the City has allocated the following ADUs for each income category:
Table B-6: Accessory Dwelling Unit Projections by Income Category Income Category Units
Low and Very Low-Income 40 units
Moderate Income 26 units
Above Moderate Income 6 units
TOTAL 72 units
To assist the City’s ADU development projections, programs have been included in Section 4: Housing Plan to promote and incentivize the development of ADUs during the planning period.
7. Vacant Land to Accommodate Lower-Income Need
The City of Rialto has identified currently vacant land to accommodate 50.3 percent of the very low-/lowincome RHNA housing units. This percentage is based on a conservative affordability assumption of 55 percent going towards lower income housing units. In total, 1,722 very low- and low-income units can be accommodated on vacant land, which amounts to 50.3 percent of the 3,424 very low- and low-income RHNA. The City would be able to meet a greater percentage of lower-income RHNA housing units with an affordability estimation of 65 percent per site; however, the City is taking the more conservative approach.
The City has accommodated over 50 percent of all lower-income units on vacant parcels therefore, the existing uses on the remaining sites identified to accommodate lower-income units are not presumed to 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-15 impede additional residential development. Existing uses on the nonvacant sites have also been evaluated for potential to accommodate future residential uses. Existing uses on nonvacant sites that have been identified as part of the Sites Analysis have been evaluated for propensity and represent parking lots, older commercial properties, and other non-residential uses with propensity to redevelop.
8. Suitability of Nonvacant Sites
As analyzed above, the City has identified sufficient vacant land to accommodate over 50 percent of its lower-income RHNA. The City of Rialto has identified additional unit capacity on nonvacant sites considering existing development on site and the feasible addition of housing, development standards for the respective zone, and the remaining acreage after subdivision. The City of Rialto conducted a comprehensive, parcel-by-parcel analysis of all nonvacant sites included in the Housing Element to ensure that these parcels can realistically accommodate housing development during the 2021–2029 planning period. In accordance with Government Code §65583.2(c), this analysis went beyond describing existing conditions and examined physical, economic, and regulatory factors that influence redevelopment potential.
First, the physical and economic characteristics of these parcels indicate high redevelopment feasibility.
Many existing uses are aging, low-intensity structures such as 1950s–1980s retail strips, auto service shops, and single-story offices with significant deferred maintenance. Land-to-improvement value ratios reveal that in most cases, the underlying land is more valuable than the existing structures. Large portions of these parcels are dedicated to surface parking, often representing more than half of the site area, which constitutes surplus land that can be repurposed for multifamily housing without fully displacing existing commercial activity.
Second, market indicators strongly support redevelopment potential. Many identified sites have experienced frequent tenant turnover, persistent vacancies, or marginal business operations. Regional retail trends — including declining demand for large-format stores and the long-term impacts of ecommerce — further reduce the viability of existing uses. In contrast, Rialto has experienced growing developer interest in multifamily projects, as shown by recent pre-applications for projects along Foothill Boulevard, Riverside Avenue, and Baseline Road. These market conditions create incentives to transition underutilized commercial and institutional sites into higher-density residential or mixed-use development.
Third, the City’s regulatory framework enhances redevelopment feasibility. The Housing Element includes a robust rezone strategy across seven Opportunity Areas that will increase allowable residential densities to between 30 and 39 dwelling units per acre. Sites currently zoned for commercial or mixed-use will be rezoned or overlaid to ensure that housing is permitted at realistic densities suitable for lower-income households. These rezonings, paired with existing density bonus provisions, AB 2097 parking reforms near transit, and City incentive programs (e.g., fee reductions, streamlined approvals, small-site consolidation), remove regulatory barriers and further encourage redevelopment of nonvacant sites.
Finally, the City’s site-specific analysis demonstrates that existing uses will not impede redevelopment.
For example, Site 4 (an older shopping center) contains excess parking that could be redeveloped with 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-16 multifamily housing; Site 19 (a church facility) has surplus land and is eligible for SB 4 streamlining; Site 28 (a large commercial parcel) and Sites 228 and 232 (big-box retail with oversized parking fields) can transition to residential or mixed-use projects consistent with recent trends in Rialto and the broader region. In each case, existing operations are either marginal, declining, or compatible with phased redevelopment, ensuring housing production potential.
Collectively, these findings demonstrate that the City has thoroughly evaluated nonvacant sites using multiple criteria—physical condition, economic performance, market demand, policy support, and recent redevelopment trends. The City’s conclusion is that the existing uses on these parcels do not pose impediments to residential development. Instead, they represent realistic, immediate opportunities to meet RHNA obligations. This comprehensive justification satisfies both the statutory requirements of Government Code §65583.2(c) and the expectations of HCD for rigorous site-by-site evaluation.
Tables B-20 list the candidate sites identified, including notes detailing why each site was selected.
Lease Analysis
Existing lease agreements on infill and nonvacant properties present a potential impediment that may prevent residential development within the planning period. State law requires the City to consider lease terms in evaluating the use of nonvacant sites. The City made diligent efforts to review existing lease agreements, however the City does not have access to private party lease agreements or other contractual agreements amongst private parties. While the City does not have access to lease agreements, as these are private documents, staff have conducted an analysis to identify sites that show characteristics indicating they are likely to redevelop within the planning period including the following:
• Past performance redeveloping nonvacant sites
• An analysis of existing use
• Market analysis of land costs and development opportunities Additionally, the Section 4 of this Housing Element identifies programs to increase feasibility and encourage infill development in Rialto.
Past Experience Developing Nonvacant Sites for Residential Uses Over recent years, communities in the region have been redeveloping nonvacant sites for residential uses.
Past performance of nonvacant redevelopment for residential uses shows the viability of similar development within Rialto. Table B-7 identifies projects in the region that have developed residential uses on nonvacant sites. The City has seen increasing trends toward infill development due to the fact that much of the new growth has occurred on sites that have transitioned from its agricultural roots, to very low-density housing to more urban densities. For example, the Rialto Airport area, once a regional airport, has transitioned to job-creating industrial/retail and residential uses. Much of the land in the City that experienced change utilized lands that traditionally have not been used as productively. Traditional 1950’s corridor development, with large-scale parking fields, highly underutilized lots and similar commercial, retail and industrial uses have seen redevelopment as the City has transitioned to a more urban environment.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-17 As Tables B-20 through B-22 show, a number of the identified candidate sites are underutilized with large parking lots. The example projects listed below were developed on highly underutilized lots with large scale parking fields. These past examples and current trends utilized sites that have similar attributes as the Candidate Sites identified in this Housing Element. These sites exhibit the following attributes:
• Highly underutilized land
• Significant Parking area in excess of current need
• Similar transitioning of adjacent parcels to residential and mixed uses • General market interest and investment by the real estate and investment community • Land values and existing improvement values that support transition to residential uses • Age and use of existing structures
• Lack of property investment and existence of deferred maintenance issues • Persistent vacancy status
• Adjacency to public transit and public services
• Access to educational, job and recreational opportunity The attributes above are present in all identified sites, and similarities indicate the feasibility of redevelopment. Furthermore, the recent examples of redeveloped sites have similar attributes compared to the City’s sites identified in Table B-20.
Regionally, redevelopment of underutilized non-residential sites, parking lots and older commercial centers are becoming more common – this provides an opportunity for future units to be located in close proximity to commercial and retail uses, resulting in a lower need to drive and close access to resources and employment opportunities. Many of the candidate sites were identified due to the presence of large parking lots that remain largely empty and underutilized. Redevelopment of those sites for residential would provide opportunities for existing businesses. In addition, existing commercial uses are generally older and lack recent investments. Site-specific details are provided for each candidate site in Table B-20.
In addition, several programs are included in the Housing Plan to facilitate the development of these sites, including: monitoring of the sites, rezones for residential uses, rezoning of nonvacant sites used in prior Housing Elements, incentives for residential development, and removal of development constraints.
Program 3H is also included to address AB 2097 regarding parking requirements near public transit. This new legislation is anticipated to provide further incentives to develop residential on those nonvacant sites along transit corridors.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-18 Table B-7: Examples of Local Development of Nonvacant Sites for Residential Uses Project Address/
APN
Dwelling
Units Zoning Use Prior to Redevelopment Project Description Tuscan Apartments
(Under Construction)
16534 Arrow Blvd.
17 FBC
(Transitional)
Single Family
Home
A proposed 17-unit multifamily
development.
Paseo Verde
Apartments – North
side of Valley
Boulevard between
Cypress Avenue and
Juniper Avenue
150 FBC
(Transitional)
Single Family
Home
150 fully affordable units
redeveloped on previously
single-family home.
8185 Banana Avenue 28 R-1
Single Family
Home
Although the zoning is R1 – the
developer utilized the Boulevard
Overlay at the time to do multifamily units. There are 28 condos redeveloped on a lot
with a previous single-family
home
Windrows Project16408 Valencia
Avenue
105 FBC
(Transitional)
Single Family
Home
Lot which contained a singlefamily home was redeveloped in the FBC transitional zone to
accommodate 105 multifamily
units
Rosena Fountains
Apartments 69 FBC (MultiFamily) Gathering Hall A proposed 69-unit multifamily development Nuevo Apartments 29 R-5 Parking Lot
A proposed 5-story mixed-use
development with 29 proposed
apartment units.
Village at Sierra 106 FBC (Retail) Commercial A senior housing development.
The Plaza at Sierra 90 FBC (Station
Area)
Commercial
Uses
A proposed 90-unit affordable
senior housing development
The City has made appropriate findings as part of its adoption Resolution that the sites identified in the Housing Element to accommodate growth are sufficient and the sites features are not an impediment to future residential development.
Surplus Facilities Housing
Much of the City’s commercial corridors can be traced back to the post-war era when there was a surge in demand for new housing and businesses. Many shopping centers and malls were built during this time and are many are still used as commercial usestoday. As the City has continued to develop, these corridors have seen redevelopment, with large parking lots and underutilized spaces being repurposed. The postCOVID period saw a change in shopping patterns which led to the decrease in demand for physical stores (i.e., Online shopping), resulting in less need for parking at these sites. The City of Rialto has the opportunity for infill development by utilizing surplus facilities like commercial parking lots for residential development. Infill development is more sustainable than greenfield development as it makes use of existing infrastructure and resources. As shown in Table B-20, the City of Rialto has the opportunity for 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-19 infill development through the utilization of surplus facilities like commercial parking lots. The City analyzed recent examples of cities that have successfully redeveloped surplus parking lots into higher density residential such as apartments and townhomes.
Redevelopment of surplus facilities, such as underutilized parking lots for commercial uses, provides sustainable infill opportunities because these sites already benefit from established infrastructure, access to transit, and adjacency to residential neighborhoods and services. Infill development avoids the costs and impacts of greenfield expansion while contributing to corridor revitalization. The City has carefully reviewed recent case studies where surplus parking and older commercial uses have been repositioned into higher-density housing and has compared them directly with candidate sites in Table B-20.
Paloma at the Main Place Mall in Orange (Figure B-5) was previously a surface parking lot and is now apartments. This pattern is directly analogous to many of the City’s Candidate Sites such as Sites 23, 24, and 28, which are currently occupied by retail pads with surface parking that takes up over half the parcel area. Like Paloma, these Rialto sites benefit from corridor frontage, transit access, and large contiguous buildable acreages that can support multifamily blocks while retaining portions of existing commercial.
Figure B-5: Paloma at the Main Place Mall in Orange
Prior Use: Surface Parking Lot for Main Place Mall
Current Use: Apartment Homes
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-20 Howard and Irene Levine Senior Community in Los Angeles (Figure B-6) was built on surplus parking for surrounding commercial. Similarly, many Candidate Sites such as Sites 51, 67, and 213 each contain commercial structures with expansive surface parking. These parcels have favorable land-to-improvement ratios, adjacency to residential neighborhoods, and the scale necessary to accommodate new housing while right-sizing existing parking demand.
Figure B-6: Howard and Irene Levine Senior Community at 8862 W Pico Blvd, Los Angeles Prior Use: Surface Parking Lots for surrounding commercial uses Current Use: Senior Housing
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-21 Whittier Park Place and Catalina Apartments in Whittier (Figures B-7 and B-8) were developed on former auto-oriented sales lots and dealerships. In Rialto, many Candidate Sites such as Sites 216, 226, and 227 exhibit the same characteristics — marginal auto-oriented or single-use retail pads with surplus frontage and parking lots. The feasibility factors are parallel: declining auto-sales formats, strong market demand for infill housing, and supportive zoning changes under Program 2B (Rezoning).
Figure B-7: Whittier Park Place at Whittier Park Place at 14660 Whittier Blvd Prior Use: Vacant Car Sales Parking Lot for Toyota Dealership Current Use: Apartment Complex
Figure B-8: Catalina Luxury Apartments at 14339 Whittier Blvd, Whittier Prior Use: Vacant Mitsubishi Car Dealership and Service Center 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-22 Current Use: Luxury Apartments
The Mark Apartments in Riverside (Figure B-9) converted a strip-commercial parking field into apartments, much like Rialto’s Candidate Sites such as Sites 228, 229, and 232. These are large parcels occupied by bigbox retail or partially vacant lots with oversized parking. Their scale (over 4 acres each), adjacency to transit corridors, and declining viability of big-box formats make them prime redevelopment candidates.
Figure B-9: Mark Apartments at 3605 Market St, Riverside, CA Prior Use: Surface Parking Lot for Strip Commercial
Current Use: Apartment
Mission Heritage Plaza in Riverside (Figure B-10) demonstrates how even a marginal service use with surplus parking was repositioned into workforce housing. Many Candidate Sites such as Sites 227 and 232 in Rialto show similar conditions — marginal uses on large parcels with significant underutilized area, wellsuited for mixed-use or multifamily housing under Programs 2B (Rezoning), 2R (Residential Incentives), and 4B (Remove Constraints).
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-23 Figure B-10: Mission Heritage Plaza at 3933 Mission Inn Avenue, Riverside CA Prior Use: Fair Housing Council of Riverside County, Inc.
Current Use: Workforce Housing Apartments
The feasibility factors of these representative case studies — excess land coverage by parking, low landto-improvement ratios, corridor adjacency, large buildable acreages, phasing potential, and favorable market trends — to Rialto’s Candidate Sites, the City demonstrates that surplus facilities can feasibly and realistically redevelop. Programs 2B, 2R, 2O/2P, 2H, 2S, and 4B provide the regulatory, financial, and streamlining support necessary to ensure implementation.
As such, the redevelopment of the City’s Candidate Sites into housing is not speculative but grounded in clear precedent and supported by the same feasibility criteria applied throughout the City’s sites inventory. Table B-20 sites mirror the characteristics of the case studies, confirming that Rialto’s identified candidate parcels are similarly poised for redevelopment within the planning period.
Foothill Boulevard Example Sites
The Foothill Boulevard area includes a series of parcels that illustrate how underutilized commercial and parking areas provide realistic capacity for infill housing. These sites share feasibility characteristics already demonstrated in regional case studies (Figures B-5 through B-10) and in other cities where surplus parking and marginal commercial uses have transitioned into multifamily housing. Each parcel demonstrates one or more of the key redevelopment feasibility factors: favorable land-to-improvement ratios, sufficient buildable acreage to achieve economies of scale, adjacency to transit, services, and existing residential, market conditions such as declining demand for retail or auto-oriented uses, and 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-24 regulatory and financial support from City programs (2B Rezoning, 2R Residential Incentives, 2O/2P Lot Consolidation, 2H SB 35 Streamlining, 2S Surplus Land Act, and 4B Remove Constraints).
Sites 23, 24, and 28 (Figures B-11 to B-13): These parcels are developed with small commercial pads and associated surface parking lots that occupy more than half the lot area. Their land-to-improvement ratios are favorable, and the buildable acreages (2–5 acres each) allow efficient residential block layout while retaining portions of existing commercial. These conditions are directly comparable to Paloma at Main Place Mall (Orange, Figure B-5), where excess parking was redeveloped into apartments while the mall retained operations. Redevelopment of Sites 23, 24, and 28 would follow the same pattern — phasing new multifamily housing while existing commercial continues operating.
Figure B-11: Site 23 Existing Usage
Figure B-12: Site 24 Existing Usage
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-25 Figure B-13: Site 28 Existing Usage
Sites 51 and 67 (Figures B-14 and B-15): Both contain marginal commercial or restaurant uses surrounded by expansive parking. Site 51 also abuts existing residential, creating a strong adjacency for absorption.
These parcels have ample buildable space for phased redevelopment, where circulation and parking can be reconfigured without impeding current uses. This mirrors the Howard and Irene Levine Senior Community (Los Angeles, Figure B-6), where underutilized parking for commercial uses was transitioned into senior housing. Supported by Programs 2B and 2R, Sites 51 and 67 are likely to redevelop given their size, context, and market trends toward infill.
Figure B-14: Site 51 Existing Usage
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-26 Figure B-15: Site 67 Existing Usage
Sites 213 and 216 (Figures B-16 and B-17): These parcels are located at prominent intersections with large corner parking lots and low-intensity commercial. Their visibility, access to Baseline Road and Riverside Avenue, and surplus parking fields make them prime candidates for reinvestment. The parcels are directly comparable to Whittier Park Place and Catalina Apartments (Whittier, Figures B-7, and B-8), which converted auto-oriented dealership and service parcels into apartments. Programs 2O/2P (Lot Consolidation) and 2H (SB 35 Streamlining) ensure regulatory feasibility, while market evidence of declining demand for single-use auto or strip commercial further supports redevelopment.
Figure B-16: Site 213 Existing Usage
Figure B-17: Site 216 Existing Usage
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-27 Sites 226 and 227 (Figures B-18 and B-19): Site 226 is a vacant corner parcel adjacent to commercial uses, while Site 227 contains a marginal single commercial use with expansive parking. Both sites have high redevelopment probabilities due to underutilization and adjacency to active commercial and residential corridors. These conditions parallel Mission Heritage Plaza (Riverside, Figure B-10), which repositioned a marginal service use with parking into workforce housing. Supported by Programs 2B, 2R, and 2F (AB 1397 compliance), these parcels are realistic redevelopment candidates.
Figure B-18: Site 226 Existing Usage
Figure B-19: Site 227 Existing Usage
Sites 228, 229, and 232 (Figures B-20 to B-22): These are large parcels currently developed with big-box retail, vacant lots, or marginal recreational uses, all accompanied by oversized parking fields. Their scale (4–10 acres) ensures economies of delivery preferred by builders and lenders, while market evidence confirms that big-box retail formats are declining in viability. The Mark Apartments (Riverside, Figure B-9) demonstrates the feasibility of converting strip-commercial parking lots into multifamily. By the same logic, Sites 228, 229, and 232 can accommodate hundreds of units at planned densities (30–39 du/ac) with supportive programs (2B, 2R, and 4B).
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-28 Figure B-20: Site 228 Existing Usage
Figure B-21: Site 229 Existing Usage
Figure B-22: Site 232 Existing Usage
Taken together, Sites 23, 24, 28, 51, 67, 213, 216, 226, 227, 228, 229, and 232 show that Rialto’s Candidate Sites replicate the same feasibility conditions as the case study redevelopments highlighted in Figures B5 through B-10. Across these parcels, redevelopment feasibility is supported by favorable land-toimprovement ratios and large surface parking fields, adequate buildable acreage for phasing and economies of scale, adjacency to services, transit, and residential neighborhoods, declining market demand for existing uses (strip retail, auto, big-box), and the City’s enforceable housing programs that remove barriers and incentivize redevelopment.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-29 Accordingly, these Foothill Boulevard example sites demonstrate realistic redevelopment potential and further confirm that Rialto’s Table B-20 inventory meets HCD’s statutory requirement to evaluate existing uses and show that identified nonvacant sites are feasible for housing development within the planning period.
Parking Strategies for Mixed-Use and Operating Nonvacant Sites The City has evaluated whether operating uses, including parking demand, would impede additional residential development and has determined that appropriate, site-specific, feasible strategies will avoid such impediments.
To ensure ongoing operations can continue, the City requires project-level parking analysis for housing on nonvacant sites. This requirement will continue in the 6th Cycle Planning period to ensure parking demand is addressed. Where a site is within ½ mile of a major transit stop, AB 2097 prohibits the City from imposing minimum off-street parking requirements, allowing residential projects to proceed without adding new off-street spaces and instead rely on demand-management measures and on-street management where appropriate. For sites not covered by AB 2097, the City will consider requests for reduced ratios supported by a shared-parking study and may allow unbundled residential parking, time-limited visitor spaces, and on-street supply optimization to right-size parking without constraining feasible housing capacity.
Shared Parking and Operational Tools
Many candidate sites contain daytime-peaking commercial or institutional uses adjacent to eveningpeaking residential demand, creating opportunities for shared parking through recorded agreements, cross-access easements, and mixed-use parking districts. The City will encourage shared-use agreements between residential and nonresidential tenants, operational measures during peak overlap periods, posted wayfinding, curbside loading management, physical efficiency improvements (restriping to current stall dimensions, tandem or mechanical parking where permitted, bicycle/micro-mobility parking, and transportation demand management (TDM) strategies such as transit pass subsidies, car-share spaces, preferential parking for carpools, and secure bike rooms. Together, these measures ensure that existing businesses can maintain operations while residential infill is constructed and occupied.
Replacement and Phased/Temporary Parking.
Where redevelopment of a portion of a site would eliminate existing private parking that an ongoing use relies upon, the City will typically require replacement parking to be provided on-site or on an off-site lot secured by long-term agreement, with phasing to avoid service disruptions (e.g., temporary surface lots or interim shared-use spaces during construction with a transition to structured or consolidated parking at buildout). Projects may satisfy replacement needs through any combination of: structured on-site parking, shared parking in a common facility serving multiple parcels, off-site parking within a reasonable walking distance secured by a recorded agreement, or verified demand-reduction commitments (e.g., unbundled residential parking, carpool benefits). This layered approach demonstrates that parking will not impede reuse of nonvacant sites for housing while maintaining continuity for existing uses. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-30 Suitability of Non-Vacant Sites: Objective Indicators & Evidence The City’s non-vacant sites share repeatable, objective indicators of underutilization—low improvementto-land ratios, high surface-parking coverage, aging/lightweight improvements, and corridor locations with services and transit—that have historically transitioned into housing in Rialto and peer corridors.
These conditions appear across a small set of site archetypes: (A) auto-oriented pads (small buildings, outsized drive aisles), (B) strip-commercial centers (shallow suites, sea-of-asphalt), (C) big-box/parking fields (large, reconfigurable tracts), (D) institutional/civic & faith-based (surplus parking with byright/streamlined pathways), (E) motel/hospitality (aging stock with modest footprints), and (F) micro/sliver infill & corner lots (parcel remnants that close streetwall gaps). For each archetype, feasible multifamily prototypes are well established—3–4-story stacked flats, compact podiums, or wraps—with internalized parking, consolidated curb cuts, and a landscaped street edge that improves safety and walkability while stepping massing toward adjacent neighborhoods.
These archetypes are program-enabled: Program 2B (Rezone to Provide Adequate Sites) and Program 2R (Residential Incentives) secure full residential yield; Program 4B (Remove Development Constraints) updates objective standards (setbacks, height transitions, open-space, loading, block access) to match today’s prototypes; Program 3H (AB 2097 Parking Near Transit) right-sizes stalls where eligible; Programs 2O/2P (Lot & Small-Lot Consolidation) unlock coordinated access and phasing; and Program 2H (SB 35 Streamlining) provides ministerial approval where deeper affordability is pursued. Together with illustrative scenarios (small pad, strip center, big-box) that show phased reuse while businesses operate, the record demonstrates realistic capacity on non-vacant sites across the planning period. Comparable corridor transitions in the region—auto pads, strip clusters, and large parking fields converting to multifamily—corroborate market feasibility and lender-favored delivery scales, while public-realm upgrades (fewer driveways, shade, lighting, active corners) ensure neighborhood compatibility and measurable corridor benefits.
Developer Interest
The City has a high level of interest in redevelopment of existing marginal uses. This strong interest is exemplified by the variety of pre-applications, proposed projects, and on-going discussions with potential developers. Table B-8 shows a list of active proposed projects in the City. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-31 Strong interest from developers suggests a higher probability of residential growth within the planning period. Pre-applications and inquiries showcase this demand, with a recent support letter received shown below.
Table B-8: List of Active Proposed Projects
Description of Projects Descriptor
Multi-Family Project located north of the intersection of Foothill Boulevard and Linden Avenue on the East side of Linden. This high-density project could potentially build up to 70 units.
Pre-application coordinated and on-going discussion
with applicant. The project is proposed in the
Housing Element Opportunity Area 1 – Foothill
Boulevard Specific Plan.
Multi-Family Project located on NEC of Foothill
Boulevard and Spruce Avenue Multiple for 82
multifamily units. Across from the “Foothill Grove”
development which previously exhibited the same
characteristics as the parcel.
Pre-application submitted with multiple meetings
held with the applicant. The project is proposed in
the Housing Element Opportunity Area 1 – Foothill
Boulevard Specific Plan.
Multi-Family Project located on the intersection of Lilac Avenue and Baseline Road for 20 multifamily units.
Pre-application submitted with multiple meetings
held with the applicant. The project is proposed in
the Housing Element Opportunity Area 5 – Baseline
Parcels.
Multi-Family Project is located east of the intersection of Riverside Avenue and Valley Boulevard.
Pre-application coordinated and on-going discussion
with applicant. The project is proposed in the
Housing Element Opportunity Area 4 – Rialto
Central Area Specific Plan.
Mixed-Use Project is located at 223 South Riverside
Avenue for 84 units.
Pre-application coordinated and on-going discussion
with applicant. The project is proposed in the
Housing Element Opportunity Area 4 – Rialto
Central Area Specific Plan.
Mixed-Use Project is located on the intersection of SEC of San Bernardino Avenue and Riverside Avenue for 89
units.
Pre-application submitted with multiple meetings
held with the applicant. The project is proposed in
the Housing Element Opportunity Area 3 – Gateway
Specific Plan.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-32 Figure B-23: Support Letter Examples
9. Selection of Sites to Accommodate Remaining Need
The City has identified sites to meet Rialto’s very low- and low-income RHNA need based on the size, density, and capacity requirements set forth by AB 1397. Sites were also selected based on their realistic viability to accommodate lower-income housing within the 2021-2029 planning period.
Additionally, the City identified sites based on their access to resources, proximity to additional residential development, transportation and major streetway access, and resources and opportunity indicators.
Section 3 outlines all fair housing, opportunity indicators, and environmental resources in Rialto. The City has available vacant land to accommodate lower-income housing but understands that future housing development opportunity will also occur as infill, on previously developed properties. Pursuant to Government Code Section 65583.2 (g)(2), if the Housing Element utilizes 50-percent of more of its lower income RHNA needs on non-vacant sites, it must demonstrate that the existing uses are not an impediment to additional residential development in the planning period.
The City of Rialto has identified currently vacant land to accommodate 50.3 percent of the very low-/lowincome RHNA housing units. This percentage is based on a conservative affordability assumption of 55 percent going towards lower income housing units. In total, 1,722 very low- and low-income units can be accommodated on vacant land, which amounts to 50.3 percent of the 3,424 very low- and low-income RHNA. The City has accommodated over 50 percent of all lower-income units on vacant parcels therefore, the existing uses on the remaining sites identified to accommodate lower-income units are not presumed 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-33 to impede additional residential development. Existing uses on the nonvacant sites have also been evaluated for potential to accommodate future residential uses.
Furthermore, the City accounted for sites currently in the pipeline as well as accessory dwelling units anticipated to be permitted and developed during the 2021-2029 planning period. After considering the lower-income potential unit yield from ADU projections and sites under existing zoning densities, the City is left with a remaining need of 2,178 lower income units.
The strategies outlined below are designed to accommodate the remaining very low- and low-income need. To plan for lower-income housing, the City has identified seven Opportunity Areas where 1) permitted density will be increased through Specific Plan amendments or 2) a new zoning district will be created or 3) sites will be rezoned to an existing zoning designation allowing increased density. The strategies for each of these opportunity Areas, as summarized in Table B-9 below, are detailed in this section.
Table B-9: Very Low-/Low-Income Opportunity Area Rezone Strategy by Opportunity Area Opportunity Area
Anticipated Feasible
Acreage
Assumed Rezoned
Density
Potential Total Very
Low-/Low-Income
Units
1 – Foothill Boulevard Specific Plan 159 acres 35 du/ac 2,443 units 2 – North Riverside Avenue 17 acres 39 du/ac 369 units
3 – Gateway Specific Plan 20 acres 35 du/ac 307 units
4 – Rialto Central Area Specific Plan 14 acres 38 du/ac 189 units 5 – Baseline Parcels 9 acres 35 du/ac 88 units
6 – Baseline Shopping Center 57 acres 30 du/ac 744 units 7 – Housing Opportunity Overlay 46.7 acres 30 du/ac 583 units TOTAL 322.7 acres - 4,723 units
Opportunity Area 1 - Foothill Boulevard Specific Plan
The Foothill Boulevard Specific Plan is intended to result in quality new development to encourage revitalization of existing development. The Specific Plan covers approximately 300 acres and currently permits commercial districts and two residential land use districts – Residential-Mixed Use (R-MU) and Residential-High Density (R-HD). Both residential districts, and two additional commercial districts, allow for development to provide opportunity for innovative, high-quality development. Each of these districts has a pedestrian focus and allows for some degree of residential development. In commercial districts, residential uses must be combined with commercial uses.
Of the total 300 acres within the Foothill Boulevard Specific Plan, the City has identified approximately 159 acres of sites as having opportunity and propensity to redevelop residentially. This selection of sites is projected to accommodate a total of 4,437 housing units, including 2,443 housing units affordable to very low-/low-income households. Currently, the Specific Plan permits residential densities up to 30 dwelling units per acre, but only when developing on at least 3 acres. An amendment to the Specific Plan to accommodate 35 dwelling units per acre on the 159 acres of parcels identified within the inventory 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-34 would create the opportunity for 2,443 very low-/low-income housing units. Table B-20 shows the specific evidence supporting the infill parcels identified in Opportunity Area 1 – Foothill Boulevard Specific Plan Sites. Below is a summary of evidence supporting development in infill sites.
Evidence Supporting Development in Infill Parcels – Foothill Boulevard Specific Plan • Underutilized Parcels: These parcels have rather large parking lots supporting traditional autooriented retail that was developed in the past. Many Foothill Boulevard properties include large parking fields that are highly underutilized due to the transition away from an auto-oriented commercial corridor. There is an oversupply of retail parking on parcels that does not generate significant parking demand. Additionally, the trend toward more compact, efficient retail development and the significant rise online shopping, Amazon, Doordash and other related services have substantially reduced the need and market support for traditional retail development. Existing parking fields on these parcels constitute generally more than half of a gross site acreage are highly utilized and ripe for reuse and repurposing. • Underperforming Retail: As shown in Figure B-24, the candidate sites are located on both sides of Route 66. This area is a traditional auto-oriented commercial corridor with big box retail and large surface parking. The commercial developments are generally older and exhibit signs of underinvestment and deferred maintenance. Additionally, existing commercial sites are not conducive to current trends in retail seen in the region and have resulted in higher vacancy rates, marginal tenant mix and higher rates of turnover. There are empty lots along the corridor indicating a lower demand for retail uses. Some of these sites have been actively on the market for sale. Existing commercial uses and activities on these sites include aging, underperforming retail with vacant buildings/leasable space and/or small single retail tenants with majority surface parking on the lot. Market trends in Rialto indicate consumers have generally shifted away from larger retail uses serving uses, such as services stations, motels, fast food, etc. to smaller scale uses. This has provided an opportunity to transition a traditional regional corridor into a more productive, locally serving activity center with a mature transition infrastructure.
The parcels identified as part of the Sites Inventory were included due to potential for revitalization of older shopping centers and vacant lots. As is the intent of the Specific Plan, the sites identified would create opportunities for mixed-use developments with a focus on integrating residential and commercial uses to facilitate walking.
Table B-10 below displays the capacity and opportunity in this Opportunity Area which can help accommodate the City’s RHNA allocation. Figure B-24 below maps the sites identified within this Opportunity Area 1 which can help accommodate a portion of the City’s RHNA allocation.
Table B-10: Opportunity Area 1 - Foothill Boulevard Specific Plan Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
159 acres 35 du/acre 2,443 227 1,767 4,437
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-35 Figure B-24: Opportunity Area 1 – Foothill Boulevard Specific Plan Opportunity Area 2 – North Riverside Avenue
The City has identified Opportunity Area 2 as having potential for high density multiple-family housing developments. Opportunity Area 2 is located on both sides of North Riverside Avenue and between Foothill Freeway and Walnut Avenue. This area is predominantly zoned Neighborhood Commercial (C-1) and Administrative-Professional-Institutional (A-P).
Opportunity Area 2 has potential to accommodate 673 housing units, including 369 housing units affordable to very low-/low-income households. This would require the creation of an overlay or similar policy strategy over the Opportunity Area’s total 17 acres to allow residential development at a maximum density of 48.4 dwelling units per acre and an assumed density of 39 dwelling units per acre. Table B-20 shows the specific evidence supporting the infill parcels identified in Opportunity Area 2 – North Riverside Avenue. Below is a summary of evidence supporting development in infill sites.
Evidence Supporting Development in Infill Parcels – North Riverside Avenue • Underutilized Sites: Identified sites in this focus area are predominately vacant and/or highly underutilized land. Given the marginal use of these lots and their proximity to other vacant lots, 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-36 the probability of development is high. Sites with stable retail or commercial uses have been excluded from consideration, as they are not deemed to likely redevelop for an extended period of time.
• Marginal Use: Existing uses identified on the North Riverside parcels are generally uses that utilize a comparatively small portion of the site and the sites’ vacant portion far exceeds that of the existing use. While the City acknowledges existing uses could potentially continue, the significant underutilization of the site provides opportunities to incorporate residential development if an existing use remained.
• Existing Places of Worship: There is one parcel with an existing church use. The church is on a site that is highly underutilized with a majority of vacant land on the parcel. The amount of land vacant land on the site could accommodate residential uses, while continuing existing uses. Furthermore, Senate Bill 4 (SB 4), provides streamlined process for religious organizations to develop affordable housing on their property. Parking and undeveloped space takes up a significant portion of the lot, which could be used to provide housing opportunity. Given the high underutilization of the lot, adjacency to other residential uses, and SB 4, the probability of residential opportunity is deemed very high.
The parcels identified as part of the Sites Inventory were identified due to their vacant conditions and potential for development of housing on underutilized parcels. Additionally, the identified parcels meet the criteria required by AB 1397 for sites with capacity to accommodate very low-/low-income units.
Table B-11 below displays the capacity and opportunity in this Opportunity Area which can help accommodate the City’s RHNA allocation. Figure B-25 below maps the sites identified within this Opportunity Area 2 which can help accommodate a portion of the City’s RHNA allocation.
Table B-11: Opportunity Area 2 – North Riverside Avenue Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
17 acres 39 du/acre 369 40 264 673
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-37 Figure B-25: Opportunity Area 2 - North Riverside Avenue Opportunity Area 3 – Gateway Specific Plan
The Gateway Specific Plan is intended to revitalize the Gateway area and entry into Rialto. The Specific Plan is located north of the 10 Freeway, south of San Bernardino Avenue, east of Spruce Avenue, and west of Sycamore Avenue. The Gateway Specific Plan currently allows for office and industrial parks, as well as commercial uses.
Of the 311 total acres within the Gateway Specific Plan, the City has identified 20 acres of sites as Opportunity Area 3 to create the opportunity for housing developments near commercial centers and job sites. Opportunity Area 3 is currently zoned for Retail Commercial (R-C), Office Park (O-P), and Industrial Park (I-P). An amendment to the Gateway Specific Plan to add a new residential zoning district over the 38 acres of parcels included within the sites inventory would create the opportunity for high-density residential development. A new residential zone at an assumed average density of 35 dwelling units per acre would accommodate a total of 558 housing units, including 307 housing units affordable to very low- /low-income households. Pending implementation, this zone could have a minimum density of 20 du/ac and a maximum of 50 du/ac. Below is a summary of evidence supporting development in infill sites. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-38 Evidence Supporting Development in Infill Parcels – Gateway Specific Plan • Underutilized Sites: These sites are currently vacant parcels. Given the absence of uses or activities on these lots, they are the ripe for development and present viable housing opportunities.
• Recent Development: Recent residential development has occurred on Wildrose Avenue, adjacent to these sites, providing new residential opportunities. Additionally, infrastructure, sidewalks and other amenities are installed, providing less need for significant improvements and will contribute to site access for autos, pedestrians, and public transit. • Availability of Services: The Gateway Specific Plan sites are adjacent to a variety of services and facilities ideal to accommodate the needs of lower income residents. These uses include the Grace Vargas Senior Center, Rialto Post Acute Care Center, Rialto Assisted Living and the Rialto Village retail center. The Arrowhead Regional Medical Center is also in close vicinity. There are approximately 9 available bus routes/stops withing 2,000 feet of the identified parcels.
The parcels selected as part of the Sites Analysis were identified as they are currently vacant. These parcels are also located in the vicinity of the Grace Vargas Senior Center, Rialto Assisted Living, and Rialto PostAcute Care Center. Additionally, the Opportunity Area is located near commercial and retail uses, as well as transit bus stops. Potential housing development in this area could create opportunities for intergenerational connections with the nearby senior center, as well as promote walking to and from local commercial needs and amenities. The parcels identified meet the criteria required by AB 1397 for sites projected to accommodate very low-/low-income units.
Table B-12 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B-26 below maps the sites identified within this Opportunity Area 3 which can help accommodate a portion of the City’s RHNA.
Table B-12: Opportunity Area 3 – Gateway Specific Plan Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
20 acres 35 du/acre 307 28 223 558
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-39 Figure B-26: Opportunity Area 3 – Gateway Specific Plan Opportunity Area 4 – Rialto Central Area Specific Plan
The Rialto Central Area Specific Plan is in the City’s downtown area along Riverside Avenue, north of Merrill Avenue, and south of Foothill Boulevard. The intent of the Rialto Central Area Specific Plan is to provide residential uses in conjunction with commercial uses to improve the economic vitality of the central area of Rialto. Currently, a variety of residential densities are permitted, in addition to commercial and office uses.
Of the 107 acres within the Central Area Specific Plan, the City has identified a collection of parcelstotaling 14 acres in the Downtown Rialto area as having potential for housing development at an increased density. The creation of a new overlay district, or similar policy strategy, permitting up to 48 dwelling units per acre (with an assumed density of 38 dwelling units per acre) applied to these parcels has the potential to result in 350 new housing units, including 189 housing units affordable to very low-/low-income households. These parcels identified as part of the Sites Analysis are either currently vacant or have the potential to be redeveloped to include housing units. The identified parcels meet the criteria required by AB 1397 for sites with the capacity to accommodate very low-/low-income units. As shown in Table B-20, the parcels identified in Opportunity Area 4 – Rialto Central Area Specific Plan include the specific evidence 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-40 supporting infill from Site ID numbers 124 and 191. Below is a summary of evidence supporting development in infill sites.
Evidence Supporting Development in Infill Parcels – Rialto Central Area Specific Plan • Vacant Underutilized Sites: These sites are vacant and highly underutilized sites in the Central Area. Many of these sites are owned by the City of Rialto as a result of prior Redevelopment Agency activities. The area was once part of a designated redevelopment area, which identified areas defined as blighted. Redevelopment Agency activities in the past provided ample opportunities to redevelop existing vacant and highly utilized and blighted sites identified in the Central Area.
• Adjacency to Services: The Central Area sites are adjacent to several services and amenities that support lower and moderate-income housing. These uses include Downtown Rialto commercial, City Hall, US Post Office, Community Center, Adult School, Parks, Metrolink Station and numerous public transit stops. These adjacent services and facilities strongly support the needs of lower income households.
Housing units in this area would be located near existing commercial businesses, the Civic Center, and its green open spaces, as well as the Rialto Metrolink Station.
Table B-13 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B-27 below maps the sites identified within this Opportunity Area 4 which can help accommodate a portion of the City’s RHNA allocation.
Table B-13: Opportunity Area 5 – Baseline Analysis
Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
14 acres 38 du/acre 189 8 153 350
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-41 Figure B-27: Opportunity Area 4 – Rialto Central Area Specific Plan 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-42 Opportunity Area 5 – Baseline Parcels
The City has identified a collection of parcels along and near Baseline Road as opportunity areas for the development of higher density housing. This general area is made up of existing residential neighborhoods, schools, and a retail center. The parcels identified as part of the Sites Analysis make up 9 acres and are currently zoned for Single-Family Residential and Multi-Family Residential. The creation of a new zoning district for this 9-acre Baseline Opportunity Area with an assumed density of 35 dwelling units per acre would facilitate the potential development of 163 housing units, including 88 housing units affordable to very low-/low-income households. Table B-20 shows the specific evidence supporting the infill parcels identified in Opportunity Area 5 – Gateway Specific Plan. Below is a summary of evidence supporting development in infill sites.
Evidence Supporting Development in Infill Parcels – Baseline Parcels • Proximity to existing residential areas: These sites are located adjacent to existing residential neighborhoods. Adjacency of residential uses is conducive to neighborhood enhancement and transitioning from auto-oriented retail development to residential uses. The adjacent school facilities contribute to safe routes to school and enhanced pedestrian safety. • Underutilized Sites: The Baseline area consists of older, large scale retail centers that have seen significant transition. Once part of larger scale, integrated retail centers, with larger tenants, such as grocery, drug, variety and restaurants, these sites have transitioned to primarily discount retailers that are utilizing tenant spaces not designed to current uses. This has created highly underutilized parcels with parking fields far exceeding demand. Additionally, the Opportunity Area has experienced high turnover of tenants and vacancies that have increased over time. Many of the retail centers experience deferred maintenance issues. Many of the existing retail spaces are occupied by non-retail tenants, indicating a lower demand for traditional retail use.
The parcels identified were deemed suitable as they are currently either partly or entirely vacant.
Additionally, some of the parcels have the potential to be consolidated for residential development. The parcels identified as part of the Sites Analysis meet the criteria required by AB 1379 for sites projected to accommodate very low-/low-income units. Pending implementation, this zone could have a minimum density of 20 du/ac and a maximum of 50 du/ac.
Table B-14 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B-28 below maps the sites identified within this Opportunity Area 5 which can help accommodate a portion of the City’s RHNA allocation.
Table B-14: Opportunity Area 5 – Baseline Analysis
Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
9 acres 35 du/acre 88 5 70 163
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-43 Figure B-28: Opportunity Area 5 - Baseline Parcels
Opportunity Area 6 - Baseline Shopping Center
The City has identified the Baseline Shopping Center as an opportunity to develop residential units in conjunction with the existing commercial and retail uses. The Baseline Shopping Center is located along both sides of Baseline Road and is currently zoned Community Shopping Center (C-1A). In either a mixeduse or wholly residential scenario, the creation of a new zoning district for this Opportunity Area 6 with an assumed average density of 30 dwelling units per acre would increase opportunities within the City for the development of high-density housing.
Although the parcels within the Sites Inventory have the capacity to accommodate over 2,500 units of development (at an assumed unit yield of 30 du/ac), an assumption of approximately 50% redevelopment has been applied considering existing uses on the site and economic conditions. The assumed buildout is therefore projected at 1,353 units, 744 of which are projected to develop for lower income households.
As shown in Table B-20, the parcels identified in Opportunity Area 6 – Baseline Shopping Center includes the specifics of each site from Site ID numbers 201 and 235. Below is a summary of evidence supporting development in infill sites.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-44 Evidence Supporting Development in Infill Parcels – Baseline Shopping Center • Underperforming Retail: As shown in Figure B-29, the candidate sites are located on both sides of W Baseline Road. This area is a traditional commercial corridor with big box retail and large surface parking. The commercial districts are rather old, great need for revitalization. There are empty lots in many of these districts which indicate an underutilized parcel for its intended commercial purpose.
The commercial uses on these sites include aging malls with vacant buildings or expiring leases and small single retail spaces with majority surface parking on the lot. Market trends show that consumers have generally shifted towards online shopping, reducing the need for physical stores. • Marginal Type of Uses: The overabundance of parking in this area, even during peak usage, is an indication that the commercial uses are underperforming or demand for parking is significantly lower than planned. Identified parcels in this area have vacant commercial buildings and outdated commercial uses.
• Consolidated Sites: Majority of these sites are owned by a few property owners. There are three main entities that own the larger parcels in this Opportunity Area. The potential for consolidation of those parcels to provide sufficient buildable acreage makes it suitable for redevelopment. The three corporations that have large sites are:
o Abbyfield Properties
o Buena Vista DEV LLC
o Allied Farms Inc
By incorporating housing units with existing commercial uses, the City promotes revitalization of the area and walkability between potential residential developments and shopping centers. Excepting two smaller sites which are expected to be consolidated in any potential redevelopment as they have the same owner, the parcels identified as part of the Sites Analysis for Opportunity Area 6 meet the criteria required by AB 1397 for sites with the capacity to accommodate very low-/low-income units.
Table B-15 below displays the capacity and opportunity in this Opportunity Area to help accommodate the City’s RHNA allocation. Figure B-29below maps the sites identified within this Opportunity Area 6 which can help accommodate a portion of the City’s RHNA allocation.
Table B-15: Opportunity Area 6 – Baseline Shopping Center Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
57 acres 30 du/acre 744 70 539 1,353
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-45 Figure B-29: Opportunity Area 6 - Baseline Shopping Center Opportunity Area 7 – Housing Opportunity Overlay
The City has identified Opportunity Area 7 as having the potential for high density multiple-family housing developments. Opportunity Area 8 is located on both sides of the 210 Foothill Freeway. These sites are predominantly zoned Single Family Residential. Opportunity Area 8 sites are strategically located in two primary regions: North of the 210 Freeway, between Rialto Airport Specific Plan and Lytle Creek Ranch Specific Plan sites, and South of the 210 Freeway, near key transportation corridors and recent development areas like Foothill Boulevard, the Central Area, and the Randal Avenue Sites Opportunity Areas.
The City has identified a collection of parcels totaling 46.7 acres in the Housing Opportunity Overlay area as having potential for housing development at an increased density. The creation of this new overlay with an average assumed density of 30 dwelling units per acre, has the potential to result in 1,053 new housing units, including 583 very low-/low-income households. These parcels identified as part of the Sites Analysis are either currently vacant or have marginal uses with the potential to be redeveloped to include housing units. The identified parcels meet the criteria required by AB 1397 for sites with the capacity to 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-46 accommodate very low-/low-income units. Below is a summary of evidence supporting development in infill sites.
Evidence Supporting Development in Infill Parcels – Housing Opportunity Overlay • Vacant Underutilized Sites: These sites are mostly vacant and highly underutilized sites identified through the City of Rialto. Given the marginal use of the lots and their proximity to other vacant lots, the probability of development is high.
These parcels identified as part of the Sites Inventory were identified due to their vacant conditions, potential for development of housing on underutilized parcels. Additionally, these parcels were identified to be in close proximity to existing services and resources which include other existing residential developments, commercial businesses, and main traffic routes.
Table B-17 below displays the capacity and opportunity in the Housing Opportunity Area to help accommodate the City’s RHNA allocation. Figure B-31 below maps the sites identified within this Opportunity Area 8 which can help accommodate a portion of the City’s RHNA allocation.
Table B-17: Opportunity Area 8 – Housing Opportunity Overlay Sites Analysis Feasible
Acreage
Assumed
Density
Net Units
Low/Very Low Moderate Above Moderate Total
46.7 acres 30 du/acre 583 50 420 1,053
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-47 Figure B-31: Opportunity Area 8 – Housing Opportunity Overlay Sites
10.Water, Sewer, and Dry Utility Availability
The City of Rialto has water, sewer, and dry utilities (gas and electric) that exist or are planned to accommodate residential development in the community. The City has the infrastructure in place which is designed and located to accommodate potential for additional housing identified for the 6th Cycle Housing Element.
11.Water and Sewer
The City of Rialto participated in the San Bernardino Valley Regional Urban Water Management Plan (2015), and it identifies the water services and sewer system distribution throughout the community. The City of Rialto relies upon local water sources. The majority of the City’s water supply comes from local surface water and groundwater supplies. Three water agencies are responsible for water in the City of Rialto: The City of Rialto Department of Public Works Water Division, the West Valley Water District (WVWD), and the Fontana Water Company (FWC). The FWC is the only private investor-owned company, while the other two providers are public agencies.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-48 The City is the sole provider of sewer system distribution for all residents in the City. All the identified sites are within areas that the City services. Wastewater in Rialto is maintained and operated by the City. The City also provides storm drains, sewer system lines, and other wastewater infrastructure to all areas within the City. The wastewater generated in Rialto flows into local pipes operated by the City of Rialto’s Wastewater Treatment Plant. New development has the potential to result in increased demand for water and wastewater flows.
There are a number of unsewered, older residential properties south of Santa Ana Avenue and on the eastern and western edges of the City. The City of Rialto’s sewer system is expected to continue meeting the needs of current developments in the City through the next 50 to 100 years. The City has expansion plans set within the City limits and in the Sphere of Influence to meet the needs of the community as development and population increases. The City’s Urban Water Management Plan (UWMP1) outlines plans to accommodate for future use and plans for the maintenance and expansion of existing utility infrastructure. The City of Rialto does not have a Sewage System Management Plan.
Each site has been evaluated to ensure there is adequate access to water and sewer connections as well as dry utilities such as electric, gas, and telecommunication lines. Most sites are situated with a direct connection to a public street that has the appropriate water and sewer mains and other infrastructure to service the candidate sites.
12.Utilities
The Southern California Gas Company (SoCal Gas)2 provides natural gas services to the City. SoCal Gas is a gas-only utility and, in addition to serving the residential, commercial, and industrial markets, provides gas for enhanced oil recovery (EOR) and EG customers in Southern California. Southern California Edison (SCE) provides electricity to the City. According to the California Energy Commission, SCE consumed approximately 80,912 million kilowatts per hour (kWh) of electricity in 2019. SCE continues to provide energy to the state of California through a series of methods including oil and natural gas, renewable energy resources, and alternative diverse supplies. SCE will continue to provide adequate services to Rialto, including increased household growth as projected by the City’s RHNA allocation.
In accordance with the California Public Utilities Commission all electric and gas service will be provided for future development in Rialto as requested. SoCal Gas and SCE regularly partner with the City to provide services and obtain authorization to construct any required facilities. The City has a mature energy distribution system that will be able to add additional service connections for future residential land uses. 1 San Bernardino Valley Regional. (2015). Urban Water Management Plan. Available at:
https://www.yourrialto.com/DocumentCenter/View/893/2015-Urban-Water-Management-Plan-PDF?bidId= 2 Southern California Gas Company. (2011). List of Cities and Communities Served. Available at:
https://www2.socalgas.com/regulatory/tariffs/tm2/pdf/CITIES.pdf. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-49 B. Calculations of Unit Capacity
This section contains a description of the candidate sites’ identification to meet Rialto’s RHNA need at all income levels. The full list of these sites is presented in Table B-20 through B-22.
1. Total Unit Calculations
Realistic Capacity Under Existing Zoning
As outlined in Table B-1, total unit capacity for the City was calculated on a per-parcel basis. This included capacity of existing zoned land, pipeline projects, 5th Cycle sites, accessory dwelling units and rezoning sites. Each parcel was evaluated based on its individual propensity to redevelop and site characteristics.
Generally, example sites in the City and locally have met or exceeded maximum density permitted.
Limiting factors may include setbacks, heights, or other development standards. The parcels that will accommodate growth have assumed full utilization of density opportunity on the Candidate Sites.
The City has assumed 80% utilization of sites to accommodate for the following factors:
• Not all development is required to build out at maximum densities, therefore, a factor was utilized to accommodate this likelihood. Since historic development has either met or exceeded permitted densities, as demonstrated by recent approved projects, a general factor or 20% was considered sufficient to accommodate individual instances where max density is not achieved. In addition, provisions in the Policy program support the maximization of residential capacity and the targeting of standards, incentives, and other methods to accommodate residential uses, especially for lower income residents.
• Application of Site Requirements (setbacks, parking, etc.) – Generally, the City has seen the maximization of density on most development projects approved. Therefore, to be conservative in estimation of site yield the City has utilized 80% assumption as a “worst case” estimate of gross versus net yield.
• Assumption that not all sites will accommodate 100% residential uses – The City’s existing zoning provisions and proposed zoning code amendments will further the opportunity for housing, especially lower income housing. To that end, the City has determined that the 80% estimate of site utilization can also be applied to factor in the likelihood that not all sites that permit residential and non-residential uses will develop as residential uses. To support this assumption, the City states that the following rezones, to be completed concurrently with the adoption of the Housing Element:
o Opportunity Area 1: Foothill Boulevard Specific Plan·159 acres and 4,437 units of capacity o Opportunity Area 2: North Riverside Avenue 17 acres and 673 units of capacity o Opportunity Area 3: Gateway Specific Plan· 20 acres and 558 units of capacity o Opportunity Area 4: Central Area Specific Plan· 14 acres and 350 units of capacity o Opportunity Area 5: Baseline Parcels· 9 acres and 163 units of capacity 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-50 o Opportunity Area 6: Baseline Shopping Center· 57 acres and 1,353 units of capacity o Opportunity Area 7: Housing Opportunity Overlay· 46.7 acres and 1,053 units of capacity A total of 8,272 units is needed to accommodate growth need in the Planning Period. The City has identified sites to accommodate a capacity of 16,197 units including existing zoning, pipeline projects and future rezoning. These sites provide more than a sufficient level of buffer to accommodate the likelihood that some parcels may not develop for residential uses.
Additionally, the City has also included a 96% surplus of sites above its RHNA obligation to accommodate.
Should sites not be available in the future, it should be noted that the City is obligated by law to demonstrate adequate sites at all times throughout the planning period, so if there are any issues with the availability of sites resulting from use of sites for non-residential uses, the City is obligated to identify additional sites if deemed necessary. The City’s annual monitoring program and APR will ensure the inventory of available sites is maintained throughout the planning period.
The 96% buffer in excess of the RHNA need was included to account for individual variations in built out densities on a per parcel basis. The lower percent assumptions are due to the likelihood that lower density product is typically single-family development and not multifamily development and therefore higher density will typically yield close to intended densities. Additionally, policies and programs have been included to further enhance the likelihood of reaching zoning capacities. Reaching the maximum densities will be supplemented with minimum density requirements. Generally, the City believes based on existing zoning standards that assumed unit yields will be equal or close to assumed permitted densities.
Rialto does not have traditional zoning density standard expressed in dwelling units/acre. Rather other standards, as expressed below, provide for the basis on assumptions for density. There is not a defined “minimum” versus “maximum” density. Therefore, it is more likely for Rialto to experience maximization of density on residential sites.
Table B-18: Rialto Development Standards - Dimensions
Zone
Minimum Dimensions Minimum Yard
Setbacks Construction Standards
Lot Size Lot
Width Front Side Rear
Max.
Height
Max. Lot
Coverage
Max. Density
A-1 1 acre 120 ft. 25 ft. 3-5 ft. 20 ft. 35 ft. N/A N/A R-1 8,400 sq. ft. 80 ft. 25 ft. 3-5 ft. 20 ft. 35 ft. 30% N/A R-1 A-10,000 10,000 sq. ft. 100 ft. 25 ft. 3-5 ft. 20 ft. 35 ft. 30% N/A R-1 B 8,400 sq. ft. 80 ft. 25 ft. 3-5 ft. 20 ft. 35 ft. 30% N/A R-1 C 7,700 sq. ft. 70 ft. 25 ft. 3-5 ft. 20 ft. 35 ft. 30% N/A R-1 D 10 acres 60/65 ft. 20 ft. 10 ft. 20 ft. 35 ft. 50% 6 DU/acre R-3 1 acre 150 ft. 15 ft. 5 ft. 15 ft. 35 ft. 35%
1 DU/2,000 sq.
ft.
R-4 7,200 sq. ft. 60 ft. 15 ft. 3-5 ft. 15 ft. 75 ft. 60% 1 DU/900 sq. ft.
Note: Table only reflects requirements for Zoning Districts which permit residential development.
Source: City of Rialto Zoning Code
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-51 Net unit capacity per parcel under existing zoning when evaluating 5 th Cycle sites was calculated by
evaluating buildable acreage, multiplying by an assumed buildout density based on zoning, and subtracting any existing units. This percentage was established by accounting for development standards such as setbacks and lot coverage. The conservative density estimate is applied to the nine 5th Cycle sites provided in Table B-20 – this is not reflected as a decrease in the buildable acreage but is included in the potential unit calculations. As such, the gross acreage and buildable acreage may remain the same, but potential unit calculations incorporate the lower, 80% density estimate. Potential constraints to the full redevelopment of the parcel, to the extent they are known, such as environmentally sensitive areas, were considered and deductions were made where those factors decreased the net buildable area of a parcel.
For example, if a parcel contained a large slope on one side, the buildable acreage was assumed at 50% of the gross parcel acreage. These constraints are reflected in the buildable acreage column in Tables B20.
To account for potential development of non-residential uses in residential zones, specifically for lower income uses, all future capacity except for ADU’s is to be accommodated on rezoned sites. Provisions in the rezone program will address residential requirements on sites to accommodate RHNA and are assumed to provide the sufficient level of surety that mixed use sites identified for the purposes of RHNA will maximize their potential for residential use. Therefore, residential capacity was assumed as maximum assumption based on the minimum density standards to be assigned to each rezone site. To accommodate any individual discrepancies on a site-by-site basis, a 97% buffer above RHNA was added, with 39% of that buffer for lower income has been added ensure a sufficient level of sites.
Realistic Capacity Under Rezoning Strategies
Each of the seven identified Opportunity Areas has been allocated an assumed density based on its rezone strategy. Six of the seven Opportunity Areas include a redevelopment percentage of 50-80%. As part of Section 4: Housing Plan, the City has included programs to establish minimum and maximum densities and development standards associated with each redevelopment strategy. These will be developed in accordance with the assumed density and redevelopment assumptions established in this 2021-2029 Housing Element.
Table B-19 shows projects in and around the City of Rialto that have developed at, above, or near the assumed density with affordability components. These examples show a local history of developing under these conditions. While only one project listed is located within the City of Rialto, the remaining projects in the City of Fontana are closely located to Rialto and can be considered part of the same local market.
In addition, programs are included in Section 4 to incentivize residential development, including:
• Program 2B requires at least 50 percent residential use of the total floor area of mixed-use projects.
• Program 2R provides incentives for the development of residential uses on candidate sites which may also permit nonresidential uses.
• Program 4B to remove constraints from development standards. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-52 Table B-19: Example Projects for Density Assumptions
Zone
Maximum
Density
Example Project Project Description
Project
Density
City of Rialto
Rialto Central
Area Specific Plan
– Commercial
Support
N/A Rialto Metrolink
South
Rialto Metrolink South includes 100%
development of 55 deed-restricted units
affordable to very low-income
households.
Approx.
44 DU/AC
R-X 112 DU/AC TELACU II 70-unit senior development. 70 DU/AC R-3 74 DU/AC TELACU III
100% affordable senior development with
75 units.
75 DU/AC
City of Fontana
R-5 50 DU/AC
18-063
Downtown Mixed
Use
29-unit multifamily project. 54 DU/AC
FBC 31.2 DU/AC Sierra Fountains
Apartments
100% affordable development of 60 units.
25.5 DU/AC
FBC 31.2 DU/AC Fountains at
Sierra
100% affordable development of 93 units.
34.4 DU/AC
FBC 31.2 DU/AC Rosena Fountains 100% affordable development of 69 units.
15.8 DU/AC
FBC 31.2 DU/AC John Piazza Senior
Apartments
100% affordable development of 60 units. 36 DU/AC
FBC 31.2 DU/AC Minerva Manor 100% affordable development of 87 units.
29.8 DU/AC
FBC 31.2 DU/AC 0240-031-17 & -
19 91-unit senior apartment complex.
38.9 DU/AC
FBC 31.2 DU/AC Paseo Verde (I, II,
III)
100% affordable development of 184
units.
13 DU/AC
FBC 31.2 DU/AC 9233 Cypress Ave 14-unit apartment complex.
32.18 DU/AC
FBC 31.2 DU/AC Gardens at Sierra 100% affordable development of 93 units.
28.18 DU/AC
FBC 31.2 DU/AC
Plaza at Sierra
Senior
Apartments
100% affordable development of 90 units.
23.56 DU/AC
FBC 31.2 DU/AC
Village at Sierra
Senior
Apartments
100% affordable development of 108
units.
38.03 DU/AC
The Baseline Shopping Center (Opportunity Area 6) includes a 50% redevelopment percentage. The Opportunity Area is established to facilitate mixed-use development of commercial and retail uses in conjunction with residential uses. As part of the Section 4: Housing Plan, the City has also included 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-53 programs to establish minimum and maximum densities and development standards associated with the Baseline Shopping Center rezoning strategy.
2. Affordability Calculation
All the sites within the inventory with a capacity to accommodate very low-/low-income units meet the criteria set forth by AB 1397 (or have specific justification for their inclusion). As an additional strategy to create adequate capacity for the development of lower income units, the City assumes only a portion of (approximately half) of the full capacity of each of these sites will develop affordably.
Finally, Rialto recognizes that not all sites within the inventory will develop such that they meet the exact affordability assumptions identified within this appendix. For example, some sites may develop at higher density or affordability levels through the use of density bonus incentives, and some may develop with majority market rate units (units affordable to the moderate and above moderate-income households).
For this reason, the City has included a buffer of 39% (1,339 units) on the total number of very low and low-income units to assist in accommodating potential differences in future housing development. There is also an overall buffer of 96% (7,925 units), averaged over all income categories, of capacity built into the inventory.
The City has established goals, policies, and programs within the Housing Element (Section 4: Housing Plan) aimed at identifying funding opportunities and partnering with the development community to increase the amount of affordable housing built in future developments. The City recognizes that should a “No Net Loss” situation occur, they will be required to identify additional sites.
C. Demonstrated Adequacy of the Sites Inventory to Meet RHNA Rialto’s sites inventory demonstrates adequate, realistic capacity to accommodate the City’s 6th-Cycle RHNA through a blend of vacant parcels, underutilized strip-commercial centers, oversized parking fields, and corridor lots that readily convert to housing. The Housing Plan documents a broad strategy to address housing needs paired with targeted rezones to meet lower- and moderate-income needs; together these strategies address the City’s 8,272-unit RHNA with headroom and monitoring to maintain capacity over the planning period. Programs 2A (Adequate Sites) and 2B (Rezone) are the backbone of this approach, supported by annual tracking and incentives so mixed-use and dual-use parcels deliver their assumed residential yields.
Appendix B’s narrative and case studies show why these parcels are feasible: they consistently exhibit the same attributes that have already produced housing locally and regionally—excess parking, low coverage, aging improvements, corridor adjacency, and strong access to services—and the City layers on enabling programs to remove friction. Small lots are addressed explicitly under Programs 2O/2P (Lot & Small-Lot Consolidation); large sites are paired with subdivision tools; and corridor parcels benefit from Program 4B (Remove Development Constraints) and Program 3H (AB 2097 Parking Near Transit) to right-size standards and parking where eligible. Comparable outcomes such as Howard & Irene Levine Senior Community (Los Angeles), Whittier Park Place/Catalina (Whittier), and The Mark and Mission Heritage Plaza (Riverside) 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-54 mirror the same transition from surplus asphalt and marginal commercial to context-sensitive multifamily, underscoring that Table B-20’s sites are not speculative but grounded in precedent and program support. 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-55 D. Sites Inventory
Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
1 – Foothill Boulevard Specific Plan
1 012758240 N/A PATEL, DAYALJI R
TR Specific Plan Commercial –Pedestrian 0.52 0.52 0 No No Yes Yes 1 unit 35 14 8 1 5 This parcel is a vacant infill lot situated
between an active motel and a beauty
salon, with established single-family
residential to the rear. Its dual frontage
and transitional location provide
strong redevelopment feasibility. At
0.52 buildable acres, the site meets
HCD sizing criteria and can
accommodate an estimated 14 units at
35 du/ac (8 lower-income). Its compact
scale favors townhome or stacked-flat
formats with podium or surface
parking. Redevelopment is supported
by Programs 2B (Rezoning) and 2R
(Residential Incentives). The parcel’s
adjacency to services, transit, and
established neighborhoods parallels
successful infill case studies such as
Nuevo Apartments in Pomona, where
small vacant pads transitioned to
efficient multifamily housing.
2 012836120 N/A
SHENG FAMILY
LIVING TRUST
(7-5-00)
Specific Plan Commercial –
Pedestrian 1.15 1.15 0 No No Yes Yes 13 35 32 18 2 12
Currently a vacant lot contiguous with
multiple other undeveloped parcels,
this site has strong assembly potential.
Residential neighborhoods directly
behind the property improve
compatibility for housing. At 1.15
acres, redevelopment at 35 du/ac
yields approximately 32 units (18
lower-income), with additional upside
if combined with neighboring vacant
parcels. The absence of existing
structures eliminates demolition costs
and enables efficient site planning. At
this size, the parcel achieves a delivery
scale favored by lenders and builders,
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-56 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
improving cost efficiency and
supporting inclusion of shared
amenities. Supported by Programs
2O/2P (Lot Consolidation) and 4B
(Remove Constraints), the parcel is
positioned for multifamily or smallscale mixed-use. Regional precedents such as The Plaza at Sierra (Fontana)
show the viability of clustered vacant
pads redeveloped into medium-density
housing.
3 012836123 N/A TUDOR, MARION P
& CHERYL G TRS Specific Plan Commercial –Pedestrian 1.44 1.44 0 No No Yes Yes 13 35 40 22 2 16 This corner parcel is vacant but
prominently located with Foothill
Boulevard frontage and visibility from
intersecting streets. Surrounded by
other vacant lots and adjacent
residential, it provides strong
conditions for a gateway housing site.
With 1.44 buildable acres, the parcel
supports 40 units at 35 du/ac (22
lower-income). The corner orientation
allows for ground-floor activation or
live/work spaces, consistent with the
Foothill Boulevard Specific Plan’s
mixed-use vision. Its acreage is large
enough to support a delivery scale
lenders and builders view as costefficient, ensuring realistic delivery feasibility. Programs 2B (Rezoning) and
2H (SB 35 Streamlining) enhance
development prospects, while case
studies such as Whittier Park Place
(Whittier) show how underutilized
corner parcels can be repositioned into
vibrant multifamily communities.
4 012806150 1281 W
FOOTHILL BLVD
DARVISH
INVESTMENT
GROUP LLC
Specific Plan Commercial –
Pedestrian 5.26 5.26 0 No No No Yes 30 35 147 81 7 59
The parcel contains a retail strip center
with expansive, underutilized surface
parking. Declining corridor retail
activity underscore its redevelopment
potential. At 5.26 acres, this is one of
the larger parcels in the Foothill
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-57 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Boulevard corridor, capable of
supporting 147 units (81 lowerincome) at 35 du/ac. Its size is attractive to developers, representing
a delivery scale that lenders and
builders favor for achieving economies
of scale and cost efficiency. This
capacity allows for full-block
multifamily layouts with internal
circulation, shared amenities, and
structured or wrapped parking.
Redevelopment is reinforced by
Programs 2B, 2R, and 4B. Comparable
projects such as The Mark Apartments
in Riverside demonstrate how stripcommercial formats can be successfully repositioned as higherdensity residential. 5 012807129 913 W
FOOTHILL BLVD FVSC LLC Specific Plan Commercial –Mixed Use 2.06 2.06 0 No No No Yes 21 35 57 31 3 23 This site is an aging commercial
property with a shallow building
footprint and significant surplus
parking, currently underutilized
relative to its corridor location. With
2.06 acres, redevelopment at 35 du/ac
yields 57 units (31 lower-income). The
lot’s manageable size makes it wellsuited for podium-style multifamily or small-block mixed-use housing, and it
is just large enough to meet a delivery
scale that builders consider costefficient. Its mid-corridor location allows phasing without displacing
stronger-performing retail nodes.
Redevelopment is supported by
Programs 2B and 2R. Case studies like
Sierra Fountains Apartments (Fontana)
highlight how modest commercial
parcels with excess parking can be
converted into housing that
contributes to corridor revitalization
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-58 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
while maintaining walkable
neighborhood services.
6 024316104 1536 W
FOOTHILL BLVD PATEL, MUKUND C Specific Plan Residential –Mixed Use 0.73 0.73 0 No No No Yes 1 unit 35 20 11 1 8 This parcel is developed with an older
hospitality use on a modest footprint,
with low site coverage and large
portions of paved area. The age and
condition of improvements, combined
with a corridor location, point toward
limited long-term viability for lodging.
At 0.73 buildable acres, the site
supports 20 units at 35 du/ac (11
lower-income). The compact size
favors three-story stacked flats or
townhome-style multifamily with
shared parking and open space. While
modest in scale, the parcel’s simplicity
of reuse improves delivery feasibility,
especially when paired with adjacent
sites. Redevelopment is supported by
Programs 2B, 2R, and 4B. Comparable
transitions, including motel-to-housing
projects in San Bernardino County,
demonstrate realistic potential for
repositioning aging hospitality uses
into multifamily housing.
7 013006125 519 E FOOTHILL
BLVD
EL KAIROS GROUP
LLC Specific Plan Commercial –Pedestrian 4.12 4.12 0 No No No Yes 30 35 115 63 6 46 The site contains a low-intensity retail
strip with shallow commercial pads
and expansive parking fields. More
than half the parcel is paved, creating a
highly underutilized condition. At 4.12
acres, the property has the scale to
support 115 units at 35 du/ac (63
lower-income) in a block layout with
internal drives, podium parking, and
community amenities. The acreage is
at a delivery scale favored by lenders
and builders, improving cost efficiency
and supporting robust amenity
programming. Corridor frontage and
adjacency to both residential and
services strengthen feasibility.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-59 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Redevelopment is reinforced by
Programs 2B and 2R, with Program 4B
removing regulatory barriers. Case
studies such as Paloma at Main Place
Mall (Orange) show how oversized
parking fields can be redeveloped into
multifamily housing while retaining
limited retail.
8 013006118 631 E FOOTHILL
BLVD
GUITERREZ,
ANGELICA Specific Plan Commercial –Mixed Use 0.85 0.85 0 No No No Yes 1 unit 35 23 13 1 9 Currently developed with a small autooriented use (likely fueling or light service), this parcel is characterized by
very low building coverage and high
proportions of paved lot. These
conditions create a prime opportunity
for reuse. At 0.85 acres, the site can
support 23 units at 35 du/ac (13 lowerincome). Its location within a corridor of transitioning uses further
strengthens redevelopment potential.
The lot size sits just at the threshold of
what builders consider cost-efficient,
supporting compact prototypes such as
podium apartments or townhomes
with structured parking. The parcel
benefits from Programs 2B, 2R, and 4B,
as well as state incentives for
transitioning auto-oriented parcels.
Precedents such as Whittier Park Place
(Whittier), built on a former
dealership, demonstrate market
feasibility.
9 013317123 612 E FOOTHILL
BLVD
CHRZANOWSKI
TRUST 5-12-10 Specific Plan Residential –Mixed Use 0.99 0.99 0 No No No Yes 1 unit 35 27 15 1 11 This parcel contains an older autoservice use with minimal structural improvements and a significant portion
of lot area dedicated to parking and
circulation. The underbuilt condition
creates strong redevelopment
potential consistent with corridor
objectives. At 0.99 acres, the site
supports 27 units at 35 du/ac (15
lower-income). Its near one-acre size
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-60 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
positions it at the threshold of delivery
scales lenders and builders view as
viable for cost-efficient housing,
particularly when paired with corridor
frontage and visibility. Its corner
placement and adjacency to other
commercial pads provide compatibility
with phased redevelopment. Programs
2B, 2R, and 4B ensure rezoning
support and incentives for
intensification. Comparable projects,
including former auto-service
conversions in Whittier, illustrate the
potential to transition into multifamily
housing while maintaining corridor
activity.
10 024316105 1568 W
FOOTHILL BLVD
KIMO INVESTMENT
CORP Specific Plan Residential –Mixed Use 1.65 1.65 0 No No No Yes 13 35 46 25 2 19 This parcel contains an older autoservice use with minimal structural improvements and a significant portion
of lot area dedicated to parking and
circulation. The underbuilt condition
creates strong redevelopment
potential consistent with corridor
objectives. At 1.65 acres, the site
supports46 units at 35 du/ac (25
lower-income). Its over one-acre size
positions it at the delivery scales
lenders and builders view as viable for
cost-efficient housing, particularly
when paired with corridor frontage
and visibility. Its corner placement and
adjacency to other commercial pads
provide compatibility with phased
redevelopment. Programs 2B, 2R, and
4B ensure rezoning support and
incentives for intensification.
Comparable projects, including former
auto-service conversions in Whittier,
illustrate the potential to transition
into multifamily housing while
maintaining corridor activity.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-61 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
11 013339107 850 E FOOTHILL
BLVD
SHL ASSOCIATES
LTD Specific Plan Commercial –Pedestrian 9.95 9.95 0 No No No Yes 30 35 278 153 14 111 At nearly 10 buildable acres, this
County health-services campus
functions like a low-coverage office
pad with wide-open parking fields—
precisely the kind of underutilization
that lends itself to a full block-plan
residential concept. At 35 du/ac, the
site accommodates 278 homes (153
lower-income). Given its scale, a
wrapped or podium format with
internal drives, courtyards, and
amenity clusters is realistic and costefficient at delivery. Proximity to neighborhood services and established
residential to the rear improves
absorption and compatibility.
Feasibility is reinforced by Program 2B
(Rezone to Provide Adequate Sites)
and Program 2R (Residential
Incentives) to prioritize full residential
yield on mixed-use/dual-use corridors,
with Program 4B (Remove
Development Constraints) addressing
parking and design standards; where
applicable, Program 3H (AB 2097
Parking Near Transit) can further rightsize parking. Comparable outcomes are documented in Appendix B: autooriented and office/parking conversions such as Whittier Park
Place/Catalina and Mission Heritage
Plaza that leveraged rezoning and
incentives to transition surplus lots to
multifamily.
12 013001336 523 W
FOOTHILL BLVD OMAN, GILDA L Specific Plan Commercial –Mixed Use 0.51 0.51 0 Yes No No Yes 1 unit 35 14 8 1 5 A marginal, small-footprint
auto/commercial pad with broad curb
cuts and a sea of pavement is classic
first-generation corridor fabric—lots of
asphalt, not much building. The
geometry makes a straightforward
pivot to housing: pull a clean street
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-62 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
edge with stoops or a small shopfront,
internalize parking, and add a
landscaped forecourt that calms traffic
and frames the entry sequence.
Adjacent neighborhood retail and
nearby single-family homes make the
use transition intuitive; by
consolidating driveways and creating
active frontages, the project would
quiet turning movements, add “eyes
on the street,” and knit a missing piece
of the Foothill streetwall. At 35 du/ac,
the site accommodates 14 homes (8
lower-income). Programs 2B (Rezone
to Provide Adequate Sites) and 2R
(Residential Incentives) set the
entitlement and financial scaffold for
intensification, while 4B (Remove
Development Constraints) targets
setbacks, coverage, and parking ratios
that can choke production on compact
pads; where applicable, 3H (AB 2097
Parking Near Transit) further right-sizes
stalls to demand. Comparable
conversions such as Whittier Park
Place (Whittier) and Nuevo
Apartments (Pomona) show how
shallow auto pads transition to
efficient stacked-flat or podium-lite
housing while maintaining an active
corridor edge.
13 013317125 644 E FOOTHILL
BLVD
CHRZANOWSKI
TRUST 5/12/10 Specific Plan Residential –Mixed Use 0.51 0.51 0 No No No Yes 1 unit 35 14 8 1 5 A small corner/mid-block storefront
with a disproportionately large apron
telegraphs underbuilt conditions and
strong “address value” for a
neighborhood-scaled apartment
house. A compact, 3–4 story elevatorserved building can wrap podium or tuck parking behind liner units, with a
visible entry plaza to “bookend” the
block and improve pedestrian
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-63 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
continuity. Flanked by small-format
shops and homes, the site can act as a
corner-maker—filling a gap in the
streetwall, smoothing drive access
conflicts, and extending shade
trees/lighting so the walking
environment feels continuous between
nodes. At 35 du/ac, the site
accommodates 14 homes (8 lowerincome). Programs 2B and 2R prioritize residential yield; 4B cleans up
dimensional friction that suppresses
net units on shallow lots; 3H can
moderate minimum parking if transit
criteria are met. The playbook mirrors
Catalina Apartments (Whittier) and the
Howard & Irene Levine Senior
Community (Los Angeles)—both
demonstrate that small pads with
strong frontage can deliver durable,
well-leased multifamily when the
parking field is repurposed as open
space and homes.
14 012806143 1325 W
FOOTHILL BLVD ALI OIL LLC Specific Plan Commercial –Pedestrian 1.00 1.00 0 No No No Yes 13 35 28 15 1 12 A legacy fueling/car-wash
configuration with heavy paving,
multiple curb cuts, and modest
improvements is a textbook candidate
for reinvestment. The site can be replatted to a single, controlled access point, internalized stall counts, and a
U-shaped or bar-and-court massing
that orients windows and balconies to
a protected interior green. The
surrounding mix of small retail pads
and nearby residential benefits from
closing extra curb cuts (safer
crossings), introducing new street
trees, and replacing queuing lanes with
a calmer frontage—incrementally
taming the corridor and improving
walkability. At 35 du/ac, the site
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-64 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
accommodates 28 homes (15 lowerincome). 2B (rezoning) and 2R (incentives) firm up the residential
path; 4B addresses bulk, height, and
parking to protect feasibility; 3H trims
parking near transit where eligible.
Regionally, auto-oriented pads have
transitioned successfully to housing
along similar arterials—see Whittier
Park Place (Whittier) and Sierra
Fountains Apartments (Fontana)—with
upgraded public realm and modern
stormwater/EV readiness typical of
new multifamily.
15 013317127 660 E FOOTHILL
BLVD
GOLDEN STAR
HOLDINGS LLC Specific Plan Residential –Mixed Use 0.66 0.66 0 No No No Yes 1 unit 35 18 10 1 7 A drive-through car-wash and partially
vacant frontage leave more than half
the site devoted to circulation—high
land value trapped in asphalt. A
compact podium or stacked-flat
prototype with a single loaded drive
aisle, screened parking, and an address
court can flip the site to housing while
respecting adjacent residential.
Replacing queuing and spray bays with
housing eliminates conflict-heavy
turns, shortens pedestrian crossings,
and brings porch/lobby activity to the
sidewalk—complementing
neighborhood retail and providing a
softer edge to homes behind. At 35
du/ac, the site accommodates 18
homes (10 lower-income). Programs
2B/2R underwrite the land-use shift
and close feasibility gaps; 4B provides
targeted relief (e.g., setbacks/height
transitions) common to small-pad infill;
3H may reduce required stalls if within
a qualifying transit radius. Comparable
outcomes—Whittier Park Place
(Whittier) and Nuevo Apartments
(Pomona)—validate lender comfort
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-65 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
and market absorption for compact
corridor apartments at this intensity.
16 012808144 851 W
FOOTHILL BLVD
ARTEAGAHERNANDEZ
TRUST 07/18/15
Specific Plan Commercial –
Mixed Use 1.26 1.26 0 No No No Yes 13 35 35 19 2 14
A medical office with broad parking
aprons and a single-purpose building
suggests low long-term productivity for
the parcel relative to its frontage.
Housing can reclaim depth via a
double-loaded bar over podium with
two courtyards—one active
(pool/fitness) and one quiet (shade
grove), plus a mid-block paseo to stitch
the site into the corridor. Proximity to
clinics, services, and daily needs
creates a natural “live-nearwork/errands” pattern; adding residents along this segment will
support small businesses, bolster offpeak activity, and improve passive surveillance on Foothill. At 35 du/ac,
the site accommodates 35 homes (19
lower-income). Feasibility is
strengthened by 2B (locking in
multifamily capacity) and 2R
(incentives), while 4B removes code
friction and 3H can right-size parking
near transit. The transition from lowcoverage medical/office to multifamily parallels The Mark Apartments
(Riverside) and Mission Heritage Plaza
(Riverside)—both demonstrate that
structured or pooled parking and
internalized open space make corridor
living competitive.
17 024316106 1590 W
FOOTHILL BLVD
VILLEGAS,
ROBERTO Specific Plan Residential –Mixed Use 0.72 0.72 0 No No No Yes 1 unit 35 20 11 1 8 Older vacant structure with near
constant turnover, generous paving,
and residential behind the corridor
create friendly edges for a housing
pivot with minimal demolition
complexity. A three-story stacked-flat
or podium-lite building with a
protected interior court provides
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-66 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
acoustical relief from Foothill and a
gracious neighborhood transition at
the rear. The adjacency to existing
homes means the project can add a
landscaped buffer and a mid-block
connection, while along Foothill it
completes the streetwall and broadens
the mix of customers for nearby
shops—incremental but meaningful
corridor repair. At 35 du/ac, the site
accommodates 20 homes (11 lowerincome). 2B and 2R deliver entitlement certainty and incentives; 4B simplifies
dimensional standards that burden
small infill; 3H reduces minimum
parking where transit access applies.
This is the same redevelopment logic
used at Paloma at MainPlace Mall
(Orange) and The Plaza at Sierra
(Fontana)—reclaim surplus stalls,
internalize drives, and return the street
edge to people.
18 013001346 661 W
FOOTHILL BLVD
MATT C
INVESTMENTS LLC Specific Plan Commercial –Mixed Use 1.38 1.38 0 No No No Yes 13 35 38 21 2 15 A self-service car-wash and circulationheavy layout occupy a larger-thantypical pad for the corridor, making replanning efficient. Convert multiple drive aisles into a connected internal
loop, place a podium/garage at the
center of mass, and wrap homes
around courtyards so the street reads
residential rather than auto-oriented.
Adjacent commercial and residential
uses both benefit: removing redundant
curb cuts reduces conflict points, new
sidewalks/lighting and bio-retention
planters upgrade the public realm, and
on-site stormwater capture improves
corridor drainage performance. At 35
du/ac, the site accommodates 38
homes (21 lower-income). 2B/2R
formalize the residential transition; 4B
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-67 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
addresses bulk/parking limits that can
erode yield; 3H can remove minimums
near transit. The site condition and
delivery mechanics echo Sierra
Fountains Apartments (Fontana) and
Whittier Park Place (Whittier)—autolegacy parcels rebalanced into middensity apartments with strong leasing performance.
19 013046101 805 E FOOTHILL ST PAUL FAMILY
MINISTRIES Specific Plan Commercial –Pedestrian 1.38 1.38 0 No No No Yes 13 35 38 21 2 15 A faith-based/institutional parcel with
a modest building and large surplus
parking lot offers a low-conflict path to
add housing while retaining
community-serving space. A courtyard
or double-bar building can integrate
shared rooms (youth/classroom,
multipurpose) at the ground level
while elevating homes above, with
discrete, shared or structured parking.
Located near single-family
neighborhoods and civic uses, the
program can co-locate community
services and housing, add
lighting/landscaping to currently dark
lots, and create safe, direct pedestrian
links—strengthening both the
congregation and the corridor. At 35
du/ac, the site accommodates 38
homes (21 lower-income).
Programs 2B and 2R support a dual-use
evolution; 4B ensures standards
(setbacks/height/parking) match the
mixed mission; and state policies for
faith-based housing complement local
tools. Mission Heritage Plaza
(Riverside) is the apt precedent—
integrating civic/community functions
with affordable and workforce
apartments on a downtown-adjacent
parcel.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-68 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
20 013006113 681 E FOOTHILL
BLVD
JANESS
ASSOCIATES Specific Plan Commercial –Mixed Use 0.83 0.83 0 No No No Yes 1 unit 35 23 13 1 9 A mid-corridor retail pad with an
outsized surface lot presents an
uncomplicated re-striping and remassing opportunity: hold a strong streetwall with liner units or small
shopfronts, tuck parking behind, and
connect to the block with a mid-block
paseo. The proportions support an
efficient, elevator-served stacked-flat
building with a central amenity court
and limited structured parking—rightsized to the market while protecting yield. Surrounded by daily-needs retail
and close to established homes, the
infill would extend a walkable edge,
shorten trips for residents, add lighting
and trees to currently exposed asphalt,
and provide more “eyes on the street”
for corridor safety. At 35 du/ac, the
site accommodates 23 homes (13
lower-income). Programs 2B
(Rezoning) and 2R (Residential
Incentives) provide the capacity and
concessions to pivot from single-use
retail; 4B (Remove Development
Constraints) reduces code frictions that
add soft costs; 3H (AB 2097 Parking
Near Transit) allows calibrated stall
counts where eligible. The
redevelopment template aligns with
The Mark Apartments (Riverside) and
Nuevo Apartments (Pomona)—both
are instructive examples of turning
surplus parking into well-amenitized
multifamily while preserving a
walkable corridor edge.
21 012857120 1280 W
FOOTHILL BLVD ELECO LLC Specific Plan Commercial –Pedestrian 1.86 1.86 0 No No No Yes 13 35 52 29 3 20 A low-coverage commercial pad with
oversized surface parking, this 1.86-
acre parcel operates far below its land
potential, creating a clean path to a
residential block plan with internal
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-69 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
circulation and shared open space. At
35 du/ac, the site accommodates 52
homes (29 lower-income). Given its
near-two-acre scale, a three-to-fourstory podium or wrap with tuck-under parking can be right-sized to corridor
demand while meeting lenders’
efficiency thresholds. Programs 2B
(Rezoning), 2R (Residential Incentives),
and 4B (Remove Constraints) directly
improve feasibility, and AB 2097
implementation via Program 3H helps
right-size parking near transit, further
unlocking build area. Patterns match
Paloma at Main Place Mall (parkingfield infill) and Mark Apartments in Riverside (strip-commercial
conversion), where underutilized lots
were successfully transitioned into
multifamily while compatible
commercial uses persisted.
22 012801145 1332 W
FOOTHILL BLVD
SEBANC, ALLAN &
BEVERLY FAMILY
TRUST
Specific Plan Commercial –
Pedestrian 1.88 1.88 0 No No No Yes 13 35 52 29 3 20
Similar to nearby corridor pads, this
1.88-acre site is dominated by asphalt,
not buildings, indicating strong residual
land value and a clear redevelopment
path. At 35 du/ac, the site
accommodates 52 homes (29 lowerincome). A compact courtyard or Ushaped podium with an internal drive can buffer the corridor while orienting
homes to landscaped common space;
delivery scale is large enough to
support amenities without
overcapitalizing. Programs 2B and 2R
align entitlements and incentives;
Program 4B addresses dimensional and
parking constraints that often suppress
net yield on mid-sized pads. The site’s
condition mirrors Paloma’s parking-lot
infill model—converting surplus stalls
into housing—and Mark Apartments’
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-70 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
transition from strip-commercial to
residential.
23 013006120 505 E FOOTHILL
BLVD
CHIANG, GRACE
TRUST 5-3-90 Specific Plan Commercial –Pedestrian 2.00 2.00 0 No No No Yes 13 35 55 30 3 22 Two gross acres with shallow
commercial improvements and heavy
paving provide the bones for a
neighborhood-scaled residential infill
concept that can phase with any
interim retail operations. At 35 du/ac,
the site accommodates 55 homes (30
lower-income). A center-amenity
scheme (pool, tot lot, clubhouse) fits
comfortably here, with podium or
podium-lite parking improving site
efficiency along the boulevard.
Programs 2B/2R reduce entitlement
friction and improve economics;
Program 4B ensures development
standards won’t cap density below the
assumed yield. This playbook has
worked for parking-field sites like
Paloma and for Rialto-area cases
where older retail has yielded to
housing without harming corridor
vitality.
24 012806144 1321 W
FOOTHILL BLVD
99 CENTS ONLY
STORES LLC Specific Plan Commercial –Pedestrian 2.43 2.43 0 No No No Yes 21 35 68 37 3 28 An aging single-tenant discount retailer
sits within an expansive parking field
on 2.43 acres, creating a classic
surplus-facilities condition for housing.
At 35 du/ac, the site accommodates 68
homes (37 lower-income). The acreage
supports a wrapped building with
internalized parking and perimeter
stoops for an improved street edge;
alternating courtyard and paseo
connections strengthen walkability to
adjacent services. Programs 2B and 2R
enable the residential pivot; Program
4B and Program 3H (AB 2097 parking
near transit) help right-size parking and
heighten feasibility. The site’s
configuration closely tracks Paloma’s
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-71 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
parking-lot redevelopment logic and
the Mark Apartments’ repositioning of
strip-commercial land into efficient
multifamily.
25 013006123 571 E FOOTHILL
BLVD JOHN & SONS LLC Specific Plan Commercial –Pedestrian 2.53 2.53 0 No No No Yes 21 35 70 39 4 27 With 2.53 acres and a single lowintensity commercial user, more than half the site is functionally idle. At 35
du/ac, the site accommodates 70
homes (39 lower-income). The
footprint is ideal for a podium with two
courtyards—one active, one quiet—
plus a linear paseo to stitch into the
block network. Programs 2B/2R
provide the regulatory path and
incentives to move from single-use
retail to housing; Program 4B ensures
dimensional standards won’t erode
capacity. Comparable transitions—
from Paloma’s repurposed parking to
Fontana’s Sierra Fountains—show how
modest commercial parcels convert to
efficient, amenitized multifamily.
26 012806129 1175 W
FOOTHILL BLVD
FOOTHILL BLVD
PROPERTY LLC Specific Plan Residential –Mixed Use 4.05 4.05 0 No No No Yes 30 35 113 62 6 45 A County social-services building with a
large, underutilized parking field
occupies this 4.05-acre parcel,
presenting multiple pathways: phased
joint development, structured parking
with wrap, or full repositioning. At 35
du/ac, the site accommodates 113
homes (62 lower-income). Scale is
advantageous—two building bars with
internal drives can deliver lenderfriendly efficiency and a robust amenity stack. Programs 2B and 2R
support a public-to-residential pivot;
Program 4B addresses bulk/parking
standards; Program 3H (AB 2097)
enables reduced parking ratios near
transit. The feasibility mirrors the Mark
Apartments’ conversion of stripcommercial asphalt into housing and 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-72 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Mission Heritage Plaza’s repositioning
of a service/institutional site into
workforce housing.
27 012801137 1410 W
FOOTHILL BLVD
GBG PROPERTIES
TWO LLC Specific Plan Commercial –Pedestrian 4.77 4.77 0 No No No Yes 30 35 133 73 7 53 This 4.77-acre center with a single
commercial use and extensive paving is
primed for a full block-plan: wrapped
or podium buildings, internalized
parking, and paseo links to Foothill
frontage. At 35 du/ac, the site
accommodates 133 homes (73 lowerincome). Delivery at this scale reaches economies of construction and
supports on-site services (leasing, cowork, youth/fitness). Programs 2B and 2R streamline entitlement and improve
project economics; Program 4B
removes code friction that can
suppress buildout on deep parcels.
Analogues include Paloma’s former
parking fields and the Mark
Apartments’ retail-to-residential shift.
28 012759139 250 W
FOOTHILL BLVD BARON PACIFIC LP Specific Plan Commercial –Pedestrian 8.04 8.04 0 No No No Yes 30 35 225 124 11 90 One of the corridor’s largest underbuilt
sites (8.04 acres) with a single
commercial use and vast surplus
parking—an optimal canvas for a
multi-phase neighborhood that can
include wrapped buildings, liner
townhomes, and a central green. At 35
du/ac, the site accommodates 225
homes (124 lower-income). The
acreage comfortably hits the builder
scale lenders favor, supporting
structured parking, robust amenities,
and phased delivery that preserves
street activation during buildout.
Programs 2B and 2R, paired with
Program 4B, align entitlements and
remove barriers; Program 3H (AB
2097) allows right-sized parking,
boosting the housing yield. This
mirrors Paloma’s phased reuse of mall
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-73 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
parking and the Mark Apartments’
conversion of big-parking retail sites
into apartments.
29 013002136 425 W
FOOTHILL BLVD V.A.B. INC Specific Plan Commercial –Pedestrian 1.10 1.10 0 No No No Yes 13 35 30 17 2 11 An aging motel with a pool and
oversized parking on 1.10 acres signals
limited long-term viability and strong
repositioning potential. At 35 du/ac,
the site accommodates 30 homes (17
lower-income). The depth supports a
stacked-flat prototype with podiumlite parking; a frontage plaza or retail kiosk can keep a sliver of corridor
activation while the bulk of the site
flips to housing. Programs 2B and 2R
assist the hospitality-to-housing
transition; Program 4B reduces
standards that might otherwise
constrain yield. While not a one-to-one
motel case, the feasibility logic aligns
with Mission Heritage Plaza’s
conversion of a marginal service use,
and with regional examples where
surplus parking and obsolete single-use
sites were redeveloped into housing.
30 013003115 227 W
FOOTHILL BLVD
SHEMOR REAL
ESTATE HOLING
LLC
Specific Plan Commercial –
Pedestrian 1.16 1.16 0 No No No Yes 13 35 32 18 2 12
A 1.16-acre commercial pad with a
high improvement ratio but little built
intensity (most of the land is paved)
offers a straightforward infill
opportunity. At 35 du/ac, the site
accommodates 32 homes (18 lowerincome). A compact podium or linerwrapped configuration can internalize parking and orient homes to
landscaped courtyards; the mid-oneacre size keeps costs in check while achieving net density. Programs 2B and
2R provide the regulatory and financial
toolkit to flip the land to residential,
with Program 4B addressing standards
that commonly limit buildout on
shallow pads. Comparable patterns—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-74 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Paloma’s parking-lot reuse and the
Mark Apartments’ strip-commercial
conversion—demonstrate realistic
delivery under similar conditions.
31 012758239 410 W
FOOTHILL BLVD
PATEL, DAYALJI R
TR Specific Plan Commercial –Pedestrian 0.61 0.61 0 No No No Yes 1 unit 35 17 9 1 7 This parcel is developed with an older
hospitality use on a modest footprint,
with low site coverage and large
portions of paved area. The age and
condition of improvements, combined
with a corridor location, point toward
limited long-term viability for lodging.
At 0.61 buildable acres, the site
supports 17 units at 35 du/ac (9 lowerincome). The compact size favors three-story stacked flats or townhomestyle multifamily with shared parking and open space. While modest in scale,
the parcel’s simplicity of reuse
improves delivery feasibility, especially
when paired with adjacent sites.
Redevelopment is supported by
Programs 2B, 2R, and 4B. Comparable
transitions, including motel-to-housing
projects in San Bernardino County,
demonstrate realistic potential for
repositioning aging hospitality uses
into multifamily housing.
32 012758229 426 W
FOOTHILL BLVD
TANG, CANG TAN
JR Specific Plan Commercial –Pedestrian 0.66 0.66 0 No No No Yes 1 unit 35 18 10 1 7 A narrow frontage with oversized
forecourt paving presents a clean replat opportunity: consolidate driveways, move building mass to the
sidewalk with a small address court,
and internalize stalls. Flanked by
convenience retail and residential
blocks, the site can function as a
“stitch,” introducing stoops/porches
and shade trees that make the walk to
daily-needs shops safer and more
comfortable—particularly at evening
hours. At 35 du/ac, the site
accommodates 18 homes (10 lower-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-75 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
income). Feasibility is reinforced by
2B/2R, while 4B addresses
dimensional/parking standards that
can suppress yield on small pads;
2O/2P (Lot Consolidation) leaves
optional upside with adjacent
underutilized parcels; 3H can further
calibrate parking near transit. Similar
small-pad conversions like Catalina
Apartments (Whittier) and Sierra
Fountains Apartments (Fontana)
validate the typology and delivery
scale.
33 012757237 578 W
FOOTHILL BLVD
JULIA & DAVID
PROPERTIES INC Specific Plan Commercial –Pedestrian 0.93 0.93 0 No No No Yes 1 unit 35 26 14 1 11 This legacy retail/service pad carries a
high ratio of paving to structure. A barand-court or L-shaped building can frame Foothill with active residential
frontage while protecting a quiet
interior garden for residents. With
residential immediately behind and
neighborhood-serving shops within a
short walk, new homes here would add
“eyes on the street,” reduce driveway
conflicts by removing redundant curb
cuts, and extend a greener, continuous
streetwall between nodes. At 35 du/ac,
the site accommodates 26 homes (14
lower-income). Programs 2B and 2R
underpin the use transition; 4B trims
friction (setbacks, height transitions,
parking ratios) that can erode
feasibility. Regionally relevant
precedents—The Plaza at Sierra
(Fontana) and Howard & Irene Levine
Senior Community (Los Angeles)—
show how asphalt-heavy pads
reposition to multifamily with
improved public realm.
34 012857119 1270 W
FOOTHILL BLVD ELECO LLC Specific Plan Commercial –Pedestrian 1.81 1.81 0 No No No Yes 13 35 50 28 3 19 An older commercial strip with a broad
parking field sets up a “wrap the
parking and internalize the drive”
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-76 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
multifamily diagram. Given its midblock frontage and depth, a four-story wrap or podium with internal courts
and amenity bands (fitness, co-work,
pool) is feasible, with liner retail
optional along Foothill. At 35 du/ac,
the site accommodates 50 homes (28
lower-income). Programs 2B and 2R
set the capacity and incentives, while
Program 4B provides targeted relief
(e.g., height, parking calibrations) and
Program 3H can eliminate minimum
parking where criteria are met.
Outcomes would echo Paloma at
MainPlace Mall (Orange) and Mission
Heritage Plaza (Riverside), where stripcommercial formats repositioned into housing anchored by modern
amenities.
35 012760240 118 E FOOTHILL
BLVD
CHONG, HYONG
KWON Specific Plan Commercial –Pedestrian 0.86 0.86 0 No No No Yes 1 unit 35 24 13 1 10 A small, underbuilt pad with excess
stalls relative to the single-story
structure lends itself to a compact
elevator-served building with liner
units on Foothill and a tucked court.
Adjacent neighborhood uses—
residential to the rear and convenience
retail within a block—make the
transition intuitive: the project would
add passive surveillance, shade, and a
more walkable frontage where long
curb cuts currently dominate. At 35
du/ac, the site accommodates 24
homes (13 lower-income). Programs
2B and 2R support the move to
residential; 4B addresses
height/parking/coverage details
common to small sites; 3H offers
additional parking flexibility near
transit. Comparable reuses—Nuevo
Apartments (Pomona) and Sierra
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-77 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Fountains (Fontana)—demonstrate
viable delivery at this scale.
36 012757238 564 FOOTHILL
BLVD
JULIA & DAVID
PROPERTIES INC Specific Plan Commercial –Pedestrian 0.54 0.54 0 No No No Yes 1 unit 35 15 8 1 6 A small office with broad side and rear
lots presents a low-lift redevelopment:
minimal structures to remove, clean
site geometry, and immediate tie-in to
corridor utilities. Best-fit formats
include a compact podium or gardenstyle walk-up with a central green and tuck-under/pooled parking. At 35
du/ac, the site accommodates 15
homes (8 lower-income). Programs 2B,
2R, and 4B form the entitlement
“stack,” while Program 3H can reduce
parking requirements if criteria are
met—useful on small pads where land
efficiency is critical. This is the same
playbook used on modest pads that
became Whittier Park Place (Whittier)
and The Mark Apartments (Riverside).
37 012757239 552 W
FOOTHILL BLVD
D&Z PROPERTIES
LLC Specific Plan Commercial –Pedestrian 1.80 1.80 0 No No No Yes 13 35 50 28 3 19 A single-story retail building with
extensive behind-the-store parking
gives the site “two fronts”: a public
face on Foothill and a quiet,
residential-compatible edge at the
rear. That enables a wrapped podium
with internal drives and amenity
courtyards, while liner units “civilize”
the street. At 35 du/ac, the site
accommodates 50 homes (28 lowerincome). Rezoning capacity and incentives (Programs 2B, 2R) combine
with Program 4B’s standards relief; AB
2097 under Program 3H can trim
parking obligations where eligible.
Analogous retail-to-housing
reinvestments include Paloma at
MainPlace Mall (Orange) and The Mark
Apartments (Riverside).
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-78 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
38 012857123 1230 W
FOOTHILL BLVD
FOOTHILL PLAZA
INCORPORATED Specific Plan Commercial –Pedestrian 0.91 0.91 0 No No No Yes 1 unit 35 25 14 1 10 A small retail cluster (three buildings)
floats in a large parking field, creating
near-term phasing options: start at the
back lot while limited street-facing
retail remains, or full conversion to a
residential main street with active
corners. A four-story podium or Ushaped wrap around interior open space is plausible. At 35 du/ac, the site
accommodates 25 homes (14 lowerincome). Programs 2B/2R enhance feasibility and Program 4B removes
friction in the standards; AB 2097
(Program 3H) can reduce minimum
parking where qualifying. Similar retail
field conversions include Paloma at
MainPlace Mall (Orange) and the
Howard & Irene Levine Senior
Community (Los Angeles).
39 013046107 885 E FOOTHILL
BLVD ANDREA 885 LLC Specific Plan Commercial –Pedestrian 0.53 0.53 0 No No No Yes 1 unit 35 14 8 1 5 A single-tenant retail structure with
more asphalt than activity, this nearone-acre parcel sits at a delivery scale lenders view as efficient for a 3–4 story
stacked-flat or podium hybrid. Visibility
and shared-access possibilities with
neighbors support circulation remapping and a “housing-first” layout.
At 35 du/ac, the site accommodates 14
homes (8 lower-income). Feasibility is
advanced by Programs 2B and 2R;
Program 4B can streamline standards,
and Program 3H may reduce parking
where applicable. Comparable pad
conversions include Whittier Park
Place/Catalina Apartments (Whittier)
and The Mark Apartments (Riverside).
40 012801146 1304 W
FOOTHILL BLVD
MALKI LIVING
TRUST 11/01/97
AMENDED
Specific Plan Commercial –
Pedestrian 2.95 2.95 0 No No No Yes 21 35 82 45 4 33
A larger-format commercial parcel with
multiple pads and expansive parking
provides the land area developers
favor for economies of scale and
robust amenities. Its depth supports a
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-79 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
full wrap with internal drives, podium
parking, and a network of courtyards
that buffer adjacent residential. With
corridor exposure and straightforward
utility connections, it’s a strong anchor
site for housing on Foothill. At 35
du/ac, the site accommodates 82
homes (45 lower-income). Programs
2B and 2R secure capacity and
incentives; Program 4B reduces
regulatory drag; and Program 3H can
right-size parking where eligible—key
for maximizing residential yield on
deep pads. This larger site aligns with
regional precedents like The Mark
Apartments (Riverside) and Paloma at
MainPlace Mall (Orange), where big
parking fields were successfully
reprogrammed into multifamily
housing.
41 012836116 746 W
FOOTHILL BLVD
MENDOZA, HILDA
O
Specific Plan Commercial –
Pedestrian 0.60 0.60 0 No No No Yes 1 unit 35 16 9 1 6
A compact commercial pad with
outsized forecourt paving and a
shallow single-story structure reads as
classic underbuild for an arterial of this
scale. A 3–4 story stacked-flat over
podium or podium-lite concept can
reclaim the frontage with stoops and a
small address court, while screening
parking behind a landscaped edge.
Flanked by small-format retail and near
established neighborhoods, the site
can consolidate curb cuts, shorten
crossings, and add lighting/trees—
quieting turning movements and
stitching a missing segment of the
Foothill streetwall. At 35 du/ac, the
site accommodates 16 homes (9 lowerincome). Programs 2B (Rezoning) and 2R (Residential Incentives) set the
entitlement and economic basis; 4B
(Remove Development Constraints)
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-80 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
addresses setbacks, height transitions,
and parking; 3H (AB 2097 Parking Near
Transit) can further right-size stall
counts where eligible. Comparable
shallow-pad conversions—Whittier
Park Place (Whittier) and Sierra
Fountains Apartments (Fontana)—
demonstrate delivery feasibility and
absorption at this scale.
42 013003102 285 W
FOOTHILL BLVD J & L PROPERTIES Specific Plan Commercial –Pedestrian 0.58 0.58 0 No No No Yes 1 unit 35 16 9 1 6 Shallow storefront depth and a broad
forecourt lot create a void in the
streetwall and long pedestrian
exposures across asphalt. A compact
podium with a corner entry plaza and a
mid-block paseo can re-establish a
continuous edge while internalizing
stalls. Adjacent daily-needs shops and
nearby homes benefit from fewer curb
cuts, calmer frontage speeds, and
added “eyes on the street,” extending
a walkable link between nodes. At 35
du/ac, the site accommodates 16
homes (9 lower-income). Feasibility is
reinforced by 2B/2R and 4B to trim
code frictions; 3H can calibrate parking
near transit. Comparable
reinvestments—Nuevo Apartments
(Pomona) and The Plaza at Sierra
(Fontana)—show the same pivot from
forecourt parking to housing with
active edges.
43 013339108 780 E FOOTHILL
BLVD
RIALTO
MANAGEMENT
GROUP LLC
Specific Plan Commercial –
Pedestrian 0.62 0.62 0 No No No Yes 1 unit 35 17 9 1 7
An older corridor parcel with
significant surplus paving and limited
building massing is well-suited to a
podium-lite or wrapped scheme with a
courtyard and Foothill-facing entries.
With small retailers on the corridor
and residential blocks to the rear, the
project can rationalize access, add
shade and lighting, and deliver a safer,
clearer walking route—converting
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-81 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
dead asphalt into address and activity.
At 35 du/ac, the site accommodates 17
homes (9 lower-income). Programs 2B
and 2R drive the use transition; 4B
removes dimensional and frontage
constraints common to legacy pads; 3H
can reduce parking minimums where
transit-proximate. Analog outcomes—
Howard & Irene Levine Senior
Community (Los Angeles) and Mission
Heritage Plaza (Riverside)—illustrate
successful conversions on similarly
constrained sites.
44 012758220 350 W
FOOTHILL BLVD HA, ROBERT Specific Plan Commercial –Pedestrian 0.76 0.76 0 No No Yes Yes 1 unit 35 21 12 1 8 A vacant pad within a cluster of
underutilized parcels offers strong
potential for phased or consolidated
infill. A 3–4 story stacked-flat with a
Foothill address court and shared
access easements to neighbors can
maximize yield while calming the
corridor edge. Adjacent low-intensity
pads and nearby homes mean new
housing would close frontage gaps,
create safer crossings by removing
redundant driveways, and extend tree
canopy to reduce heat-island effects.
At 35 du/ac, the site accommodates 21
homes (12 lower-income). 2O/2P (Lot
Consolidation) and 2B/2R (rezoning +
incentives) bolster assembly and
economics; 3H tailors parking if transitproximate; 4B trims standards that depress net units. Clustered infill
precedents—The Plaza at Sierra
(Fontana)—show how adjoining pads
deliver cohesive multifamily with
better public-realm outcomes.
45 012758231 456 W
FOOTHILL BLVD
KENNEDY, LYNNE
M
Specific Plan Commercial –
Pedestrian 0.55 0.55 0 No No No Yes 1 unit 35 15 8 1 6
Legacy single-story commercial with a
large surface lot and minimal FAR is a
straightforward repositioning
candidate. A compact podium with a
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-82 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
single loaded drive aisle and a small
forecourt can repair the frontage and
buffer the neighborhood interface.
Surrounding small shops and nearby
housing benefit from fewer conflict
points and a greener, better-lit
sidewalk—incremental but real
corridor repair. At 35 du/ac, the site
accommodates 15 homes (8 lowerincome). Programs 2B/2R and 4B streamline intensity and standards,
while 3H may reduce stall counts near
transit. Comparable outcomes—
Whittier Park Place (Whittier) and
Sierra Fountains (Fontana)—track
closely to this parcel’s dimensions and
delivery mechanics.
46 012760241 110 E FOOTHILL
BLVD
TESORO SOUTH
COAST COMPANY
LLC
Specific Plan Commercial –
Pedestrian 0.78 0.78 0 No No No Yes 1 unit 35 21 12 1 8 An aging gas/car-wash complex
dominated by paving and queuing
lanes presents high friction for
pedestrians and low land productivity.
Re-planning to a small apartment
house with controlled access,
internalized parking, and a landscaped
frontage would calm operations and
restore a walkable edge. Adjacent
retail and proximate homes gain safer
crossings and reduced turning
conflicts; new lighting, trees, and
stormwater planters upgrade corridor
comfort and performance. At 35 du/ac,
the site accommodates 21 homes (12
lower-income). 2B/2R provide the
entitlement path and incentives; 4B
simplifies standards typical for auto-tohousing conversions; 3H can further right-size parking. Similar auto-reuse
transitions—Whittier Park Place
(Whittier) and Mission Heritage Plaza
(Riverside)—illustrate the pattern.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-83 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
47 012801142 1424 W
FOOTHILL BLVD
MALKI LIVING
TRUST 11/01/97
AMENDED
Specific Plan Commercial –
Pedestrian 1.71 1.71 0 No No No Yes 13 35 47 26 2 19
A shopping-center configuration with
expansive shared parking and an
internalized drive court is ripe for a
housing-forward re-plan. A wrapped or
podium scheme with multiple
courtyards and a pedestrian spine can
add a meaningful resident base while
retaining limited neighborhood-serving
space. For surrounding retailers, this
brings walk-in customers and steadier
evening activity; for adjacent homes,
the project replaces a heat-island lot
with a shaded, lit frontage and fewer
driveways. At 35 du/ac, the site
accommodates 47 homes (26 lowerincome). 2B/2R and 4B supply capacity, incentives, and code cleanup; 2O/2P
can facilitate pad splits or shared
access; 3H can calibrate parking in
transit areas. Conversions of strip
formats—The Mark (Riverside) and
Paloma at MainPlace Mall (Orange)—
are strong analogs.
48 013041105 735 E FOOTHILL
BLVD CHAU CENTER LLC Specific Plan Commercial –Pedestrian 0.77 0.77 0 No No No Yes 1 unit 35 21 12 1 8 Multi-tenant commercial with a broad,
underused lot and visible vacancy
signals suggests limited status-quo
viability. A podium with a corner plaza
or small live/work frontage can keep
corridor activity while delivering a
deeper housing program set behind a
landscaped edge. Near daily-needs
retail and homes, the project
consolidates driveways, adds
lighting/trees, and completes a missing
block-face—improving the walk and
perceptions of safety. At 35 du/ac, the
site accommodates 21 homes (12
lower-income). Programs 2B/2R/4B
advance intensity and shorten
approvals; 2O/2P allows optional
adjacency consolidation; 3H can
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-84 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
temper parking near transit.
Comparable reuses—Nuevo
Apartments (Pomona) and The Plaza at
Sierra (Fontana)—demonstrate
execution on similar corner pads.
49 013046116 304 N PEPPER
AVE AZAR TR 11/28/06 Specific Plan Commercial –Pedestrian 2.11 2.11 0 No No No Yes 21 35 59 32 3 24 A low-intensity educational/civic parcel
with extensive paving and lawn
underperforms a site of this size and
frontage. A mid-block multifamily plan
with shared open space, internalized
circulation, and structured/tuck-under
parking can add housing while
preserving optional civic or community
space at the edge. Adjacent civic and
residential uses benefit from better
lighting, safer mid-block connections,
and a consistent sidewalk experience—
tempering speeds and improving
corridor coherence. At 35 du/ac, the
site accommodates 59 homes (32
lower-income). Programs 2B/2R and
4B are applicable; 2H (SB 35
Streamlining) may apply if affordability
targets are met; 3H can reduce parking
where transit eligibility exists.
Precedents—Mission Heritage Plaza
(Riverside) and Howard & Irene Levine
Senior Community (Los Angeles)—
show institutional/civic land
successfully incorporating housing.
50 013005128 333 E FOOTHILL
BLVD 333 CAPITAL LLC Specific Plan Commercial –Pedestrian 2.17 2.17 0 No No No Yes 21 35 60 33 3 24 Corridor retail with deep surplus
parking and modest building massing is
an archetypal infill opportunity. A
podium with a Foothill-facing lobby
and an internal courtyard can buffer
the street while lifting livability. For
neighboring shops, new residents
expand the customer base; for
adjacent neighborhoods, curb-cut
consolidation and a treed frontage
improve safety and comfort along
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-85 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Foothill. At 35 du/ac, the site
accommodates 60 homes (33 lowerincome). 2B/2R/4B reinforce intensity and trim entitlement friction; 3H can
right-size stall counts. Conversions of
similar pads—The Mark (Riverside) and
Sierra Fountains (Fontana)—
underscore feasibility.
51 013005151 467 E FOOTHILL
BLVD
COACHWOOD
PROPERTIES L P Specific Plan Commercial –Pedestrian 2.07 2.07 0 No No No Yes 21 35 57 31 3 23 A multi-tenant site with heavy asphalt
coverage and low FAR can be
reorganized as a full block plan. A
wrapped scheme with internal drives
and a clubhouse/amenity spine
delivers efficient modules and a
consistent streetwall. Surrounding
commercial uses gain foot traffic and
evening activity; adjacent homes gain a
greener edge and fewer conflict-heavy
driveways. At 35 du/ac, the site
accommodates 57 homes (31 lowerincome). Programs 2B & 2R enhance feasibility; 4B trims standards that
impede infill; 2O/2P can coordinate
access with neighbors. Analog
projects—Paloma at MainPlace Mall
(Orange) and The Plaza at Sierra
(Fontana)—map closely to this
transformation.
52 013315504 312 E FOOTHILL
BLVD
BOWMAN,
MARLENE D TR
1999
Specific Plan Commercial –
Pedestrian 0.64 0.64 0 No No No Yes 1 unit 35 17 9 1 7
A narrow frontage with a large back-ofhouse parking field no longer aligns with contemporary retail demand. A
three-story stacked-flat with screened
parking and a pocket plaza can reactivate the corridor edge while protecting neighborhood interface.
Adjacent shops and nearby homes
benefit from shorter crossings,
improved lighting, and a continuous
sidewalk—turning a gap in the block
face into active frontage. At 35 du/ac,
the site accommodates 17 homes (9
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-86 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
lower-income). 2B/2R/4B are
determinative, with 3H improving
parking feasibility near transit.
Comparable shallow-pad
redevelopments—Whittier Park Place
(Whittier) and Nuevo Apartments
(Pomona)—demonstrate uptake at
similar scales.
53 013315505 306 E FOOTHILL
BLVD
PATEL,
HARIVADAN &
HANSA LIV TR 06/2
Specific Plan Commercial –
Pedestrian 0.51 0.51 0 No No No Yes 1 unit 35 14 8 1 5
Older shop buildings and sizable paved
areas present a clean opportunity for
modest-scale multifamily. A podiumlite plan with a rear court and Foothill stoops can provide identity while
fitting neighborhood transitions. The
adjacent fabric benefits from a calmer
frontage, fewer driveways, and a
greener edge that links to nearby retail
nodes. At 35 du/ac, the site
accommodates 14 homes (8 lowerincome). Programs 2B/2R support intensity; 4B eases
dimensional/parking standards; 3H can
reduce stall counts in eligible transit
areas. Similar conversions—Sierra
Fountains (Fontana) and Whittier Park
Place (Whittier)—are instructive.
54 012759123 104 W
FOOTHILL BLVD CHOI, DOO SOON Specific Plan Commercial –Pedestrian 0.52 0.52 0 No No No Yes 1 unit 35 14 8 1 5 A legacy retail pad with a high ratio of
asphalt to active frontage is
underperforming relative to location. A
compact stacked-flat prototype with a
corner plaza and limited podium can
anchor the intersection and internalize
parking. Neighboring commercial and
residential uses benefit from a safer,
more legible corner, improved lighting,
and reduced turning conflicts. At 35
du/ac, the site accommodates 14
homes (8 lower-income). 2B/2R/3H
(where applicable)/4B collectively derisk delivery. Precedents—Nuevo Apartments (Pomona) and The Mark
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-87 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
(Riverside)—show similar geometry
redeveloped to productive housing.
55 012801144 1360 W
FOOTHILL BLVD
HARRIMAN, ANNE
S FAMILY TRUST
5/31/2
Specific Plan Commercial –
Pedestrian 0.55 0.55 0 No No No Yes 1 unit 35 15 8 1 6
A County preschool pad within a larger
center context is characterized by low
building coverage and expansive
shared parking. A modest stand-alone
apartment house or phased pad split
can capture underutilized paved area
while maintaining institutional
function. Surrounding retail and
neighborhoods benefit from a greener,
better-lit frontage and fewer highspeed turning movements across the apron. At 35 du/ac, the site
accommodates 15 homes (8 lowerincome). Programs 2B/2R/4B enable re-striping, shared-parking solutions,
and residential intensity; 2O/2P
supports pad subdivision; 3H may
reduce parking near transit.
Institutional-to-housing examples—
Mission Heritage Plaza (Riverside)—are
relevant.
56 012758237 316 W
FOOTHILL BLVD
JACK IN THE BOX
PROPERTIES LLC Specific Plan Commercial –Pedestrian 0.56 0.56 0 No No No Yes 1 unit 35 15 8 1 6 A quick-service restaurant pad with
drive aisles and an outsized lot relative
to the small building footprint is an
ideal candidate for a mid-block
apartment building with a landscaped
setback. Replacing multiple curb cuts
with a single controlled access, adding
shade trees, and introducing a
lobby/stoop rhythm creates a calmer,
safer frontage for nearby residents and
corridor users. At 35 du/ac, the site
accommodates 15 homes (8 lowerincome). 2B/2R/4B advance feasibility; 3H can lower parking ratios if transiteligible. Similar fast-food pad conversions to multifamily appear in
the Appendix B analogs—Whittier Park
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-88 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Place (Whittier)—with comparable
scale and outcomes.
57 013315502 364 E FOOTHILL
BLVD
HUNTER, JACQUES
T L TR 4/8/1994 Specific Plan Commercial –Pedestrian 0.59 0.59 0 No No No Yes 1 unit 35 16 9 1 6 A mixed auto-shop/restaurant parcel
where most of the land area is
pavement indicates strong
redevelopment economics. A compact
podium with a Foothill-facing lobby
and screened parking can deliver a
clean edge and better land
productivity. Adjacent shops and
residential streets benefit from fewer
driveways, calmer operations, and a
consistent sidewalk with lighting and
street trees. At 35 du/ac, the site
accommodates 16 homes (9 lowerincome). Programs 2B/2R/4B and 3H (if applicable) collectively right-size
standards and stalls. Comparable
transitions—The Plaza at Sierra
(Fontana) and Nuevo Apartments
(Pomona)—fit the pattern.
58 013006124 601 E FOOTHILL
BLVD
HUANG FAMILY
TRUST (12/30/99) Specific Plan Commercial –Pedestrian 0.61 0.61 0 No No No Yes 1 unit 35 17 9 1 7 A single-tenant restaurant on a large
pad with high parking-to-building ratio
is primed for a small apartment
building with a central court and
limited podium. Proximity to retail and
neighborhoods means new homes will
support local merchants while
converting an empty lot to an active,
shaded frontage with fewer conflict
points. At 35 du/ac, the site
accommodates 17 homes (9 lowerincome). 2B/2R/4B remove intensity and dimensional barriers; 2O/2P allows
optional consolidation with neighbors;
3H may reduce parking near transit.
Analog outcomes include Sierra
Fountains (Fontana) and The Mark
(Riverside).
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-89 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
59 013315501 380 E FOOTHILL
BLVD MR T'S INC Specific Plan Commercial –Pedestrian 0.63 0.63 0 No No No Yes 1 unit 35 17 9 1 7 Another restaurant-format parcel with
excess paving and modest structure
depth, ideal for a compact podium-lite
plan with a corner entry and a small
forecourt. Surrounding shops gain
nearby customers; residents gain
shorter, safer walks to services as curb
cuts are consolidated and sidewalks
are shaded and lit. At 35 du/ac, the site
accommodates 17 homes (9 lowerincome). Programs 2B/2R and 4B support entitlement and feasibility; 3H
can calibrate parking supply.
Comparable redevelopments—
Whittier Park Place (Whittier) and
Nuevo Apartments (Pomona)—align
well.
60 013316407 392 E FOOTHILL
BLVD LEDESMA, MARIO Specific Plan Commercial –Pedestrian 0.65 0.65 0 No No No Yes 1 unit 35 18 10 1 7 Multi-tenant commercial with a broad
rear lot and limited intensification
potential under status quo is a strong
candidate for housing. A small podium
with internalized parking and a
Foothill-oriented entry can deliver a
clean frontage transition to
neighboring homes. The project fills a
streetwall gap, adds trees/lighting to a
currently exposed lot, and reduces the
number of driveways—incrementally
improving comfort and safety along
the corridor. At 35 du/ac, the site
accommodates 18 homes (10 lowerincome). 2B/2R lift intensity; 4B resolves legacy standards; 3H can
reduce parking where eligible. Case
studies—Mission Heritage Plaza
(Riverside) and The Plaza at Sierra
(Fontana)—support the same
reprogramming logic and delivery
scale.
61 012758241 416 W
FOOTHILL BLVD
416 WEST
FOOTHILL LLC Specific Plan Commercial –Pedestrian 0.66 0.66 0 No No No Yes 1 unit 35 18 10 1 7 A shallow, auto-oriented medical office
pad with oversized surface parking—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-90 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
classic corridor underutilization that
favors compact infill. At 35 du/ac, the
site accommodates 18 homes (10
lower-income). A 3–4-story stackedflat or podium scheme with internalized parking and a modest
frontage forecourt can calm driveways,
knit into adjacent commercial, and
step down toward nearby residential.
Programs 2B (Rezone to Provide
Adequate Sites) and 2R (Residential
Incentives) lift intensity and
economics; 3H (AB 2097 Transit-Area
Parking) helps right-size stalls where
eligible; 4B (Remove Development
Constraints) streamlines standards.
Similar reprogramming of shallow
lots—Howard & Irene Levine Senior
Community (Los Angeles) and The
Plaza at Sierra (Fontana)—shows how
paved pads convert cleanly to housing
while improving corridor legibility.
62 012836117 800 W
FOOTHILL BLVD ELJO LLC Specific Plan Commercial –Pedestrian 0.69 0.69 0 No No No Yes 1 unit 35 19 10 1 8 Corner commercial with surplus paving
and fragmented curb cuts that
interrupt the pedestrian edge. At 35
du/ac, the site accommodates 19
homes (10 lower-income). A courtyard
or liner-podium building can
consolidate access, introduce street
trees/lighting, and buffer loading away
from the sidewalk. Adjacent vacancies
favor phasing or lot assembly. 2B/2R
bolster yield; 2O/2P (Lot Consolidation)
support assembly potential; 4B
addresses height/setback and openspace standards. Comparable edge fixes on corner pads—Mission Heritage
Plaza (Riverside) and Whittier Park
Place (Whittier)—demonstrate how
controlled access and ground-floor
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-91 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
activation lift both feasibility and
corridor continuity.
63 012801147 1318 W
FOOTHILL BLVD
MASUDA, HELEN F
LIVING TRUST 9-
30-86
Specific Plan Commercial –
Pedestrian 0.77 0.77 0 No No No Yes 1 unit 35 21 12 1 8 Single-tenant restaurant with an
outsized lot and wrap-around drive
aisles—low coverage in a visible midblock location. At 35 du/ac, the site accommodates 21 homes (12 lowerincome). A compact podium with a forecourt along Foothill can replace
redundant drive aisles, bring doors and
stoops to the street, and deliver quiet
open space behind. 2B/2R incentivize
intensity; 3H can trim parking ratios;
4B resolves design/parking constraints.
Conversions of food-pad parcels to
multifamily—Sierra Fountains
Apartments (Fontana) and Nuevo
Apartments (Pomona)—illustrate
similar lot re-use with good leasing
velocity and neighborhood fit.
64 012857121 1260 W
FOOTHILL BLVD ELECO LLC Specific Plan Commercial –Pedestrian 0.79 0.79 0 No No No Yes 1 unit 35 22 12 1 9 Older restaurant pad with perimeter
parking and wide curb cuts. At 35
du/ac, the site accommodates 22
homes (12 lower-income). A U-shaped
podium massing can hold the corner,
internalize parking, and stage a small
plaza at the primary intersection,
smoothing transitions to homes
behind. 2B/2R and 4B support the yield
and clean up standards; 3H helps rightsize parking where in transit influence areas. Similar pads have been repositioned as efficient walk-up apartments—Whittier Park Place
(Whittier) and The Plaza at Sierra
(Fontana)—with strong corridor repair
benefits.
65 012857122 1220 W
FOOTHILL BLVD ELECO LLC Specific Plan Commercial –Pedestrian 0.84 0.84 0 No No No Yes 1 unit 35 23 13 1 9 Another legacy restaurant with heavy
paving and minimal building massing—
good candidate for a liner-building that
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-92 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
restores a continuous streetwall. At 35
du/ac, the site accommodates 23
homes (13 lower-income). A wrapped
or stacked-flat scheme can concentrate
parking mid-block, add shade trees
along the frontage, and calm traffic via
fewer driveways. 2B/2R improve
feasibility; 2O/2P enable pairing with
the flanking pad for shared access; 4B
curbs legacy standards. Case studies
like Mission Heritage Plaza (Riverside)
and Nuevo Apartments (Pomona)
mirror this transition from singlepurpose pads to productive housing. 66 013041106 745 E FOOTHILL
BLVD NCI HOLDINGS LLC Specific Plan Commercial –Pedestrian 0.86 0.86 0 No No No Yes 1 unit 35 24 13 1 10 Multi-tenant strip segment with deep
forecourt parking and little street
engagement. At 35 du/ac, the site
accommodates 24 homes (13 lowerincome). A 4-story podium with a corner lobby and through-block paseo
can re-stitch the block, with privacy
edges toward nearby residential. 2B
assures residential entitlement; 2R
provides density/fee tools; 4B removes
design constraints; 3H can moderate
parking. Similar retail-to-residential
conversions—The Mark (Riverside) and
Paloma at MainPlace (Orange)—show
market acceptance and corridor uplift
at this scale.
67 013006121 503 E FOOTHILL
BLVD
BAROCOHANA,
REVOCABLE 1989
TRUST
Specific Plan Commercial –
Pedestrian 0.87 0.87 0 No No No Yes 1 unit 35 24 13 1 10 Restaurant/service pad on ~0.87 acres
with redundant drive aisles—excess
paving relative to building area. At 35
du/ac, the site accommodates 24
homes (13 lower-income). A courtyard
apartment over podium can bring
stoops to Foothill, move parking
behind gates, and buffer the interface
to adjacent commercial. 2B/2R + 4B
streamline entitlement and standards;
3H right-sizes stalls where transit
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-93 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
proximity applies. Precedents like
Sierra Fountains (Fontana) and
Whittier Park Place (Whittier)
demonstrate similar repositioning
outcomes.
68 012806146 1377 W
FOOTHILL BLVD KEY HOLDERS LLC Specific Plan Commercial –Pedestrian 0.87 0.87 0 No No No Yes 1 unit 35 24 13 1 10 Low-intensity restaurant with
perimeter parking and a corner
emphasis; sidewalks lack shade and
enclosure. At 35 du/ac, the site
accommodates 24 homes (13 lowerincome). A C-shaped podium can anchor the corner with active entries,
add a pocket plaza, and rationalize
access for safer circulation. 2B/2R
underpin feasibility; 4B trims
setbacks/open-space quirks; 3H
reduces parking load. Analogous
corner infills—Mission Heritage Plaza
(Riverside) and Howard & Irene Levine
Senior (Los Angeles)—show absorption
strength near services.
69 013005149 425 E FOOTHILL
BLVD
ANDY & CINDY
REAL ESTATE
HOLDINGS LL
Specific Plan Commercial –
Pedestrian 0.92 0.92 0 No No No Yes 1 unit 35 25 14 1 10 Medical office pad with high parking
ratios and low FAR—ripe for mixed-use
or residential conversion as care uses
consolidate elsewhere. At 35 du/ac,
the site accommodates 25 homes (14
lower-income). A 3–4-story podium
with internalized parking allows a
calmer frontage and links into
surrounding commercial while
stepping down to neighborhoods
behind. 2B/2R support the up-zoning
economics; 4B addresses parking and
design standards. Comparable healthoriented redevelopments—Mission Heritage Plaza (Riverside) and The
Mark (Riverside)—demonstrate
pathway from office/parking to
housing.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-94 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
70 012806142 1361 W
FOOTHILL BLVD
MARTIAL SHARE
TWO 05/04/11 Specific Plan Commercial –Pedestrian 0.94 0.94 0 No No No Yes 1 unit 35 26 14 1 11 Restaurant pad with deep forecourt
parking and multiple curb cuts—visual
and operational fragmentation. At 35
du/ac, the site accommodates 26
homes (14 lower-income). A courtyard
massing with a small retail-ready
corner room (if desired) can maintain
corridor activity while delivering
housing and consolidating driveways.
2B/2R and 4B ease standards; 3H trims
required stalls. Similar pad re-uses—
Whittier Park Place (Whittier) and
Sierra Fountains (Fontana)—show
viable delivery at this acreage.
71 013002120 445 W
FOOTHILL BLVD
NASSEREDDINE,
JAMAL & FADIA
FAM TR 1
Specific Plan Commercial –
Pedestrian 0.94 0.94 0 No No No Yes 1 unit 35 26 14 1 11 Drive-through car wash with sprawling
queuing lanes and little productive
coverage. At 35 du/ac, the site
accommodates 26 homes (14 lowerincome). Replacing queuing lanes with a slender podium and active frontage
repairs the streetwall and reduces
turning conflicts. 2B/2R assist
feasibility; 4B fixes leftover standards;
3H mitigates parking where transit
proximity applies. Conversions of autooriented pads—Whittier Park Place (Whittier); Howard & Irene Levine
Senior (Los Angeles)—provide a clear
analog.
72 012757228 630 W
FOOTHILL BLVD
KING, ALBERT &
RHODA
DECEDENTS TRUST
Specific Plan Commercial –
Pedestrian 0.96 0.96 0 No No No Yes 1 unit 35 26 14 1 11 Under-built commercial with expansive
asphalt; adjacency to complementary
commercial and residential supports a
housing program that strengthens the
corridor. At 35 du/ac, the site
accommodates 26 homes (14 lowerincome). A podium with a mid-block paseo and street trees can calm the
frontage, reduce heat-island, and knit
to neighbors. 2B/2R and 4B streamline
entitlement and site standards; 2O/2P
allow pairing with the contiguous lot
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-95 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
for shared access. Parallels include The
Plaza at Sierra (Fontana) and Nuevo
Apartments (Pomona).
73 012757229 630 W
FOOTHILL BLVD
KING, ALBERT &
RHODA
DECEDENTS TRUST
Specific Plan Commercial –
Pedestrian 0.82 0.82 0 No No No Yes 1 unit 35 23 13 1 9 Companion parcel to ID-72 with similar
low coverage and excessive paving—
ideal for coordinated planning. At 35
du/ac, the site accommodates 23
homes (13 lower-income). A sibling
courtyard building can share a
consolidated driveway, expand
pedestrian realm, and deliver
consistent architectural rhythm. 2B/2R,
2O/2P, and 4B support assembly and
unified access. Case pairs like adjacent
pads at Mission Heritage Plaza
(Riverside) and Sierra Fountains
(Fontana) show synergy from
coordinated redevelopment.
74 012757231 620 W
FOOTHILL BLVD LUZZI, JERRY Q TR Specific Plan Commercial –Pedestrian 0.81 0.81 0 No No No Yes 1 unit 35 22 12 1 9 Restaurant pad with tight building and
large apron parking—exact pattern
that transitions well to housing. At 35
du/ac, the site accommodates 22
homes (12 lower-income). A compact
podium with ground-floor stoops can
simplify circulation, add shade canopy,
and respect nearby residential with
step-backs. 2B/2R and 4B facilitate
entitlement; 3H helps calibrate stalls.
Comparable pad transformations—
Whittier Park Place (Whittier); Sierra
Fountains (Fontana)—validate
feasibility.
75 012758230 444 W
FOOTHILL BLVD PISCES PROPERTIES Specific Plan Commercial –Pedestrian 0.55 0.55 0 No No No Yes 1 unit 35 15 8 1 6 Small commercial pad with high paving
ratio; frontage improvements (trees,
lighting) and access consolidation will
materially improve the block. At 35
du/ac, the site accommodates 15
homes (8 lower-income). A 3-story
walk-up over podium or at-grade tuckunder can fit gracefully while buffering 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-96 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
the rear. Programs 2B/2R and 4B
address yield and standards. Similar
modest pads have delivered durable
infill—Howard & Irene Levine Senior
(Los Angeles) and Nuevo Apartments
(Pomona).
76 013005148 409 E FOOTHILL
BLVD
BANK OF AMERICA
NA Specific Plan Commercial –Pedestrian 0.92 0.92 0 No No No Yes 1 unit 35 25 14 1 10 Bank pad with a drive-through loop
and oversupplied parking—a textbook
candidate for a mid-rise swap-out. At
35 du/ac, the site accommodates 25
homes (14 lower-income). A wrapped
or liner podium can hold the corner,
bury parking, and create an active
lobby edge. 2B/2R and 4B streamline
intensity/design; 3H moderates
parking. Banking-pad replacements—
The Mark (Riverside), Paloma at
MainPlace (Orange)—show costefficient delivery and corridor repair. 77 013046208 918 E FOOTHILL
BLVD
HOSPITALITY
GROUP LLC Specific Plan Commercial –Pedestrian 1.74 1.74 0 No No No Yes 13 35 48 26 2 20 Larger multi-tenant commercial with
extensive asphalt—enough acreage for
a true block plan with internal drives,
amenity courtyards, and phased
development. At 35 du/ac, the site
accommodates 48 homes (26 lowerincome). A 4-story podium or wrap can consolidate access points, add a green
mid-block, and provide a gentler
interface to adjacent residential. 2B/2R
enable yield; 4B clears legacy ratios; 3H
trims stalls if transit-eligible. Strip-tohousing precedents—Mission Heritage Plaza (Riverside) and The Plaza at
Sierra (Fontana)—are directly
analogous at this scale.
78 013316405 402 E FOOTHILL
BLVD
MONTCLAIR
INDUSTRIAL PARK
LP
Specific Plan Commercial –
Pedestrian 0.65 0.65 0 No No No Yes 1 unit 35 18 10 1 7 Small commercial building with high
paving share and limited activation—
strong infill candidate. At 35 du/ac, the
site accommodates 18 homes (10
lower-income). A stacked-flat over
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-97 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
podium with a landscaped setback can
soften the edge and close a streetwall
gap, improving walkability to nearby
services. 2B/2R and 4B support
feasibility; 3H can reduce stalls. Similar
micro-pads have transitioned
successfully—Sierra Fountains
(Fontana); Whittier Park Place
(Whittier).
79 013339119 702 E FOOTHILL
BLVD AUTOZONE INC Specific Plan Commercial –Pedestrian 0.82 0.82 0 No No No Yes 1 unit 35 22 12 1 9 Auto-parts retailer with peripheral
parking and low FAR on a visible
frontage. At 35 du/ac, the site
accommodates 22 homes (12 lowerincome). A compact podium introduces active residential entries, replaces
excess curb cuts, and enhances the
pedestrian realm while buffering
service areas to the rear. 2B/2R and 4B
remove barriers; 3H supports rightsizing parking. Comparable singletenant conversions—The Mark (Riverside) and Nuevo Apartments
(Pomona)—confirm market appetite.
80 013339118 750 E FOOTHILL
BLVD
RIALTO
MANAGEMENT
GROUP LLC
Specific Plan Commercial –
Pedestrian 2.74 2.74 0 No No No Yes 21 35 76 42 4 30
A nearly 3-acre commercial parcel with
expansive surface parking—exactly the
delivery scale at which a wrap or
podium community with internalized
circulation, amenity clusters, and green
courtyards pencils efficiently. At 35
du/ac, the site accommodates 76
homes (42 lower-income).
Consolidating driveways and adding a
double-row of street trees would
materially upgrade corridor comfort
and safety, while stepping down
massing near residential edges. 2B
(Rezone) and 2R (Incentives) reinforce
intensity; 4B modernizes site/parking
standards; 3H can reduce stalls where
eligible. Similar strip-center
transformations—Mission Heritage
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-98 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Plaza (Riverside) and The Plaza at
Sierra (Fontana)—underscore
feasibility and placemaking payoff.
81 012758221 364 W
FOOTHILL BLVD VO, KIM Specific Plan Commercial –Pedestrian 0.62 0.62 0 No No Yes Yes 1 unit 35 17 9 1 7 Shallow, corner-visible infill pad with
no structures and direct corridor
exposure—an easy lift for compact
multifamily that stitches a gap in the
Foothill frontage. At 35 du/ac, the site
accommodates 17 homes (9 lowerincome). A 3–4 story stacked-flat over podium with a forecourt facing Foothill
and internalized parking can calm the
driveway count and add street
trees/lighting, improving pedestrian
comfort along the block. Adjacencies
(small-format retail, another vacant
lot, and established residential behind)
support compatible massing and
smooth lease-up. Programs 2B (Rezone
to Provide Adequate Sites) and 2R
(Residential Incentives) enhance yield;
3H (AB 2097 Parking Near Transit) can
right-size stalls where eligible; 4B
(Remove Development Constraints)
clears lingering design/parking
barriers. Similar reuses of vacant pads
to housing—The Plaza at Sierra
(Fontana) and Whittier Park Place
(Whittier)—illustrate the same corridor
infill logic and delivery scale.
82 012836115 N/A TUDOR, MARION P
& CHERYL G TRS Specific Plan Commercial –Pedestrian 2.37 2.37 0 No No Yes Yes 21 35 66 36 3 27 Large vacant interior of a commercial
block with broad frontages and simple
utilities—ideal for assembling a clean,
mid-block neighborhood with paseos
and green courts. At 35 du/ac, the site
accommodates 66 homes (36 lowerincome). The 2.37-acre footprint supports an efficient podium or wrap
with internal drives and amenity
clusters; adjacency to an auto
dealership and residential provides a
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-99 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
natural transition from higher-activity
retail to quieter homes. Programs
2O/2P (Lot Consolidation) and 2B/2R
help realize full-block efficiency; 4B
resolves standards; 2H (SB 35
Streamlining) may apply if affordability
thresholds are met. Comparable
“vacant block to multifamily”
deliveries—Mission Heritage Plaza
(Riverside) and Nuevo Apartments
(Pomona)—show market acceptance
and phasing paths.
83 012836118 N/A ELJO LLC Specific Plan Commercial –
Pedestrian 0.92 0.92 0 No No No Yes 1 unit 35 25 14 1 10 Underbuilt commercial pad with heavy
paving and minimal structures suggests
a straightforward scrape-and-build or
phased rear-lot infill. At 35 du/ac, the
site accommodates 25 homes (14
lower-income). A three-story walk-up
or small podium with a pocket plaza at
the street can reframe the frontage
and bridge to nearby homes. Programs
2B, 2R, and 4B support intensity and
reduce soft costs; 3H can trim parking
near transit. Case studies like Howard
& Irene Levine Senior Community (Los
Angeles) and Sierra Fountains
(Fontana) demonstrate feasible
conversions from paved pads to
efficient multifamily.
84 012836119 N/A HERNANDEZ, RAUL Specific Plan Commercial – Pedestrian 0.92 0.92 0 No No Yes Yes 1 unit 35 25 14 1 10 Vacant pad with clear access, flanked
by retail and neighborhoods—an easy
site plan with minimal demolition and
quick utilities. At 35 du/ac, the site
accommodates 25 homes (14 lowerincome). A courtyard apartment with limited liner retail (if desired by
market) can soften the edge to
adjacent homes while adding eyes-onthe-street. Programs 2B/2R strengthen feasibility; 4B streamlines frontage and
open-space standards; 3H can reduce
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-100 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
parking ratios. Analogous small-site
infill—Whittier Park Place (Whittier)—
shows how modest footprints still yield
meaningful affordable units.
85 012836121 N/A TUDOR, MARION P
& CHERYL G TRS Specific Plan Commercial –Pedestrian 0.92 0.92 0 No No Yes Yes 1 unit 35 25 14 1 10 Another vacant, mid-corridor pad
where land value—not structure
value—drives the pro forma. At 35
du/ac, the site accommodates 25
homes (14 lower-income). A compact
podium with a shared courtyard and
Foothill-addressed lobby can
rationalize drive aisles and deliver a
calmer residential edge behind.
Programs 2O/2P (if assembled), 2B/2R,
and 4B reduce risk; 3H supports
mobility choice. Comparable
transitions from empty lots to
multifamily—The Plaza at Sierra
(Fontana)—illustrate quick path-topermit under streamlined standards. 86 012836122 N/A
TUDOR, VLADIMER
& MANDINA BYPASS TRSpecific Plan Commercial –
Pedestrian 1.61 1.61 0 No No Yes Yes 13 35 44 24 2 18
Larger vacant acreage with residential
to the rear offers a natural step-down
massing strategy and generous internal
open space. At 35 du/ac, the site
accommodates 44 homes (24 lowerincome). A U-shaped podium with midblock paseo connections can knit the corridor frontage to the neighborhood,
replacing blank fencing with a shaded
pedestrian route. Programs 2O/2P (if
coordinated with neighbors), 2B/2R,
4B, and 2H (if applicable) elevate
certainty. Similar outcomes—Mission
Heritage Plaza (Riverside)—show how
multi-acre blocks can flip from idle land
to anchored residential.
87 012857125 N/A PROPERTY PLUS
MOBIL LLC Specific Plan Commercial –Pedestrian 1.61 1.61 0 No No Yes Yes 13 35 45 25 2 18 Actively transitioning vacant lot within
a retail node; construction momentum
nearby reduces perceived risk and
supports absorption. At 35 du/ac, the
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-101 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
site accommodates 45 homes (25
lower-income). A perimeter-building
concept with a corner plaza can tame
turning movements and improve bus
stop access. Programs 2B/2R, 4B, and
3H (where eligible) support yield; 2H
fast-tracks if affordability is met.
Precedents like Nuevo Apartments
(Pomona) and The Mark (Riverside)
validate market appetite for new units
at transitioning corners.
88 013046207 918 E FOOTHILL
BLVD
HOSPITALITY
GROUP LLC Specific Plan Commercial –Pedestrian 1.63 1.63 0 No No Yes Yes 13 35 45 25 2 18 Large, clean-slate corner adjacent to a
regional drugstore—excellent visibility,
simple access control, and shared-trip
potential. At 35 du/ac, the site
accommodates 45 homes (25 lowerincome). A four-story stacked-flat over podium with a pocket green and
pedestrian cut-through can shorten
walking distances to services and
reduce driveway clutter. Programs
2B/2R, 4B, and 3H (if transit-qualified)
bolster feasibility. Comparable corner
conversions—Mission Heritage Plaza
(Riverside)—illustrate successful
integration beside active retail
anchors.
89 013046102 825 E FOOTHILL
BLVD
WANG, TAI YUAN
IRREVOCABLE TR
12/12
Specific Plan Commercial –
Pedestrian 2.03 2.03 0 No No Yes Yes 21 35 56 31 3 22
Deep, vacant corridor parcel between
institutional and specialty retail uses—
ideal for a quiet residential court
behind a refined streetwall. At 35
du/ac, the site accommodates 56
homes (31 lower-income). A pair of
courtyard buildings with a central
green can organize circulation and
buffer the church edge. Programs
2B/2R, 4B, and 2H (if applicable)
reduce friction; 3H enables parking
right-sizing. Similar infill next to faithbased and specialty uses—Howard & Irene Levine Senior (Los Angeles)—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-102 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
demonstrates compatibility and
community benefits.
91 013001313 N/A DIPONIO, JOHN Specific Plan Commercial – Mixed Use 0.57 0.57 0 Yes No Yes Yes 1 unit 35 15 8 1 6 Small vacant lot within a cluster of
empty pads—prime for coordinated
site planning that shares access and
utilities. At 35 du/ac, the site
accommodates 15 homes (8 lowerincome). A three-story walk-up with a compact motor court and a shaded
frontage patio can elevate the block’s
look and knit to adjacent residential.
Programs 2O/2P, 2B/2R, and 4B
support a bundled approach; 3H trims
parking if eligible. Comparable microinfill—Whittier Park Place (Whittier)— shows lenders will back well-designed
small sites when paired with corridor
amenities.
92 013001312 N/A DIPONIO, JOHN Specific Plan Commercial – Mixed Use 0.57 0.57 0 Yes No Yes Yes 1 unit 35 15 8 1 6 Another vacant pad in the same
cluster—opportunity to phase delivery
or share improvements with ID-91 to
boost efficiency. At 35 du/ac, the site
accommodates 15 homes (8 lowerincome). A tight U-court or L-shaped building with landscape buffer to
neighbors can deliver privacy and a
refined edge. Programs 2O/2P, 2B/2R,
4B underpin feasibility; 3H can further
right-size parking. Case studies in
Appendix B (e.g., The Plaza at Sierra,
Fontana) underscore the value of
paired, small-site production.
93 013006105 N/A CHIU, DAVID Specific Plan Commercial – Mixed Use 0.69 0.69 0 Yes No Yes Yes 1 unit 35 19 10 1 8 Vacant frontage between other
empties and housing—low conflict,
high clarity for residential reuse. At 35
du/ac, the site accommodates 19
homes (10 lower-income). A threestory liner building with a mid-block paseo can soften the corridor and
improve walk access to nearby
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-103 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
services. Programs 2B/2R, 4B, and
2O/2P (if coordinated) support
economics; 3H optimizes stalls.
Comparable modest-scale infill—Sierra
Fountains (Fontana)—illustrates
straightforward delivery on formerly
vacant lots.
94 024316113 1610 W
FOOTHILL BLVD
VILLEGAS,
ROBERTO Specific Plan Residential –Mixed Use 0.67 0.67 0 No No Yes Yes 1 unit 35 18 10 1 7 Clean, vacant corner near
civic/religious uses and residential—an
intuitive transitional housing site with
strong sightlines. At 35 du/ac, the site
accommodates 18 homes (10 lowerincome). A small podium or stackedflat with a corner plaza can dignify the intersection and shorten walks to
nearby community destinations.
Programs 2B/2R and 4B expedite
approvals; 2H may apply for
affordability; 3H helps tune parking.
Comparable corners such as Mission
Heritage Plaza (Riverside) show
demand for well-located, serviceadjacent units.
95 012806124 N/A FOOTHILL BLVD
PROPERTY LLC Specific Plan Residential –Mixed Use 0.86 0.86 0 Yes No No Yes 1 unit 35 24 13 1 10 County parking area proximate to
offices and neighborhoods—ripe for
public-private infill that preserves
essential stalls via structure while
adding homes. At 35 du/ac, the site
accommodates 24 homes (13 lowerincome). A liner-over-podium concept can maintain weekday capacity while
delivering after-hours community
space. Programs 2B/2R, 4B, and
potential public-site partnerships
within the Housing Element framework
improve feasibility; 3H reduces the
stall load where applicable. Analogous
civic-edge projects—Mission Heritage
Plaza (Riverside)—illustrate how
institutional land transitions to mixed
public/housing use.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-104 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
96 012808143 N/A KAPITAL PARTNERS
OZ LLC Specific Plan Commercial –Mixed Use 1.12 1.12 0 Yes No Yes Yes 13 35 31 17 2 12 Vacant 1.12-acre MU site bracketed by
medical and residential—ideal for a
health-adjacent community with onsite services. At 35 du/ac, the site accommodates 31 homes (17 lowerincome). A courtyard plan with small wellness/telehealth room at ground
can leverage proximity to clinics and
reduce vehicle trips. Programs 2B/2R,
4B, 2H (if applicable), and 3H (parking)
directly support the pro forma.
Comparable medical-edge infill—
Howard & Irene Levine Senior (Los
Angeles)—shows high acceptance and
stable absorption.
97 012808145 N/A KAPITAL PARTNERS
OZ LLC Specific Plan Commercial –Mixed Use 1.13 1.13 0 Yes No Yes Yes 13 35 31 17 2 12 Vacant MU parcel with minor shared
parking today—simple to re-stripe and
phase construction without disrupting
neighboring offices. At 35 du/ac, the
site accommodates 31 homes (17
lower-income). A modest podium with
paseo linkage to the clinic next door
creates a micro-campus feel and
improves daytime activation. Programs
2B/2R, 4B, 3H, and 2O/2P (if small
easements are rationalized) improve
certainty. Appendix B examples—The
Mark (Riverside) and Sierra Fountains
(Fontana)—demonstrate similar pads
transitioning to multifamily.
98 013001311 625 W
FOOTHILL BLVD DIPONIO, JOHN Specific Plan Commercial –Mixed Use 1.13 1.13 0 Yes No Yes Yes 13 35 31 17 2 12 Vacant frontage near commercial and
other empty lots provides a lowfriction entitlement path and a chance to consolidate driveway cuts. At 35
du/ac, the site accommodates 31
homes (17 lower-income). A forecourt
entry with internalized parking and
robust street trees can calm traffic and
upgrade corridor aesthetics for
adjacent parcels. Programs 2B/2R, 4B,
and 2O/2P (if paired with neighbors)
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-105 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
strengthen feasibility; 3H right-sizes
stalls. Analogous corridor infill—
Whittier Park Place (Whittier)—
illustrates quick delivery on small-tomid sites.
99 024316151 1630 W
FOOTHILL BLVD
NASRE, NABIL &
SUZAN REVOCABLE
TR 12
Specific Plan Residential –
Mixed Use 1.17 1.17 0 Yes No Yes Yes 13 35 32 18 2 12
Corner-oriented MU lot with
residential nearby—great bones for a
gateway building that “finishes” the
intersection. At 35 du/ac, the site
accommodates 32 homes (18 lowerincome). A C-shaped podium with a pocket plaza at the corner strengthens
pedestrian priority and gives neighbors
a shaded waiting spot. Programs
2B/2R, 4B, and 3H (if transit-eligible)
enhance yield. Comparable corner
reinvestments—Mission Heritage Plaza
(Riverside)—show solid leasing velocity
and community benefits.
100 013317109 520 E FOOTHILL
BLVD YASMEH, BEHZAD Specific Plan Residential –Mixed Use 1.25 1.25 0 No No Yes Yes 13 35 34 19 2 13 Larger vacant MU parcel surrounded
by other empties, residential, and light
auto service—textbook for a phased
two-building plan with shared
amenities. At 35 du/ac, the site
accommodates 34 homes (19 lowerincome). A pair of three-over-podium buildings with a central green can
shorten walking distances to daily
goods and soften the transition to
adjacent homes. Programs 2O/2P (if
coordinated), 2B/2R, 4B, and 2H
(where applicable) reduce timeline
risk; 3H helps curb structured parking
costs. Comparable two-building
deliveries—The Plaza at Sierra
(Fontana) and Nuevo Apartments
(Pomona)—affirm feasibility and
absorption at this scale.
101 013001302 345 CACTUS
AVE HAHN, BRIAN Specific Plan Commercial –Mixed Use 1.67 1.67 0 Yes No Yes Yes 13 35 46 25 2 19 A vacant Commercial–Mixed Use
parcel with no demolition cost and
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-106 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
strong adjacency to other vacant lots
and nearby neighborhoods—ideal
conditions for a compact multifamily
community that stitches the block back
together. At 35 du/ac, the site
accommodates 46 homes (25 lowerincome). A 3–4 story stacked-flat or light podium prototype with a
forecourt on Cactus and a green mews
to the interior can internalize parking,
calm drive aisles, and frame usable
open space. The added resident
population would support nearby
corridor retail and improve passive
surveillance on side streets, while a
single access point reduces conflict
with pedestrians and bikes. Program
2B (Rezone to Provide Adequate Sites)
and Program 2R (Residential
Incentives) lift residual land value;
Program 4B (Remove Development
Constraints) helps right-size standards;
and, where applicable, Program 3H (AB
2097 Parking Near Transit) can
moderate stall counts to match
demand. Similar vacant-pad
conversions—Mission Heritage Plaza
(Riverside) and Sierra Fountains
(Fontana)—show how small blocks can
deliver meaningful affordable yield
while upgrading corridor edges.
102 013317131 N/A YASMEH, BEHZAD Specific Plan Residential – Mixed Use 2.08 2.08 0 No No No Yes 21 35 58 32 3 23
Underbuilt land within a Residential–
Mixed Use setting where much of the
lot is open or paved positions this as a
straightforward infill play. At 35 du/ac,
the site accommodates 58 homes (32
lower-income). A wrap or efficient
podium with liner units along the
street can convert surplus asphalt into
housing, shade trees, and a safer
sidewalk edge. The project would
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-107 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
buffer adjoining homes with stepdowns at the rear and consolidate driveways to simplify circulation.
Programs 2B and 2R support intensity
and gap-closing incentives; Program 4B
streamlines design/parking standards;
where within a transit influence area,
Program 3H can further right-size
parking. Corridor analogs—The Plaza at
Sierra (Fontana) and Whittier Park
Place/Catalina (Whittier)—
demonstrate the same “asphalt-toapartments” repositioning at this scale. 103 012807130 N/A KIM, HONGGIE Specific Plan Residential 2.09 2.09 0 Yes No Yes Yes 21 35 58 32 3 23 A clean, vacant Residential parcel
adjacent to a mix of residential and
commercial uses—low friction for site
work and approvals. At 35 du/ac, the
site accommodates 58 homes (32
lower-income). A courtyard or doubleloaded stacked-flat footprint can create a quiet interior open space
while presenting an active, welllandscaped frontage to the corridor.
Shared amenity rooms placed toward
the street add “eyes on” the public
realm and reinforce pedestrian
comfort. Programs 2B/2R elevate
feasibility; Program 4B resolves legacy
bulk/height/parking constraints;
Program 2H (SB 35 Streamlining) may
apply where eligibility is met.
Comparable infill on cleared pads—
Depot at Santiago (Santa Ana) and
Mission Heritage Plaza (Riverside)—
illustrate how vacant land can deliver
high-amenity housing that knits to
surrounding blocks.
104 024316110 1690 W
FOOTHILL BLVD
NASRE, NABIL &
SUZAN REV TR
12/22/05
Specific Plan Residential –
Mixed Use 2.10 2.10 0 Yes No Yes Yes 21 35 58 32 3 23
A corner, underutilized Residential–
Mixed Use lot with substantial nonbuilding area—prime for a gateway statement at the intersection. At 35
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-108 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
du/ac, the site accommodates 58
homes (32 lower-income). A podium
with ground-floor lobby and small
retail-supportive flex space at the
corner can anchor the intersection,
while step-backs above level 3 reduce
bulk facing adjacent homes.
Consolidated access and structured
parking replace multiple drive cuts,
improving safety and walkability along
Foothill. Programs 2B and 2R support
the mixed-use intensity; Program 4B
clarifies frontage and open-space
standards; Program 3H may right-size
parking if transit-proximate.
Precedents like Paloma at MainPlace
(Orange) and The Mark (Riverside)
show how corner pads can flip from
circulation/parking to housing with
activated edges.
105 012801132 1364 FOOTHILL
BLVD
LPJ INVESTMENT
LLC Specific Plan Residential –Mixed Use 2.15 2.15 0 Yes No Yes Yes 21 35 60 33 3 24 A vacant corner parcel to a
neighborhood retail strip—an easy
intensification opportunity that
reinforces the corridor node. At 35
du/ac, the site accommodates 60
homes (33 lower-income). A compact
wrap or “Texas donut” with a
landscaped corner plaza can frame
Foothill, hide parking, and still provide
quiet terraces at the rear for
compatibility with nearby homes. The
new residents bolster local businesses
and support off-peak activity,
addressing current gaps in evening
foot traffic. Programs 2B/2R lift FAR
and yield via incentives; Program 4B
resolves objective design/parking
items; Program 3H can bring stalls in
line with actual demand. Comparable
node-strengtheners—Mission Heritage
Plaza (Riverside) and Sierra Fountains
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-109 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
(Fontana)—demonstrate the value of
adding households at retail crossroads.
106 012801133 475 N LINDEN
AVE HOVAV, ZECHARIA Specific Plan Residential –Mixed Use 2.23 2.23 0 No No Yes Yes 21 35 62 34 3 25 A larger vacant Residential–Mixed Use
site fronting a collector street—
enough land to deliver a lenderfriendly, amenity-rich program. At 35 du/ac, the site accommodates 62
homes (34 lower-income). Two midblocks with a central green or paseo can organize circulation, shorten utility
runs, and step down toward the
neighborhood edge. A small corner
café/amenity room at Linden can add
activity without sacrificing residential
yield. Programs 2B and 2R unlock
intensity and fee deferrals; Program 4B
cleans up bulk/open-space ratios;
Program 2O/2P (Lot Consolidation) can
capture any shared access with
cooperating neighbors. This pattern
matches successful mid-block
apartments such as The Mark
(Riverside) and Whittier Park Place
(Whittier).
107 013317108 534 E FOOTHILL
BLVD YASMEH, BEHZAD Specific Plan
Residential –
Mixed Use
2.24 2.24 0 No No Yes Yes 21 35 62 34 3 25
A cleared Residential–Mixed Use pad
amid several other vacant holdings—
ideal to sequence construction while
maintaining corridor operations. At 35
du/ac, the site accommodates 62
homes (34 lower-income). A podium
with liner town-flats along Foothill can
humanize the frontage, with
internalized parking and service off a
single drive. Street-tree and lighting
upgrades replace today’s open
pavement, calming speeds and
stitching to adjacent blocks. Programs
2B/2R support feasibility; Program 4B
standardizes setbacks and glazing
along the corridor; Program 3H, if
eligible, trims parking ratios to align
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-110 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
with market. Similar corridor
redevelopments—The Plaza at Sierra
(Fontana) and Depot at Santiago (Santa
Ana)—show market appetite for this
scale and format.
108 013317107 565 E FOOTHILL
BLVD YASMEH, BEHZAD Specific Plan
Residential –
Mixed Use
2.43 2.43 0 No No Yes Yes 21 35 67 37 3 27
One of the larger vacant Residential–
Mixed Use pads on the corridor with
adjacency to an auto dealer—ample
depth for a full block plan and clear
phasing. At 35 du/ac, the site
accommodates 67 homes (37 lowerincome). A two-building strategy—a primary podium facing Foothill with a
secondary courtyard building behind—
can stage delivery, manage frontage
massing, and create an interior
amenity spine. Consolidated access
and new sidewalks reduce drive
conflicts and improve the pedestrian
realm near the dealership. Programs
2B/2R and 4B reinforce intensity and
streamline approvals; Program 2H (SB
35) may provide ministerial processing
where criteria are met; Program 3H
can right-size parking near transit.
Comparable big-pad redevelopments—
Paloma at MainPlace (Orange) and
Mission Heritage Plaza (Riverside)—
validate this scale and mix.
111 012857126 N/A PROPERTY PLUS
MOBIL LLC Specific Plan Commercial –Pedestrian 5.15 5.15 0 No No Yes Yes 30 35 144 79 7 58 A 5-acre vacant Commercial–
Pedestrian site with multiple frontages
and broad adjacency to both
residential and commercial—textbook
canvas for a complete neighborhood
block. At 35 du/ac, the site
accommodates 144 homes (79 lowerincome). A gridded internal street/paseo network with 3–4 story
buildings can distribute massing,
deliver addressable stoops, and phase
utilities efficiently. Edges along the
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-111 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
corridor can carry active lobbies and
small resident-serving flex spaces,
while rear edges step down to meet
adjacent homes. Programs 2B
(Rezoning) and 2R (Incentives) supply
the economics for deeper affordability;
Program 4B (Remove Constraints)
resolves frontage/parking standards;
Program 3H (AB 2097) can further
calibrate stalls if within a transit area.
Comparable large-parcel
repositioning—The Mark (Riverside)
and Paloma at MainPlace (Orange)—
illustrates how expansive asphalt/voids
become complete, walkable residential
blocks with strong absorption.
400 013001316 N/A
WILLIAMSON
FAMILY
REVOCABLE LIVING
T
Specific Plan Residential –
Mixed Use 0.46 0.46 0 Yes No Yes No 21 35 12 7 1 4
A vacant infill pad (~0.46 buildable
acres) with corridor exposure and
shallow existing improvements—
precisely the geometry that supports a
3–4 story stacked-flat or micro-podium
with an addressable forecourt and
internalized parking. Consolidating
curb cuts, adding trees/lighting, and
pulling a clean streetwall to the
frontage would materially improve
walk comfort while stepping massing
and landscape at the rear to respect
adjacent residential. At the assumed
density, the site accommodates 12
homes (7 lower-income). Programs 2B
(Rezone) and 2R (Residential
Incentives) lift yield and economics; 4B
(Remove Constraints) tunes
setbacks/parking for compact
prototypes; where eligible, 3H (AB
2097) lets stalls match demand.
Comparable small-pad conversions—
Howard & Irene Levine Senior
Community (Los Angeles) and Whittier
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-112 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Park Place (Whittier)—show markettested feasibility at this scale. 401 013002145 N/A GOLDEN STAR
HOLDINGS LLC Specific Plan Commercial –Pedestrian 0.51 0.51 0 No No Yes Yes 30 35 14 8 1 5 Another vacant corridor parcel (~0.51
acres). A three-story walk-up or slim
podium can place doors to the street
and hide stalls to the interior, closing a
visible gap and calming turning
movements with a single shared
access. At the assumed density, the
site accommodates 14 homes (8 lowerincome). Programs 2B/2R and 4B support a clean entitlement path; 3H
can right-size parking near transit.
Precedents such as Whittier Park Place
(Whittier) and Nuevo Apartments
(Pomona) demonstrate small, visible
pads transitioning to efficient
multifamily while strengthening
corridor edges.
2 – North Riverside Avenue
112 012703201 N/A
BLESSED JOHN
XXIII CATHOLIC
COMMUNIT
Residential 6 R-1A 0.76 0.76 0 Yes No Yes Yes 2.96 39 23 13 1 9 A church-owned vacant parcel
embedded in a residential fabric—
strong adjacency to homes, and an
uncluttered site condition make this a
low-friction infill candidate. At 39
du/ac, the site accommodates 23
homes (13 lower-income). A threestory walk-up or compact podium with a neighborhood-facing forecourt and
rear step-downs can respect the
block’s scale while internalizing
parking. Residential entrances and a
porch/stoop rhythm would knit
seamlessly to the single-family edge,
improving passive surveillance and
sidewalk activity. Programs 2B (Rezone
to Provide Adequate Sites) and 2R
(Residential Incentives) bolster
feasibility; 4B (Remove Development
Constraints) can right-size legacy
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-113 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
standards; and SB 4 (faith-based
streamlining) further enhances
entitlement certainty when
affordability thresholds are met.
Transitions from institutional land or
empty pads to housing—Mission
Heritage Plaza (Riverside) and Whittier
Park Place/Catalina (Whittier)—mirror
the same reuse logic at neighborhood
edges.
113 012709101 1773 N
RIVERSIDE AVE
BETHANY
PRESBYTERIAN
CHURCH
Office A-P 4.63 1.16 0 No No No Yes 0 39 36 20 2 14
An active church campus with large
surface parking and unbuilt corners—
classic underutilization along a
commercial corridor with homes
behind. At 39 du/ac, the site
accommodates 36 homes (20 lowerincome). A wrapped or podium building with a thin, active edge on
Riverside and step-backs toward rear
yards can convert excess asphalt into
housing, trees, and lighting while
consolidating driveways for safer
pedestrian crossings. This adds a
resident base to support nearby
services and calms an auto-forward
frontage. Programs 2B/2R lift yield and
gap closing; 4B reduces friction on
height/open space/parking; SB 4
provides a ministerial path for
qualifying faith-based affordable
projects. Institutional-to-housing
precedents—Mission Heritage Plaza
(Riverside) and Depot at Santiago
(Santa Ana)—show comparable
delivery at this scale.
114 012708104 1786 N
RIVERSIDE AVE
SUMMER MELODY
LLC Office A-P 2.23 1.12 0 No No No Yes 0 39 34 19 2 13 An older office parcel with a shallow
building and expansive parking fields
on a commercial corridor. At 39 du/ac,
the site accommodates 34 homes (19
lower-income). A compact 3–4 story
stacked-flat or light podium prototype
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-114 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
that pulls a strong corner, internalizes
parking, and screens service can
transform an exposed lot into an
addressable residential edge. Adjacent
homes benefit from rear step-downs
and landscape buffers; nearby
commercial gains a reliable customer
base. Programs 2B/2R support
intensity and incentives; 4B cleans up
dimensional/parking standards; 3H (AB
2097) can right-size stalls if transitproximate. Corridor flips from lowcoverage commercial to housing—The Plaza at Sierra (Fontana) and The Mark
(Riverside)—demonstrate costefficient delivery using similar footprints.
115 012708103 1766 N
RIVERSIDE AVE
DAVMAC
PROPERTIES Office A-P 2.25 1.12 0 No No No Yes 0 39 35 19 2 14 Another aging office/low-intensity
commercial site with surplus asphalt
and limited reinvestment signals,
positioned between corridor retail and
nearby neighborhoods. At 39 du/ac,
the site accommodates 35 homes (19
lower-income). A liner-unit podium or
courtyard building can repair the
streetwall, consolidate access, and
introduce shade, seating, and lighting.
Rear step-downs and a planted setback
temper massing toward single-family.
Programs 2B and 2R improve
economics; 4B streamlines objective
design and parking; 3H may reduce
stall ratios, lowering podium cost.
Comparable corridor infill—Sierra
Fountains (Fontana) and Paloma at
MainPlace (Orange)—illustrates the
feasibility of repositioning shallow
office pads into multifamily with strong
absorption.
116 012705308 1876 N
RIVERSIDE AVE
JAA
DEVELOPMENT LP
Community
Commercial C-1 0.51 0.51 0 No No No Yes 0 39 16 9 1 6
A small restaurant pad with outsized
parking and little building coverage—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-115 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
highly convertible to compact housing
while preserving a calm edge to
adjacent uses. At 39 du/ac, the site
accommodates 16 homes (9 lowerincome). A three-story walk-up with tuck-under or podium parking and a
planted forecourt would trade drive
aisles for front doors and trees, adding
“eyes on the street” and evening
activity. Programs 2B/2R elevate yield
and help with fees or on-site
affordability; 4B resolves bulk/openspace ratios; 3H supports demandbased parking where eligible. Similar small-pad conversions—Howard &
Irene Levine Senior (Los Angeles) and
Whittier Park Place/Catalina
(Whittier)—illustrate proven pathways
from paved lots to attainable homes.
117 012704102 1833 N
RIVERSIDE AVE
FRANKOVICH,
PETER & JUDITH TR
06/23/
Community
Commercial C-1 0.77 0.39 0 No No No Yes 0 39 12 7 1 4
A marginal commercial parcel with a
modest structure and large,
underutilized parking area on Riverside
Avenue. At 39 du/ac, the site
accommodates 12 homes (7 lowerincome). A three-story stacked-flat or town-flat hybrid can infill the street
edge, create a small plaza node, and
consolidate curb cuts—improving
pedestrian comfort and tying into
nearby residential blocks. Internalized
parking and landscape buffers keep
operations compatible with neighbors.
Programs 2B/2R lift the land’s
residential value; 4B addresses
parking/objective standards; 3H can
further right-size stalls if within a
transit influence area. Comparable
bite-sized conversions—Sierra
Fountains (Fontana) and Mission
Heritage Plaza (Riverside)—validate
delivery at this scale.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-116 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
118 012704143 1817 N
RIVERSIDE AVE TANG, JULIE C Community Commercial C-1 0.97 0.48 0 No No No Yes 0 39 15 8 1 6 A slightly larger commercial lot with
documented turnover and persistent
underbuilding—strong indicators of
redevelopment readiness. At 39 du/ac,
the site accommodates 15 homes (8
lower-income). A small podium or
efficient courtyard plan with a
Riverside-facing lobby activates the
frontage, while step-backs and trees
soften edges toward adjacent
residences. Consolidated access and
upgraded lighting improve safety and
circulation. Programs 2B/2R bolster
feasibility; 4B streamlines
massing/open-space compliance; 3H
can moderate stalls if transit-eligible.
Similar mid-block reinventions—Depot
at Santiago (Santa Ana) and The Mark
(Riverside)—show consistent financing
and absorption at this unit count.
119 012705310 N/A DIGNITY HEALTH Community
Commercial C-1 4.90 4.90 0 No No Yes Yes 0 39 152 84 8 60 A large vacant holding proximate to
medical offices and residential—ample
depth for a lender-friendly, amenityrich program that supports the employment base. At 39 du/ac, the site
accommodates 152 homes (84 lowerincome). A two-building strategy with an internal paseo—primary frontage
building to define the corridor;
secondary courtyard building behind—
enables phased utilities and mitigates
massing at neighborhood edges. New
residents strengthen nearby medical
and retail, while a single consolidated
driveway reduces conflicts. Programs
2B/2R and 4B are pivotal for yield and
streamlined standards; 2H (SB 35
Streamlining) may apply if affordable
thresholds are met; 3H supports
parking calibration if within transit
criteria. Large-pad redevelopments—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-117 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Paloma at MainPlace (Orange) and
Mission Heritage Plaza (Riverside)—
demonstrate the viability of delivering
scale with strong placemaking.
402 026417135 N/A 15594 S & M LLC Residential 6 R-1A 1.02 1.02 0 Yes No Yes Yes 2.96 39 31 17 2 12 A larger vacant lot (~1.02 acres)
surrounded by single-family
neighborhoods—ideal for a courtyard
or L-shaped podium that faces the
corridor with an active edge and steps
down at the rear with setbacks, trees,
and privacy guards. At the assumed
density, the site accommodates 31
homes (17 lower-income). Programs
2B and 2R underwrite intensity and
pro-forma; 4B resolves dimensional
standards; 3H can reduce stall counts
where eligible. Comparable
neighborhood-edge transitions—Sierra
Fountains Apartments (Fontana) and
Whittier Park Place (Whittier)—
illustrate a gentle scale shift that knits
new housing into established blocks.
403 026417137 N/A Resendez Margaret
L
Residential 6 R-1A 2.40 2.40 0 Yes No Yes Yes 2.96 39 74 40 5 29 A 2.40-acre vacant tract with long
frontage and deep interior area—right
in the delivery sweet spot for a podium
or wrap with internal drives, mews
courts, and a planted perimeter to
buffer adjacent homes. A corner plaza
or mid-block paseo can stitch
pedestrian circulation and consolidate
multiple driveways into one controlled
access. At the assumed density, the
site accommodates 74 homes (40
lower-income). 2B/2R provide the
entitlement/economics framework; 4B
modernizes parking/open-space ratios;
2O/2P (Lot Consolidation) offers
optional assembly with neighbors for
phasing. Similar big-apron
conversions—The Mark (Riverside) and
Paloma at Main Place (Orange)—show
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-118 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
the same repositioning from asphalt to
multifamily with strong public-realm
gains.
404 026417144 N/A 15594 S & M LLC Residential 6 R-1A 0.33 0.33 0 Yes No Yes No 2.96 39 10 5 1 4 A compact vacant parcel (~0.33 acres)
framed by single-family—ideal for a
small, elevator-served walk-up with a
landscaped forecourt and a single
shared driveway to minimize conflicts.
At the assumed density, the site
accommodates 10 homes (5 lowerincome). 2B/2R and 4B enable yield and streamline small-lot standards; 3H
may allow reduced parking near
transit. Case studies—Howard & Irene
Levine (Los Angeles) and Whittier Park
Place (Whittier)—confirm a workable
prototype on sites of this size.
405 026417145 N/A 15594 S & M LLC Residential 6 R-1A 0.33 0.33 0 Yes No Yes No 2.96 39 10 5 1 4 Adjacent to ID-404, this ~0.33-acre
vacant pad can mirror a compact
stacked-flat plan, sharing access, trash,
and stormwater to increase net
buildable area and deliver a
continuous street tree canopy. At the
assumed density, the site
accommodates 10 homes (5 lowerincome). Programs 2O/2P (assembly) alongside 2B/2R and 4B are the key
enablers; 3H can further right-size
parking if criteria are met. Comparable
paired-pad infill—Whittier Park Place
(Whittier)—demonstrates economies
of repetition without sacrificing
frontage quality.
406 026417146 N/A 15594 S & M LLC Residential 6 R-1A 0.39 0.39 0 Yes No Yes No 2.96 39 12 6 1 5 A slightly deeper companion (~0.39
acres) that supports the same small-lot
playbook: three stories over parking
with a forecourt and consolidated
access shared with IDs 404–405 to
calm turning movements and unify the
sidewalk edge. At the assumed density,
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-119 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
the site accommodates 12 homes (6
lower-income). 2B/2R, 4B, and 2O/2P
keep the envelope efficient; 3H trims
stalls where transit proximity applies.
Parallels with Nuevo Apartments
(Pomona) and Whittier Park Place
(Whittier) reinforce feasibility.
407 012711387
1649 N
WILLOW AVE
RIALTO
Christian Church
(Disciples of Christ) Residential 6 R-1A 1.50 1.50 0 No No No Yes 2.96 39 47 26 3 18 A sizeable church-owned parcel (~1.50
buildable acres) on Willow that can
credibly carry a podium with two
internal drives, a green forecourt, and
a stepped rear massing to transition to
nearby homes. At the assumed
density, the site accommodates 47
homes (26 lower-income). The blockscale program supports lender-favored efficiency and on-site amenities. 2B/2R
provide the density/incentive
framework; 4B modernizes standards;
3H can right-size parking. Similar
neighborhood-edge multifamily—
Sierra Fountains (Fontana) and Mission
Heritage Plaza (Riverside)—show
successful delivery at this acreage with
strong streetscape upgrades.
408 026420124
1685 N
EUCALYPTUS
AVE RIALTO
More Cash for
Homes LLC Residential 6 R-1A 5.36 5.36 1 No No No Yes 2.96 39 166 91 9 66 A large, mostly vacant tract (~5.36
buildable acres) with an aging singlefamily home and long Eucalyptus frontage—ideal for a full block-plan:
wrapped or podium buildings, internal
courtyards, and a network of shaded
pedestrian mews. A single
consolidated access with corner
framing would replace multiple aprons,
improving safety and legibility. At the
assumed density, the site
accommodates 166 homes (91 lowerincome). Programs 2B/2R and 4B unlock intensity and efficient
standards; 2O/2P can phase subdistricts if needed. Corridor-scale 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-120 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
precedents—The Mark (Riverside) and
Paloma at Main Place (Orange)—
mirror the repositioning of large,
underutilized tracts to housing with
robust amenity and public-realm
packages.
3 – Gateway Specific Plan
120 025404113 N/A RIVERS & LANDS
CONSERVANCY
Business
Park R-1A 9.86 9.86 0 No No Yes Yes 0 35 276 152 14 110 Nearly 10 buildable acres of vacant
Business Park land present a clean
canvas for a master-planned,
residential neighborhood concept with
internal blocks, greenways, and a
legible primary drive. At 35 du/ac, the
site accommodates 276 homes (152
lower-income). The adjacency to
assisted living and light service uses
reduces conflicts and can anchor a
mixed-tenure program, while new
housing and streets/lighting would
convert a blank edge into an active,
walkable frontage. Programs 2B
(Rezone to Provide Adequate Sites)
and 2R (Residential Incentives) lift yield
and economics; 4B (Remove
Development Constraints) helps
calibrate open space/parking; and
2O/2P (Lot Consolidation) supports
optional assembly with neighboring
underutilized parcels. Corridor
conversions of large
commercial/parking tracts—such as
Mission Heritage Plaza (Riverside) and
The Plaza at Sierra (Fontana)—
illustrate how underbuilt nonresidential land can reposition into efficient multifamily while improving
the public realm.
121 025404111 N/A 2245 VALLEY LLC General
Commercial C-M 10.08 10.08 0 No No No No 0 35 282 155 14 113 A 10-acre C-M parcel dominated by
parking and open ground is primed for
a phased residential buildout framing a
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-121 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
new internal street grid and
neighborhood park nodes. At 35 du/ac,
the site accommodates 282 homes
(155 lower-income). Housing here
would stitch together currently
disjointed pads, adding sidewalks,
trees, and safer crossings along Valleyserving approaches. 2B/2R underpin the intensity and feasibility; 4B tackles
design/parking standards; 2O/2P keeps
assembly optional. Peer precedents—
Nuevo (Pomona) and Paloma at Main
Place (Orange)—show how large, autooriented lots transform into complete residential communities with strong
absorption.
4 – Central Area Specific Plan
124 013022226 N/A CITY OF RIALTO Downtown
Mixed-Use
Support
Facilities 1.22 1.22 0 No Yes No Yes 0 38 37 20 2 15
City-owned Downtown Mixed-Use land
with meaningful buildable area invites
a context-sensitive mid-rise infill that
completes the streetwall and activates
the block with ground-floor
lobby/amenity frontage. At 38 du/ac,
the site accommodates 37 homes (20
lower-income). Public ownership
streamlines disposition and can target
deeper affordability; infill improves
Downtown walkability and supports
small businesses. Programs 2B/2R and
4B expedite delivery; 2H (SB 35
Streamlining) can apply for eligible
affordable projects. Comparables like
Mission Heritage Plaza (Riverside) and
Whittier Park Place (Whittier)
demonstrate catalytic downtown
residential over former
civic/underutilized parcels.
125 013022216 260 S PALM
AVE
RIALTO MASONIC
TEMPLE ASSN
Downtown
Mixed-Use Urban Services 0.68 0.68 0 No No No Yes 0 38 20 11 1 8 A small parcel with outsized parking
presents a classic tear-down
opportunity for compact podium
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-122 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
housing that strengthens the Palm
Avenue frontage. At 38 du/ac, the site
accommodates 20 homes (11 lowerincome). New housing would calm driveways, add eyes-on-the-street, and
better connect to Downtown services.
2B/2R bolster intensity; 4B right-sizes
standards; 2H can streamline if an
affordability threshold is met. Similar
parking-field reclamations—The Plaza
at Sierra (Fontana) and Howard &
Irene Levine Senior Community (Los
Angeles)—show how modest parcels
can deliver impactful infill.
126 013022219 280 S PALM
AVE LANDEXCORP LLC Downtown Mixed-Use Urban Services 0.62 0.62 0 No No No Yes 0 38 18 10 1 7 Underutilized commercial with a large
lot can transition to a 3–4 story
stacked-flat building that completes
the block edge and moderates scale
toward nearby neighborhoods. At 38
du/ac, the site accommodates 18
homes (10 lower-income). Replacing
surplus parking with entries, stoops,
and street trees elevates pedestrian
comfort and complements adjacent
civic/commercial uses. Programs 2B,
2R, and 4B support entitlement
efficiency and feasibility. Infill case
studies including Whittier Park Place
(Whittier) and Mission Heritage Plaza
(Riverside) validate the same
downtown-edge repositioning.
128 013014116 106 N PALM
AVE
RIALTO ASSEMBLY
OF GOD
Residential
21 Support
Facilities 2.01 0.50 0 No No No Yes 0 38 15 8 1 6
An institutional parcel (church) with
limited improvement coverage can
host faith-friendly housing or a
mission-aligned partnership delivering
mixed-income apartments with shared
open space. At 38 du/ac, the site
accommodates 15 homes (8 lowerincome). Edges can step down to adjacent residential, while groundfloor community space invites 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-123 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
neighborhood use. Programs 2B, 2R,
and 4B improve feasibility; state
streamlining for faith-based housing
can further de-risk. Analog projects—
Mission Heritage Plaza (Riverside) and
small-scale church-lot redevelopments
in Los Angeles—show workable
templates.
129 013022227 N/A CITY OF RIALTO Downtown
Mixed-Use Urban Services 1.03 1.03 0 No Yes No Yes 0 38 31 17 2 12 City-controlled Downtown parcel with
large open area and minimal
encumbrances is well-suited to a
courtyard or C-shaped podium plan
with active frontage and an internal
amenity yard. At 38 du/ac, the site
accommodates 31 homes (17 lowerincome). Public control enables an RFP with affordability targets; infill reduces
curb cuts and strengthens Downtown’s
walking shed. 2B/2R provide zoning
and incentive support; 4B smooths
standards; 2H offers potential
ministerial processing. Downtown
conversions like Mission Heritage Plaza
(Riverside) demonstrate similar publicpartnered delivery. 130 013022223 N/A EAGLE HAWK LLC Downtown
Mixed-Use
Core
Commercial 0.12 0.12 0 Yes No No No 0 38 3 2 0 1
A very small core-commercial lot
functions as a gap site—ideal for a
micro-infill or SRO-style building with
efficient unit plans and shared
amenities. At 38 du/ac, the site
accommodates 3 homes (2 lowerincome). Even at micro-scale, replacing parking with active frontage mends the
streetwall and aids Downtown vitality.
Programs 2R (fee/processing relief)
and 4B (flexible standards) are pivotal;
pairing with adjacent parcels via 2O/2P
(Lot Consolidation) can unlock a larger
program. Micro-infill precedents in
Whittier and Los Angeles show
feasibility at this scale.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-124 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
131 013022220 N/A EAGLE HAWK LLC Downtown
Mixed-Use
Core
Commercial 0.30 0.30 0 No No Yes No 0 38 9 5 0 4
Corner parking at a prominent
Downtown node is a strong candidate
for a slender podium or mass-timbered
walk-up with a chamfered corner entry
and ground-level active use. At 38
du/ac, the site accommodates 9 homes
(5 lower-income). Housing here calms
turning movements, adds lighting, and
links the Post Office block to
surrounding retail. Programs 2B, 2R,
and 4B guide intensity and workable
standards; 2H can expedite approvals if
affordability is prioritized. Comparable
small-corner infill—Whittier Park Place
(Whittier)—demonstrates the streetrepair value of building on former parking nooks.
132 013022207 224 S PALM
AVE CARR, BRENDA L Downtown Mixed-Use
Core
Commercial 0.17 0.17 0 No No No No 0 38 5 3 0 2
A shallow Downtown lot with legacy
commercial and excess paving can
pivot to a compact stack-flat building
that keeps a fine-grained rhythm along
Palm. At 38 du/ac, the site
accommodates 5 homes (3 lowerincome). New stoops and a greener setback would buffer neighbors and
stitch the block together. 2B/2R enable
intensity; 4B addresses
setbacks/parking ratios to fit the
context. Recent small-parcel
multifamily in Whittier and Riverside
provide relevant analogs.
133 013022206 N/A EAGLE HAWK LLC Downtown
Mixed-Use
Core
Commercial 0.17 0.17 0 Yes No Yes No 0 38 5 3 0 2
Part of a larger parking field serving
civic/retail uses, this slice can support a
narrow-frontage apartment house with
shared bike/storage space and a rear
mews. At 38 du/ac, the site
accommodates 5 homes (3 lowerincome). Replacing stalls with residents increases passive surveillance and
vitality while preserving essential
access. Programs 2R and 4B are key to
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-125 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
calibrate parking reductions and design
flexibility; 2O/2P allows optional
coordination with adjoining slivers.
Case studies like Mission Heritage
Plaza (Riverside) show how civicadjacent infill can succeed. 134 013014110 236 W 1ST ST WU, KRISTOPHER
JAMES
Residential
21 Office Services 0.32 0.32 0 Yes No Yes No 0 38 9 5 0 4 A small R-21 parcel near church
parking is suited to a quiet,
neighborhood-scale walk-up with a
shared courtyard and stoops facing 1st
Street. At 38 du/ac, the site
accommodates 9 homes (5 lowerincome). The project would knit the residential fabric and add
lighting/landscaping where paving
dominates. Programs 2B, 2R, and 4B
streamline entitlement and tailor
standards to context. Analog low-scale
infill in Whittier and Riverside confirm
market deliverability at this size.
136 013028148 135 W RIALTO
AVE WALES, STEVE F Downtown Mixed-Use
Support
Facilities 0.59 0.59 0 No No No Yes 0 38 18 10 1 7
A shallow, older commercial pad with a
generous apron of asphalt and low site
coverage—classic Downtown corridor
underutilization that lends itself to
compact urban infill. At 38 du/ac, the
site accommodates 18 homes (10
lower-income). The 0.59-acre footprint
comfortably fits a 3–4 story stackedflat or small podium scheme with internalized parking and a street-facing
stoop/forecourt addressing Rialto Ave.
Adjacent offices and small commercial
storefronts mean new housing can
reinforce foot traffic and extend the
Downtown fabric; residential behind
the block eases the transition in height
and scale. Programs 2B (rezone to
provide adequate sites) and 2R
(residential incentives) unlock intensity
and economics; 4B (remove
constraints) smooths setbacks/open
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-126 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
space/parking; 3H (AB 2097) right-sizes
stalls if within a transit area; 2O/2P (lot
consolidation) add upside with
adjacent small pads. Comparable
repositionings of aging pads to midblock apartments—Mission Heritage Plaza (Riverside) and Whittier Park
Place (Whittier)—show the same
delivery logic in urban main-street
settings.
137 013028135 239 S ORANGE
AVE SILVA, JOHN O TR Downtown Mixed-Use Urban Services 0.29 0.29 0 No No Yes No 0 38 8 4 0 4 Presently a vacant parcel adjacent to
other vacant parcels—conditions that
typically precede infill redevelopment
as Downtown rents rise. At 38 du/ac,
the site accommodates 8 homes (4
lower-income). The 0.29 acres can
support a walk-up court or compact
podium, with alley or internalized
parking and new street trees/lighting
along S Orange. Proximity to existing
residential improves
compatibility/absorption, while
cleaning up a heavy auto use lifts the
block’s pedestrian comfort. 2B/2R
enable the housing yield; 4B addresses
design/parking standards; 2H (SB 35
streamlining) can apply where
eligibility is met; 2O/2P allow assembly
with neighbors. Precedents such as
The Plaza at Sierra (Fontana) and
Howard & Irene Levine Senior
Community (Los Angeles) demonstrate
transitions from low-productivity lots
to efficient multifamily near services.
138 013027104 241 S PALM
AVE SILVA, JOHN O TR Downtown Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 2 1 0 1 Tiny, underbuilt commercial pad
amidst several small and vacant lots—
ideal for micro-infill or consolidation.
At 38 du/ac, the site accommodates 2
homes (1 lower-income). On 0.08
acres, a duplex or 3-story stacked-flat
with tuck-under parking is realistic;
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-127 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
pairing with adjacent parcels via
Programs 2O/2P (Lot Consolidation)
could unlock a 0.24–0.32-acre
footprint for a more efficient, elevatorless podium or townhome court. New front doors and canopy trees along S
Palm would stitch a more continuous
downtown edge, supporting nearby
storefronts. 2B/2R (yield/incentives),
4B (standards), and 3H (AB 2097)
further improve feasibility. Similar
small-lot uptakes are seen at Whittier
Park Place (Whittier) and Nuevo
(Pomona).
139 013027125 N/A SILVA, JOHN O TR Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No Yes No 0 38 2 1 0 1 Vacant corner with informal vehicle
parking and a shed—highly
underutilized and visually prominent.
At 38 du/ac, the site accommodates 2
homes (1 lower-income). On an 0.08-
acre corner, a duplex or stacked microflat with a chamfered entry can anchor the intersection and calm turning
movements; pairing this corner with
one or two adjacent lots through
2O/2P materially improves yield and
financing scale. New units would close
a gap in the block face, add eyes on the
street, and soften a hard-edged auto
corner. 2B/2R/4B/3H supply zoning,
incentives, standards relief, and rightsized parking. Comparable smallcorner conversions include Mission Heritage Plaza (Riverside) and Howard
& Irene Levine Senior Community (Los
Angeles).
140 013027103 N/A SILVA, JOHN O TR Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 2 1 0 1 Small commercial pad with surplus
asphalt—maintenance and utilization
patterns that rarely justify long-term
hold in a strengthening center. At 38
du/ac, the site accommodates 2 homes
(1 lower-income). A two-to-three-story
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-128 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
walk-up with a forecourt addressing
the sidewalk is feasible; using 2O/2P to
merge with a neighbor yields a more
efficient parking/layout ratio. New
planting, lighting, and a consolidated
driveway reduce conflict points and
improve walkability on the block.
2B/2R/4B and 3H provide the
entitlement and parking framework;
2H can offer ministerial certainty if
qualifying. Parallel makeovers from
shallow pads to housing include The
Plaza at Sierra (Fontana) and Whittier
Park Place (Whittier).
141 013027126 N/A SILVA, JOHN O TR Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No Yes No 0 38 2 1 0 1 Another small, vacant corner lot—
excellent visibility and the ability to
“hold” the intersection with a modest,
high-quality infill building. At 38 du/ac,
the site accommodates 2 homes (1
lower-income). A duplex or stacked flat
with a corner entry brings front doors
and eyes to the block, replacing chainlink/blank edges. Adjacency to other small parcels invites 2O/2P
consolidation into a more financeable
quarter-block. 2B/2R deliver the base
yield; 4B allows tailored standards; 3H
trims parking near transit. The corneranchoring feel mirrors Mission Heritage Plaza (Riverside) and small-lot
prototypes near Nuevo (Pomona).
142 013027102 N/A SILVA, JOHN O TR Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 2 1 0 1 Underbuilt, auto-oriented sliver that
reads as leftover asphalt—a prime
“capillaries not arteries” infill move in
Downtown. At 38 du/ac, the site
accommodates 2 homes (1 lowerincome). A narrow stacked-flat or mews-house typology can thread the
lot, while 2O/2P—coordinated with
neighbors—yields a more conventional
mid-block scheme. This fills in a visual
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-129 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
gap, reduces driveway clutter, and
adds consistent lighting/landscaping.
2B/2R/4B set the table; 3H aligns
parking with transit. Small-format
analogs include Whittier Park Place
(Whittier) and Howard & Irene Levine
Senior Community (Los Angeles).
143 013027127 N/A SILVA, JOHN O TR Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 2 1 0 1 A micro infill parcel (~0.08 buildable
acres) functioning today as a shallow,
auto-oriented sliver—exactly the
geometry that rewards a tiny, highefficiency prototype. A duplex-over-flat or tri-plex/stacked-flat can replace
exposed paving with doors, stoops,
and shade trees while using a single
consolidated driveway to calm turning
movements. At the assumed density,
the site accommodates 2 homes (1
lower-income). The surrounding block
mix—neighborhood housing with
scattered service uses—supports a
gentle massing step-down and steady
absorption; curb consolidation and a
small forecourt would materially
improve walk comfort and perceived
safety. Feasibility is reinforced by
Program 2B (Rezone to Provide
Adequate Sites) and Program 2R
(Residential Incentives), with Program
4B (Remove Development Constraints)
tailoring setbacks, frontage, and openspace standards to microlot realities; where eligible, Program 3H (AB 2097
Parking Near Transit) right-sizes stalls.
Comparable small-pad conversions—
Howard & Irene Levine Senior
Community (Los Angeles) and Whittier
Park Place (Whittier)—show how tiny
remnants can deliver missing-middle
housing while upgrading block edges.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-130 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
144 013027101 N/A SILVA, JOHN O TR Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 2 1 0 1 Another ~0.08-acre corridor remnant
with shallow frontage and outsized
apron, ideal for a compact 2–3 unit
plan that pulls a clean street edge and
screens parking at the rear. At the
assumed density, the site
accommodates 2 homes (1 lowerincome). The adjacency pattern (residential behind; light commercial
nearby) favors a low-impact transition
with stoops, trees, and lighting that
stitch a gap in the sidewalk network.
Programs 2B/2R establish feasible yield
and incentives; 4B cures small-lot
friction points; 3H can reduce parking
where transit-proximate. The playbook
mirrors Whittier Park Place (Whittier)
and Nuevo Apartments (Pomona),
where small, visible pads were recast
into efficient multifamily that
strengthens corridor continuity.
145 013028136 249 S ORANGE
AVE
SILVA FAMILY
TRUST 6/23/94
Downtown
Mixed-Use Urban Services 0.19 0.19 0 No No No No 0 38 5 3 0 2 A narrow Orange Avenue frontage
(~0.19 buildable acres) with high
pavement ratios and minimal
structural value—well-suited to a
forecourt-style walk-up with stoops to
Orange and a quiet rear mews. A single
shared access point replaces scattered
aprons, adds canopy trees/lighting,
and yields a more comfortable
residential edge. At the assumed
density, the site accommodates 5
homes (3 lower-income). Nearby
homes and neighborhood services
support absorption and a gentle scale
transition. Program 2B (rezoning) and
2R (incentives) underwrite feasibility;
4B modernizes setbacks/open
space/parking for small prototypes; 3H
may right-size stalls. Comparable
small-frontage transformations—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-131 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Howard & Irene Levine (Los Angeles)
and Whittier Park Place (Whittier)—
illustrate market-tested delivery at this
size with tangible streetscape benefits.
146 013027122 230 S ORANGE
AVE SALAZAR, RONNIE Downtown Mixed-Use Urban Services 0.24 0.24 0 No No No No 0 38 6 3 0 3 A slightly deeper companion along
Orange (~0.24 buildable acres) that can
carry a 3-story stacked-flat or micropodium with an addressable entry, a small corner or mid-block plaza, and
parking internalized to reduce
conflicts. At the assumed density, the
site accommodates 6 homes (3 lowerincome). The plan steps massing and layering of landscape toward adjacent
homes to soften the interface, while
frontage improvements shorten
crossing distances and calm speeds.
Programs 2B/2R support intensity and
pro-forma; 4B trims small-lot
design/parking friction; 3H can reduce
required stalls where transit criteria
apply. Paired pad infill like Whittier
Park Place (Whittier) and corridor
right-sizing such as Nuevo Apartments
(Pomona) show economies of
repetition without sacrificing frontage
quality.
147 013027123 234 S ORANGE
AVE
REDEVELOPMENT
AGENCY OF CITY
OF RIAL
Downtown
Mixed-Use Urban Services 0.16 0.16 0 No No Yes No 0 38 4 2 0 2 A compact Orange Avenue vacant lot
(~0.16 buildable acres)—ideal for a
duplex-over-flat or tri-plex with a
landscaped forecourt and one
consolidated driveway. At the assumed
density, the site accommodates 4
homes (2 lower-income). The
adjacency of established homes behind
and small shops within walking
distance supports a quiet residential
edge with improved lighting/trees and
fewer curb cuts. Program 2B and 2R
enable yield and concessions; 4B
tailors dimensional standards to small
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-132 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
infill; 3H can right-size parking.
Comparable small-pad transitions—
Howard & Irene Levine (Los Angeles)
and Whittier Park Place (Whittier)—
validate deliverability and corridor
repair at this scale.
149 013027105 237 S PALM
AVE
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use Urban Services 0.16 0.16 0 No No No No 0 38 4 2 0 2 A shallow parcel on Palm (~0.16
buildable acres) with auto-oriented
geometry and limited structural
coverage—well-matched to a 3-unit
walk-up or duplex-over-flat with a
modest forecourt. At the assumed
density, the site accommodates 4
homes (2 lower-income). Consolidating
driveway access, adding canopy trees,
and pulling a finished streetwall would
elevate pedestrian comfort and knit
the frontage to nearby homes and
services. Programs 2B/2R establish the
yield and incentives; 4B modernizes
small-lot standards; 3H trims stalls
near transit. The move parallels
Whittier Park Place (Whittier) and
Howard & Irene Levine (Los Angeles),
where small pads were converted to
context-sensitive multifamily with
measurable corridor upgrades.
152 013027112 215 S PALM
AVE LAMB, WILLIAM A Downtown Mixed-Use Urban Services 0.21 0.21 0 Yes No No No 0 38 6 3 0 3 A slightly larger Palm Avenue lot (~0.21
buildable acres) with low site coverage
and wide apron—appropriate for a 3-
story stacked-flat with an addressable
entry, stoops, and internalized parking.
At the assumed density, the site
accommodates 6 homes (3 lowerincome). The residential fabric to the rear supports a gentle step-down in
height and a planted buffer along lot
lines, while the new frontage replaces
fragmented curb cuts with a
continuous sidewalk and shade
canopy. Program 2B (rezoning) and 2R
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-133 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
(incentives) are the core enablers; 4B
resolves small-lot dimensional/parking
issues; 3H can right-size parking where
eligible. Comparable neighborhoodedge infill—Whittier Park Place (Whittier) and Nuevo Apartments
(Pomona)—demonstrates the same
scale and delivery logic.
153 013027120 220 S ORANGE
AVE
JOHANNINGSMEIE
R, MABEL LV TR
Downtown
Mixed-Use Urban Services 0.16 0.16 0 No No Yes No 0 38 4 2 0 2 Clean, vacant infill along S Orange with
direct adjacency to residential—strong
land-use compatibility from day one.
At 38 du/ac, the site accommodates 4
homes (2 lower-income). On 0.16
acres, a three-story walk-up with
shared rear parking and a small stoop
rhythm improves the block face and
supports neighborhood-serving
businesses within a short walk. 2B/2R
support intensity; 4B moderates
design/parking standards; 2O/2P can
pair this lot with the next for delivery
scale; 3H may trim parking.
Comparable Downtown infill on small
lots—Whittier Park Place (Whittier)
and Mission Heritage Plaza
(Riverside)—validate the approach.
154 013027106 231 S PALM
AVE JIMENEZ, JOSE Downtown Mixed-Use Urban Services 0.16 0.16 0 No No Yes No 0 38 4 2 0 2 Vacant property mid-block with
straightforward access—minimal
demo, maximal site planning flexibility.
At 38 du/ac, the site accommodates 4
homes (2 lower-income). A compact Ucourt or side-loaded walk-up fits on
0.16 acres; adding trees and reducing
curb cuts calms S Palm and improves
the walking environment to nearby
services. 2B/2R/4B deliver yield and
standards relief, 2O/2P encourage
pairing with adjacent vacancies for
better pro formas, and 3H can
downshift parking. Analogous microblock insertions include Nuevo 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-134 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
(Pomona) and The Plaza at Sierra
(Fontana).
155 013028104 225 S ORANGE
AVE FLORES, JOE Z TR Downtown Mixed-Use Urban Services 0.16 0.16 0 No No Yes No 0 38 4 2 0 2 Vacant lot with equipment/vehicles—
an interim use typical before
redevelopment. At 38 du/ac, the site
accommodates 4 homes (2 lowerincome). A three-story stacked-flat with four-pack parking can resolve the
corner-to-mid-block transition;
consolidation via 2O/2P improves
construction and financing efficiency.
Residential to the south frames a
gentle edge condition; new units knit a
more continuous block, boosting
safety/activation. 2B/2R/4B/3H further
support feasibility. Compare to Mission
Heritage Plaza (Riverside) and Whittier
Park Place (Whittier) for similar
transitions from low-productivity use
to housing.
157 013028139 233 S ORANGE
AVE
FELTS REVOCABLE
FAMILY TRUST
3/27/18
Downtown
Mixed-Use Urban Services 0.16 0.16 0 No No No No 0 38 4 2 0 2 Older commercial with surplus parking
(≈66% improvement rate) indicates
value is in the land, not the buildings.
At 38 du/ac, the site accommodates 4
homes (2 lower-income). The 0.16-acre
pad supports a small podium or walkup; shifting curb cuts and adding street trees upgrades the pedestrian realm
and sets a better adjacency with
nearby homes. 2B and 2R enable
intensity/incentives; 4B tailors
standards; 2H may streamline if
eligible; 3H moderates stalls. This is the
same repositioning logic that produced
The Plaza at Sierra (Fontana) and
Mission Heritage Plaza (Riverside).
158 013027118 214 S ORANGE
AVE
FELTS REVOCABLE
FAMILY TRUST
3/27/18
Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 1 1 0 0 Small residential lot with excess paved
area—an incremental intensification
candidate. At 38 du/ac, the site
accommodates 1 home (1 lower-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-135 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
income). A duplex ADU-style or
stacked-flat addition can be executed
with minimal disruption; pairing
through 2O/2P with neighbors unlocks
a better parking/yield ratio. Added
shade, lighting, and frontage
improvements elevate the southOrange micro-district. 2B/2R/4B and 3H keep costs/yield aligned.
Precedents for small-lot housing
insertions include Whittier Park Place
(Whittier) and Nuevo (Pomona).
159 013028103 N/A
FELTS REVOCABLE
FAMILY TR
03/27/18
Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 2 1 0 1 Storage/yard use with wide apron and
low improvement value—classic “next
user is housing.” At 38 du/ac, the site
accommodates 2 homes (1 lowerincome). On 0.08 acres, a duplex or stacked-flat is viable; 2O/2P can join it
with flanking lots to reach a 0.24–0.32-
acre footprint for a more efficient
scheme. Converting yard fencing to
stoops/porches materially betters the
walk along the block. 2B/2R/4B + 3H
bolster feasibility. Reference Mission
Heritage Plaza (Riverside) and Whittier
Park Place (Whittier) for analogous lottype shifts.
160 013028102 N/A
FELTS REVOCABLE
FAMILY TR
03/27/18
Downtown
Mixed-Use Urban Services 0.08 0.08 0 No No No No 0 38 1 1 0 0 Small residential lot with significant
paved area—immediate infill potential
with minimal demo. At 38 du/ac, the
site accommodates 1 home (1 lowerincome). An additional unit over parking or a compact duplex stabilizes
the block edge; 2O/2P with the
neighbor can deliver a stronger pro
forma and unified site plan.
2B/2R/4B/3H provide the
entitlement/parking toolkit. Similar
micro-infill fabric appears around
Nuevo (Pomona) and Whittier Park
Place (Whittier).
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-136 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
161 013027124 238 S ORANGE
AVE
CITY OF RIALTO
REDEVELOPMENT
AGENCY
Downtown
Mixed-Use Urban Services 0.16 0.16 0 No Yes No No 0 38 4 2 0 2 Light industrial/junk-yard style use
mid-block, adjacent to homes—strong
candidate for cleanup and housing. At
38 du/ac, the site accommodates 4
homes (2 lower-income). A three-story
walk-up with rear parking replaces
fencing and vehicle storage with active
front doors, lighting, and trees—raising
the whole block’s condition. 2B/2R
support the program; 4B allows
tailored open-space/parking; 2H can
expedite if eligible; 2O/2P provide
assembly options. Comparable blocks
have transitioned similarly at Mission
Heritage Plaza (Riverside) and The
Plaza at Sierra (Fontana).
162 013025101 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.07 0.07 0 No No Yes No 0 38 2 1 0 1
Portion of a small Downtown
park/open area currently functioning
below its long-term potential; edge-ofpark pads can sensitively accommodate housing while
preserving public space. At 38 du/ac,
the site accommodates 2 homes (1
lower-income). A modest duplex with a
forecourt and shared green can frame
the park edge and add passive
surveillance. 2B/2R establish yield; 4B
helps right-size frontage/landscape
standards; 3H may reduce parking.
Park-edge housing is a common urban
move, echoed by infill near Mission
Heritage Plaza (Riverside).
163 013025102 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.07 0.07 0 No No Yes No 0 38 2 1 0 1
Another sliver of the Central Area
small-park block—small but
serviceable for incremental capacity or,
preferably, combined via 2O/2P. At 38
du/ac, the site accommodates 2 homes
(1 lower-income). A tight, stoop-front
duplex aligns with the park and
upgrades the pedestrian edge.
2B/2R/4B/3H as above. Analogous
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-137 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
small-edge insertions appear in the
Whittier Park Place (Whittier) area.
164 013025103 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.07 0.07 0 No No Yes No 0 38 2 1 0 1
Final piece of the park-edge trio—
completing the opportunity to form a
cohesive frontage. At 38 du/ac, the site
accommodates 2 homes (1 lowerincome). Delivery logic mirrors 162/163: a small duplex or stacked-flat
with shared green frontage, unified
lighting, and consolidated driveway
access. 2B/2R/4B and 3H support
feasibility; 2O/2P are recommended to
implement a single, coordinated edge.
Downtown-edge analogs include
Mission Heritage Plaza (Riverside).
165 013025104 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.07 0.07 0 No No Yes No 0 38 2 1 0 1
A sliver infill parcel within the Central
Area—currently part of a small
park/open-space assemblage—
behaves like an edge condition where
underused civic frontage can be knit
back into the downtown fabric. At 38
du/ac, the site accommodates 2 homes
(1 lower-income). Given its micro-scale
(≈0.07 ac), a 2–3 story walk-up or
micro-court format with stoops to the
street and limited on-site stalls (or
shared district parking) is the most
efficient path to delivery. Programs 2B
(Rezone to Provide Adequate Sites)
and 2R (Residential Incentives) align by
allowing 100% residential in the
Downtown Mixed-Use designation and
prioritizing yield; 4B (Remove
Development Constraints) addresses
setbacks/open space and frontage
standards typical of tiny lots; 3H (AB
2097 Parking Near Transit) can rightsize parking in proximity to Metrolink and bus service. Central Area policies
explicitly target ~38 du/ac via an
overlay and emphasize by-right
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-138 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
entitlement where affordability
thresholds are met, improving
financing certainty. The site’s
adjacency to civic uses, green space,
and the Metrolink Station supports
car-light living and boosts walkability.
Comparable small-parcel
reinventions—Howard & Irene Levine
Senior Community (Los Angeles) and
Whittier Park Place (Whittier)—show
how thin, formerly auto-or civicadjacent pads can be reprogrammed into housing with modest parking,
relying on public-realm upgrades and
incentives.
166 013025105 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.07 0.07 0 No No Yes No 0 38 2 1 0 1
A companion to ID-165, this 0.07-acre
City/RDA parcel sits within a run of
shallow civic-frontage tracts used as
small park/open space. At 38 du/ac,
the site accommodates 2 homes (1
lower-income). As with ID-165, a
compact three-pack of flats or a
duplex-over-flat prototype can
maximize frontage activation while
internalizing or sharing parking.
Programs 2B/2R secure yield and
economics; 4B can tune microlot
development standards; 3H reduces
stall ratios near transit. The Central
Area rezone/overlay strategy (assumed
~38 du/ac) further streamlines delivery
and introduces by-right where
applicable, mitigating entitlement risk.
The parcel ties directly into a walkable
network of civic spaces, downtown
services, and the Metrolink, supporting
low-VMT housing. Comparable
outcomes in Whittier Park Place and
Catalina Luxury Apartments (Whittier)
demonstrate how small auto-adjacent
or civic-adjacent remnants can be
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-139 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
intensively reused with modest
structured or shared parking to deliver
missing-middle units.
167 013025106 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.14 0.14 0 Yes No Yes No 0 38 4 2 0 2
Slightly larger at ~0.14 acres, this
Central Area pad provides enough
depth for a small courtyard or Tshaped walk-up with a forecourt edge to the street. At 38 du/ac, the site
accommodates 4 homes (2 lowerincome). Assembly with adjacent civicfrontage slivers (where feasible) can yield a more efficient building footprint
and a single consolidated curb cut—
improving safety and street tree
continuity. Programs 2O/2P (Lot
Consolidation), alongside 2B/2R and
4B, are the right toolset to realize a
combined concept while maintaining
by-right eligibility for lower-income
set-asides; 3H enables reduced parking
near transit. Central Area policy
explicitly anticipates this kind of infill at
~38 du/ac. Its adjacency to the Civic
Center, businesses, and Metrolink
amplifies feasibility and supports
demand for small units. Analogous
small-block transitions—Howard &
Irene Levine Senior Community (Los
Angeles) and Whittier Park Place
(Whittier)—illustrate the viability of
compact, amenity-light prototypes that
lean on public-realm assets.
168 013025135 RIVERSIDE
REAR AVE
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use Urban Services 0.11 0.11 0 No No Yes No 0 38 3 2 0 1 A rear-fronting vacant lot tucked off
Riverside Avenue functions as a
service-lane/parking remnant—prime
territory for a mews-style infill building
that cleans up back-of-house edges. At
38 du/ac, the site accommodates 3
homes (2 lower-income). A two-tothree-story stacked-flat with an internalized mews and limited tuck-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-140 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
under stalls can buffer neighboring
uses and convert asphalt into front
doors and stoops. Programs 2B/2R
support residential primacy in
Downtown Mixed-Use; 4B resolves
older standards (setbacks, bin/storage
placement); 3H can right-size parking
given Downtown transit access. The
Central Area overlay—with assumed
38 du/ac and by-right pathways—
improves lender confidence for small
infill. Civic, retail, and rail proximity
encourages walk trips and activates an
otherwise underused rear corridor.
Comparable examples—Whittier Park
Place and Catalina (Whittier)—show
how rear/auto-oriented pads convert
to human-scale multifamily with
modest amenity packages.
169 013025136 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.07 0.07 0 No No Yes No 0 38 2 1 0 1
Another micro-parcel embedded in the
Downtown park block; incremental
redevelopment can pair civic open
space with new eyes-on-the-street
housing. At 38 du/ac, the site
accommodates 2 homes (1 lowerincome). The logical prototype is a duplex-over-flat with a small,
defensible forecourt and a single
shared driveway; consolidated
trash/enclosure can be handled offalley. Programs 2B/2R and 4B reduce friction on tiny sites; 3H helps minimize
parking where transit and shared
public lots exist nearby. Central Area
policies (overlay to ~38 du/ac; by-right
with affordability) reduce entitlement
risk. Its adjacency to the Civic Center,
commercial services, and station area
reinforces the demand for compact
units. Analogous front-to-park
transitions appear in Howard & Irene
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-141 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Levine (Los Angeles) and The Mark
Apartments (Riverside), where
underutilized areas made way for
multifamily.
170 013025142 N/A
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use Urban Services 0.24 0.24 0 Yes No Yes No 0 38 7 4 0 3 The largest of this downtown microcluster (~0.24 ac), this parcel can support a more legible corner or midblock presence with a small internal court, bicycle storage, and a single
consolidated access point. At 38 du/ac,
the site accommodates 7 homes (4
lower-income). Program 2B
(rezone/overlay) and 2R (incentives)
combine to make a 3-story stacked-flat
or liner building feasible; 4B cleans up
microlot standards; 3H supports low
parking ratios near transit. Central
Area strategy explicitly plans for ~38
du/ac and by-right approvals when
affordability thresholds are met.
Walkable adjacency to downtown
services, civic amenities, and the
Metrolink sustains absorption at small
unit counts. Similar small-block
projects—Whittier Park Place
(Whittier) and The Mark (Riverside)—
show how modest footprints can
deliver quality infill with limited
parking and strong frontage design.
173 013023102 141 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes No No 0 38 3 2 0 1 A City-owned parcel currently
supporting two small commercial
structures with excess paving—classic
low-coverage downtown land where
residential can out-perform marginal
retail. At 38 du/ac, the site
accommodates 3 homes (2 lowerincome). A 2–3 story liner building or stacked flats can replace surface stalls
with front doors, while alley-loaded
service keeps façades active on Palm.
The City’s notes flag nearby vacant lots
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-142 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
and lot-consolidation potential—a
natural fit for Programs 2O/2P (Lot
Consolidation). Pair with 2B/2R for
yield and 4B to right-size standards; 3H
enables parking reductions near
transit. The Central Area framework
supports ~38 du/ac, with by-right
entitlement when affordability criteria
are met—ideal for City-led
partnerships or RFPs. Proximity to the
Civic Center, retail, and Metrolink
keeps trips local and supports lowerVMT patterns. Comparable repositionings—Howard & Irene Levine
(Los Angeles), Whittier Park Place
(Whittier)—demonstrate the same
“paving to porches” transition on small
downtown pads.
174 013023103 137 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes No No 0 38 4 2 0 2 Twin to ID-173, this City-owned
downtown parcel carries OfficeServices history but functions today as underbuilt, auto-oriented frontage. At
38 du/ac, the site accommodates 4
homes (2 lower-income). A small
podium or walk-up with a forecourt
can stitch Palm Avenue’s streetwall,
swap driveways for trees/lighting, and
share access/enclosures with ID-173 if
pursued together under 2O/2P.
Programs 2B/2R unlock 100%
residential and incentives; 4B
streamlines microlot standards; 3H
tailors parking to the Central Area’s
transit-rich context. The City’s Central
Area strategy (assumed ~38 du/ac,
with by-right pathways for affordable
projects) improves lender comfort on
small, City-controlled infill. Nearness to
the Civic Center, shops, and the
Metrolink station supports a walkable
tenant profile and reinforces
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-143 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
downtown reinvestment. Case studies
like Catalina (Whittier) and Howard &
Irene Levine (Los Angeles) show the
same small-parcel playbook—replace
surplus asphalt with compact
multifamily and front-door activity.
175 013023106 127 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.24 0.24 0 Yes Yes No No 0 38 6 3 0 3 A mid-block parcel with legacy singlestructure use and a broad apron of unprogrammed surface area—exactly
the kind of underbuilt condition
downtown overlays are meant to
recalibrate. At 38 du/ac, the site
accommodates 6 homes (3 lowerincome). The lot’s 0.24-acre scale supports a clean three-story stackedflat or compact podium with a forecourt onto Palm and on-site tuckunder or podium stalls behind an active residential edge. Adjacencies are
inherently supportive: City uses and
small offices frame a walkable context;
nearby vacancies north/south of the
block introduce optional assembly
paths to optimize massing, drive aisles,
and utility runs. The result is a calmer
streetwall, fewer curb cuts, and more
“eyes on the street,” improving the
pedestrian experience between civic
assets and emerging food/retail on the
corridor. Feasibility is reinforced by
Program 2B (Rezone to Provide
Adequate Sites) and Program 2U (Site
Assembly) to enable multi-parcel
planning; Program 4A (Density Bonus)
can boost yield with affordability,
while Program 3H (AB 2097 Parking
Near Transit) and Program 4B (Remove
Development Constraints) right-size
parking and standards for small infill.
176 013023109 115 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes Yes No 0 38 4 2 0 2 A vacant pad in a sequence of similarly
idle lots gives this block unusual
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-144 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
flexibility: multiple loading/parking
options and a shot at internalized
circulation if paired with a neighbor. At
38 du/ac, the site accommodates 4
homes (2 lower-income). The 0.16
acres pencil for three stories with
stoops or small podium, allowing units
to face Palm while parking is screened.
Adjoining vacancies and low-intensity
office uses minimize conflicts during
construction and make shared drive or
trash/service zones feasible, shrinking
curb cuts and stitching the sidewalk.
Programs 2B and 2U backstop
entitlement and assembly; 3H limits
minimums for parking (given proximity
to transit), and 4B addresses any
residual dimensional frictions typical of
tight downtown lots.
177 013023110 109 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes Yes No 0 38 4 2 0 2 Another clean, vacant infill rectangle
that benefits from being mid-string in a
cluster of similar parcels—ideal for a
small stacked-flat walk-up with 1:1 or
better parking behind a landscaped
edge. At 38 du/ac, the site
accommodates 4 homes (2 lowerincome). Adjacent low-scale office/service and empty pads smooth
the path for temporary construction
staging and a shared utility strategy;
the finished condition closes a visible
gap on Palm, calming traffic and
improving nighttime lighting and
passive surveillance. Programs 2B/2U
facilitate assembly and yield; 4A
enables bonus incentives; 3H and 4B
allow right-sized parking and
streamlined, objective-standards
processing.
178 013023111 105 N PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes Yes No 0 38 4 2 0 2 North-of-rail Palm frontage with a
vacant, regular-shaped lot—excellent
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-145 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
for a simple three-over-one or walk-up
typology with stoops addressing the
sidewalk. At 38 du/ac, the site
accommodates 4 homes (2 lowerincome). With other vacancies nearby, a short shared-drive easement can
unify trash/loading and consolidate
curb cuts, elevating the corridor’s
pedestrian comfort while retaining
adequate emergency access. Coupled
with small offices and civic uses within
walking distance, the site’s residential
intensity supports lunch-hour foot
traffic and after-hours safety.
Programs 2B and 2U support multi-lot
layouts; 4A improves feasibility via
concessions; 3H reduces or eliminates
minimum parking near transit; 4B
sweeps up any remaining design/code
frictions.
179 013023112 103 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes Yes No 0 38 4 2 0 2 A companion vacant pad that rounds
out the Palm string—collectively, these
infill sites can operate as one
construction program or phased microblocks. At 38 du/ac, the site accommodates 4 homes (2 lowerincome). The 0.16-acre footprint supports a simple double-loaded bar
with screened parking and a small
forecourt, further repairing the block
edge. The immediate context—
vacancies, small offices, and civic
destinations—means low displacement
risk and high land-use synergy: new
residents add customers, foot traffic,
and “eyes on the street” that can help
stabilize corner retail and improve
safety. Programs 2B/2U + 4A + 3H + 4B
apply as above.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-146 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
180 013023120 126 S ORANGE
AVE
VERA, JOHNNY
MANUEL
Downtown
Mixed-Use
Increased
Density
Residential
0.24 0.24 0 No No No No 38.4 38 6 3 0 3
A shallow parcel with an older singleunit improvement and significant unprogrammed yard/parking area—
precision-fit for a small-lot replat or a
compact stacked-flat prototype that
brings doors to Orange Ave and hides
stalls behind a green edge. At 38
du/ac, the site accommodates 6 homes
(3 lower-income). Adjoining residential
and vacant pads allow shared service
areas and a continuous sidewalk
experience; delivering a clean
streetwall here improves pedestrian
continuity between Palm and Orange
anchors. Development economics are
aided by Program 2B (rezone
standards) and 2U (assembly), with 4A
(Density Bonus) and 3H (AB 2097)
pairing to maximize yield on a small
envelope; 4B (Remove Constraints)
addresses setbacks, height transitions,
and parking ratios common to tight
downtown lots.
181 013023121 132 S ORANGE
AVE
WILLIAMSON
FAMILY
REVOCABLE LIV TR
Downtown
Mixed-Use
Increased
Density
Residential
0.08 0.08 0 No No Yes No 38.4 38 2 1 0 1
A vacant 0.08-acre infill sliver that
excels as part of an assembly but can
stand on its own with a crisp two- or
three-story walk-up (micro-units or
studios over flats). At 38 du/ac, the site
accommodates 2 homes (1 lowerincome). Residential to one side and vacant pads to the other reduce edge
conflicts; a single consolidated
driveway shared with a neighbor
quiets turning movements and widens
the planting strip. Program 2U
encourages multi-lot coordination; 2B
hard-codes mixed-use residential
priority; 3H minimizes parking burdens
for small projects near transit; 4A and
4B provide incentives and streamline
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-147 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
standards to overcome small-parcel
economics.
182 013023122 140 S ORANGE
AVE CITY OF RIALTO Downtown Mixed-Use
Increased
Density
Residential
0.16 0.16 0 No Yes Yes No 38.4 38 4 2 0 2
Regular-shaped vacant lot with
immediate adjacency to other empty
pads—prime for a paired entry court
or side-loaded parking scheme that
keeps the Orange frontage active. At
38 du/ac, the site accommodates 4
homes (2 lower-income). Adjacent
uses (vacant/residential) ease
construction logistics and long-term
compatibility; infill here plugs a visual
gap and strengthens lighting and
wayfinding between Palm and Orange
addresses. 2B + 2U establish the
regulatory runway for assembly and
yield; 4A and 3H improve feasibility on
a small lot; 4B resolves dimensional
friction.
183 013023123 144 S ORANGE
AVE
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Increased
Density
Residential
0.16 0.16 0 Yes No Yes No 38.4 38 4 2 0 2
A corner vacancy that can carry
enhanced architectural treatment
(wrap a corner, add extra glazing, or a
live/work entry) and a small mews or
paseo connecting to the side street. At
38 du/ac, the site accommodates 4
homes (2 lower-income). Corner
prominence plus neighboring
vacancies unlock a flexible circulation
diagram (shared drive, screened trash)
and a safer, brighter pedestrian corner.
Entitlement support is provided by 2B
(rezoning to mixed-use residential
emphasis) and 2U (assembly); 4A and
3H elevate feasibility on compact pads;
4B moderates objective standards
where needed.
184 013023124 146 S ORANGE
AVE
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Increased
Density
Residential
0.12 0.12 0 No No Yes No 38.4 38 3 2 0 1
Small, vacant infill that’s ideal for 2–3
stories of housing with a modest
shared court, tying into the block’s
emerging residential rhythm. At 38
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-148 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
du/ac, the site accommodates 3 homes
(2 lower-income). The adjacency to
other vacancies encourages a
combined fire-turning path and
consolidated utilities, trimming costs
and curb clutter. Programs 2B + 2U
establish the assembly/rezoning
framework; 4A (bonus) and 3H (AB
2097) help the parking equation pencil;
4B (constraints removal) keeps the
review objective and efficient.
185 013023125 123 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.20 0.20 0 Yes Yes Yes No 0 38 6 3 0 3 A larger vacant pad (0.20 acres) midcorridor that can carry a four-story stacked-flat with a small podium or
efficient surface-court, shielding stalls
from view and cleaning up an overly
porous curb. At 38 du/ac, the site
accommodates 6 homes (3 lowerincome). Abutting vacancies and compatible office/civic uses allow
phased delivery, common service
areas, and a consistent sidewalk
canopy, which in turn underwrites
safer crossings and more stable retail
to the north. Programs 2B and 2U set
the policy foundation; 4A, 3H, and 4B
complete the feasibility stack.
186 013023126 PALM AVE CITY OF RIALTO Downtown
Mixed-Use Office Services 0.20 0.20 0 Yes Yes Yes No 0 38 6 3 0 3 A 0.20-acre vacant site on Palm that
can team with neighbors for a microblock plan: shared drive aisle, internal trash, and a pair of small courts
stepping the massing to nearby homes.
At 38 du/ac, the site accommodates 6
homes (3 lower-income). The result is
a tidier frontage with fewer driveways
and a thicker street tree canopy—
incremental but real public-realm gain.
Programs 2U (assembly) alongside 2B
enable the plan; 4A and 3H improve
yield and parking feasibility; 4B tunes
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-149 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
objective standards to small-lot
realities.
187 013023127 131 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use Office Services 0.16 0.16 0 Yes Yes Yes No 0 38 4 2 0 2 Vacant infill flanked by a community
garden and residential—an excellent
edge for townhome-style stoops or
stacked flats that add “eyes on the
green” and reinforce safe activation. At
38 du/ac, the site accommodates 4
homes (2 lower-income). The garden
and homes provide immediate
neighborhood fabric; a modest,
human-scaled frontage plus
consolidated service/parking to the
rear yields a quieter, safer block.
2B/2U unlock assembly; 4A + 3H
bolster feasibility; 4B eases
design/code fit.
188 013027113 209 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use
Core
Commercial 0.24 0.24 0 No Yes Yes No 0 38 7 4 0 3
A 0.24-acre vacant parcel at a visible
Palm bend—well-suited for a fourstory court building with wrapped parking or a compact podium. At 38
du/ac, the site accommodates 7 homes
(4 lower-income). The cornerproximate setting and adjacency to other empty pads make shared access
and phased construction
straightforward; building here stitches
a gap between active blocks, boosting
foot traffic and perceived safety.
Programs 2B and 2U establish the
assembly/preferred land use; 4A, 3H,
and 4B support yield and streamline
standards.
189 013027114 201 S PALM
AVE CITY OF RIALTO Downtown Mixed-Use
Core
Commercial 0.20 0.20 0 Yes Yes Yes No 0 38 5 3 0 2
Another vacant mid-block pad that can
carry a tidy bar building with a
landscaped forecourt and screened
parking, calming a busy segment of
Palm. At 38 du/ac, the site
accommodates 5 homes (3 lowerincome). Coordinated design with 188 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-150 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
and 190 yields a cohesive streetscape
and fewer curb cuts across three
addresses. Program stack: 2B (rezoning
priority), 2U (multi-lot plans), 4A
(bonus), 3H (AB 2097), 4B (objective,
streamlined standards).
190 013027115 200 S ORANGE
AVE
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.11 0.11 0 Yes No Yes No 0 38 3 2 0 1
Small corner-adjacent vacancy with
strong visibility to anchor a microlobby, corner glass, or a live/work unit that enlivens the intersection. At 38
du/ac, the site accommodates 3 homes
(2 lower-income). Pairing with 189/191
rationalizes driveways and services;
finishing this corner improves lighting,
sightlines, and pedestrian comfort on
the Orange leg. Programs 2B/2U, plus
4A (bonus), 3H (parking near transit),
and 4B (remove constraints) are
directly applicable.
191 013027116 206 S ORANGE
AVE
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Downtown
Mixed-Use
Core
Commercial 0.16 0.16 0 Yes No Yes No 0 38 4 2 0 2
Vacant 0.16-acre lot that completes
the Orange frontage—ideal for a 3-
story stacked-flat with recessed entries
and a small green edge. At 38 du/ac,
the site accommodates 4 homes (2
lower-income). Coordinated with 190,
this infill closes the last gap on the
block, reduces turning conflicts via a
single shared access point, and extends
a continuous street-tree canopy.
Programs 2B and 2U enable assembly
and ensure residential priority; 4A and
3H strengthen feasibility; 4B
streamlines code fit.
5 – Baseline Parcels
192 012715113 RIVERSIDE
AVE
CHEN, KWANG
YUEN LIVING
TRUST 12/22/
Residential
21 R-3 2.36 2.36 0 Yes No Yes Yes 17.424 35 66 36 3 27
A large, clean infill opportunity on
Riverside ~2.36 buildable acres with
residential directly behind. A wrapped
or podium format with internal drives,
green courtyards, and a Riversidefacing forecourt can consolidate curb 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-151 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
cuts, add street trees/lighting, and step
massing down at the rear to respect
adjacent single-family. The size is right
in the lender comfort zone for efficient
delivery and robust amenities. At 35
du/ac, the site accommodates 66
homes (36 lower-income). Feasibility is
reinforced by Program 2B (Rezone to
Provide Adequate Sites) and Program
2R (Residential Incentives) to capture
full residential yield on a corridor site,
with Program 4B (Remove
Development Constraints) addressing
height, setbacks, and open-space
ratios; where eligible, Program 3H (AB
2097 Parking Near Transit) can rightsize stalls to demand. Comparable corridor conversions—from oversized
parking/strip formats to housing—
include The Mark (Riverside) and
Mission Heritage Plaza (Riverside), as
well as Howard & Irene Levine Senior
Community (Los Angeles), all
demonstrating market acceptance for
exactly this repositioning logic.
193 013302329 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.28 0.28 0 Yes No Yes No 2.96 35 7 4 0 3 One of several small vacant pads
(~0.28 buildable acres) along E
Margarita that function like a readymade assembly set—perfect for a compact 3-story walk-up or stackedflat prototype with shared access and internalized parking to present a quiet
residential edge. Delivering this site in
tandem with the neighboring E
Margarita lots yields economies of
scale, a single consolidated driveway,
and a continuous sidewalk canopy—
incrementally transforming a
patchwork of aprons into a coherent
residential frontage. At 35 du/ac, the
site accommodates 7 homes (4 lower-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-152 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
income). Programs 2O/2P (Lot
Consolidation) are the catalyst here,
paired with 2B (assumed density), 2R
(incentives), and 4B (streamlined
standards); 3H can further right-size
parking if transit criteria apply. This
“small-pad to right-sized multifamily”
playbook mirrors Appendix B
precedents such as Sierra Fountains /
Plaza at Sierra (Fontana) and Whittier
Park Place (Whittier), where clusters of
sub-½-acre lots were sequenced into
stable medium-density housing.
194 013302330 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.28 0.28 0 Yes No Yes No 2.96 35 7 4 0 3 A 0.28-acre vacant interior lot on E
Margarita Rd with other vacant parcels
on either side—ideal conditions for
phased or consolidated delivery. At 35
du/ac, the site accommodates 7 homes
(4 lower-income). The scale lends itself
to attached townhomes or a compact
walk-up with shared rear parking.
Because multiple like-sized lots line
this block, frontage cohesion (shared
driveways, continuous sidewalks,
street trees) can be achieved
incrementally yet still read as a unified
neighborhood upgrade. Programs 2B
and 2R underpin intensity and pro
forma viability; 2O/2P (Lot
Consolidation) is particularly relevant
here to formalize shared access and
achieve a lender-friendly unit count,
while 4B trims discretionary friction.
Case studies such as Sierra Fountains
Apartments (Fontana) and Whittier
Park Place (Whittier) confirm that
clusters of small pads can be
sequenced into stable medium-density
housing.
195 013302331 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.23 0.23 0 Yes No Yes No 2.96 35 6 3 0 3 This 0.23-acre vacant corner
complements a run of similarly sized
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-153 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
lots, creating a natural corner-marker
opportunity with a slightly taller mass
or a wrapped stoop condition. At 35
du/ac, the site accommodates 6 homes
(3 lower-income). Corner orientation
supports enhanced visibility and safer
geometry via driveway reduction and
bulb-outs; pairing with adjacent
parcels simplifies trash, loading, and
fire access. Programs 2B, 2R, and 4B
raise achievable yield and streamline
entitlement, while 2O/2P can unify the
corner with mid-block parcels for a
single construction mobilization.
Comparable small-parcel assemblies
along corridors—The Plaza at Sierra
(Fontana) and Howard & Irene Levine
Senior Community (Los Angeles)—
demonstrate cost-efficient delivery at
this scale.
196 013302328 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.23 0.23 0 Yes No Yes No 2.96 35 6 3 0 3 A 0.23-acre vacant mid-block site
surrounded by other vacant lots and
nearby homes—prime for a walk-up
apartment format with secure rear
courts. At 35 du/ac, the site
accommodates 6 homes (3 lowerincome). Adjacent residential improves neighborhood fit and reduces changemanagement concerns; coordinated frontage improvements across this
block could transform a patchwork of
drive aprons into a shaded sidewalk
spine. Programs 2B and 2R support
yield and incentives; 2O/2P is the key
catalyst for shared access and
stormwater, and 4B addresses
setbacks/parking to keep prototypes
efficient. Analogous small-lot
multifamily delivered in corridors—
Whittier Park Place (Whittier) and
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-154 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Nuevo Apartments (Pomona)—
reinforce feasibility.
197 013302327 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.23 0.23 0 Yes No Yes No 2.96 35 6 3 0 3 Another 0.23-acre vacant lot in the
same block pattern, enabling
repetition of a proven plan set to
reduce soft costs. At 35 du/ac, the site
accommodates 6 homes (3 lowerincome). In combination with IDs 194– 196/198–199, a builder can
standardize modules, stagger starts,
and coordinate frontage to deliver a
coherent streetscape (trees, lighting,
and fewer curb cuts). Programs 2B, 2R,
and 2O/2P together are pivotal for
turning contiguous small sites into one
financeable phase; 4B removes
lingering dimensional constraints that
complicate stacking parking and open
space on tight parcels. Corridor
precedents—Sierra Fountains
Apartments (Fontana) and Whittier
Park Place (Whittier)—underscore the
approach.
198 013302326 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.23 0.23 0 Yes No Yes No 2.96 35 6 3 0 3 A 0.23-acre vacant lot mirroring
adjacent parcels; repetition supports
economies of scale in design and
procurement. At 35 du/ac, the site
accommodates 6 homes (3 lowerincome). Proximity to other vacant lots allows shared bio-retention and a
single access aisle, maximizing net
buildable area while improving
pedestrian comfort. Programs 2B, 2R,
and 2O/2P reinforce feasibility and
assembly; 4B tailors parking and openspace ratios to small-site realities.
Comparable clusters transitioning to
compact multifamily—The Plaza at
Sierra (Fontana) and Nuevo
Apartments (Pomona)—provide a clear
delivery analogue.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-155 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
199 013302325 E MARGARITA
RD YANG, YEA-CHIH Residential 6 R-1A 0.27 0.27 0 Yes No Yes No 2.96 35 7 4 0 3 Slightly larger at 0.27 buildable acres,
this vacant interior parcel can anchor
mid-block access and utility routing for
the E Margarita cluster. At 35 du/ac,
the site accommodates 7 homes (4
lower-income). A repeated three-story
walk-up with a shared rear mews
yields a consistent façade rhythm and
improves perceived safety through
“eyes on the street.” Programs 2B and
2R improve project math; 2O/2P
supports formal consolidation (and
lender comfort) across multiple APNs;
4B removes residual dimensional
barriers. Corridor conversions on small
pads—Whittier Park Place (Whittier)
and Sierra Fountains Apartments
(Fontana)—demonstrate the same
block-by-block placemaking effect.
200 012728106 1230 N LILAC
AVE
RIALTO
METHODIST
CHURCH
Community
Commercial R-3 4.00 1.00 0 No No No Yes 17.424 35 28 15 1 12 A faith-based campus with a modest
building footprint and extensive
surplus parking/yard area, making it a
strong candidate for a housing
partnership that can retain or
reconfigure institutional space.
Although 4.00 gross acres are mapped,
the buildable acreage is 1.00, and at 35
du/ac the site accommodates 28
homes (15 lower-income). The
programmatic sweet spot is a 3–4-
story block with internal circulation
and a green forecourt addressing Lilac;
adjacency to nearby homes enhances
compatibility and absorption. Program
2B (Rezone) and 2R (Residential
Incentives) position the site for full
residential yield; 4B (Remove
Development Constraints) can
reconcile parking and height; 2H (SB 35
Streamlining) may apply with deeper
affordability. State policy for faith-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-156 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
based housing (e.g., SB 4) aligns with
this repositioning. Comparable
institutional transitions—Mission
Heritage Plaza (Riverside) and Howard
& Irene Levine Senior Community (Los
Angeles)—show how surplus church
land can deliver needed housing while
improving block edges and pedestrian
comfort.
300 026421351 E BASE LINE
RD JIN, HOWARD Community Commercial R-3 0.87 0.87 0 No No Yes Yes 0 35 24 13 1 10 A vacant corner parcel (~0.87 buildable
acres) with community-commercial
surroundings and established
neighborhoods behind—classic
corridor underutilization ready for a
compact podium or 3–4 story stackedflat building. A corner-addressed entry court and wrapped ground-level
parking can consolidate multiple curb
cuts into one controlled access, add
trees/lighting, and create a stronger
streetwall at the intersection; stepping
massing and landscaping at the rear
respects the residential edge. At the
assumed density, the site
accommodates 24 homes (13 lowerincome). Adjacencies matter here:
everyday services on Baseline, a
neighborhood network to the south,
and a visible corner position that can
carry a small public-facing plaza or
live/work front to animate the node.
Feasibility is reinforced by Program 2B
(Rezone to Provide Adequate Sites)
and Program 2R (Residential
Incentives) to capture full residential
yield, with Program 4B (Remove
Development Constraints) tuning
height, setbacks, and open-space
ratios; where criteria are met, Program
3H (AB 2097 Parking Near Transit) can
right-size stalls to actual demand. If a
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-157 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
neighbor is willing, Programs 2O/2P
(Lot Consolidation) allow a corner-plusmid-block assembly for shared access and stormwater, improving pro-forma
and streetscape continuity.
Comparable corner/auto-pad
conversions—Paloma at Main Place
(Orange), The Mark (Riverside), and
Whittier Park Place (Whittier)—show
the same repositioning logic from
surplus land to context-sensitive
multifamily.
6 – Baseline Shopping Center
202 012732122 1169 N
RIVERSIDE AVE
VICTORIA
GUERNSEY INC
Community
Commercial C-1A 0.73 0.73 0 No No No Yes 0 30 17 9 1 7
A drive-through pad with wide curb
cuts and surplus parking—classic autooriented geometry that’s underbuilt for a primary corridor. At the assumed
density, the site accommodates 17
homes (9 lower-income). The near
three-quarter-acre footprint
comfortably supports a 3–4 story
stacked-flat or small podium with
internalized stalls and a Riversideaddressed entry court. Adjacent inline commercial provides everyday
services, while neighborhoods to the
rear ease the transition and bolster
absorption. Programs 2B (Rezone to
Provide Adequate Sites) and 2R
(Residential Incentives) lift feasibility,
with 4B (Remove Development
Constraints) dialing in height/parking
flexibility; 3H (AB 2097 near transit)
can right-size stalls if eligible. The
repositioning logic mirrors auto-pad
conversions cited in Appendix B—e.g.,
Howard & Irene Levine Senior
Community (Los Angeles) and Paloma
at Main Place (Orange)—which turned
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-158 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
surplus drive aisles and parking fields
into efficient multifamily.
203 012732140 115 E BASELINE
AVE
VELAZQUEZ,
GONZALO
Community
Commercial C-1A 0.53 0.53 0 No No No Yes 0 30 12 7 1 4
A small restaurant parcel with a
shallow building and outsized lot
circulation. At the assumed density,
the site accommodates 12 homes (7
lower-income). Its half-acre scale
pencils for a compact podium or threestory walk-up with a forecourt on Baseline and shared parking to the
interior. Proximity to corridor services
and residential blocks behind creates a
gentle land-use step-down and
supports walkability upgrades (fewer
driveways, better lighting/trees).
Programs 2B, 2R, and 4B remove
regulatory friction; 2H (SB 35
Streamlining) becomes relevant if
deeper affordability is pursued.
Comparable retail-pad conversions
such as Whittier Park Place (Whittier)
and Paloma at Main Place (Orange)
validate delivery at this scale.
204 012731124 271 W
BASELINE AVE
SHAHBAZIAN
FAMILY TRUST
08/12/2008
Community
Commercial C-1 1.01 1.01 0 No No No Yes 0 30 24 13 1 10 Underperforming single-tenant retail
with a sea of asphalt and multiple curb
cuts. At the assumed density, the site
accommodates 24 homes (13 lowerincome). One acre allows an L-shaped podium or wrapped format oriented to
Baseline, with internal drives and a
planted edge to buffer adjacent
residential. Corridor reinvestment
potential is high—filling a frontage gap,
calming turning movements, and
adding eyes on the street. Programs
2B/2R improve economics; 4B updates
legacy parking/landscape standards;
3H can right-size stalls near transit.
Appendix B shows the same pattern in
The Mark Apartments (Riverside) and
Paloma at Main Place (Orange)—strip-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-159 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
commercial parking fields repositioned
into multifamily.
205 012726105 298 W
BASELINE AVE
SEDLACHEK,
ALEXANDER
DOUGLAS
Community
Commercial C-1 0.51 0.51 0 No No No Yes 0 30 12 7 1 4
A small commercial building with
broad, low-intensity parking aprons. At
the assumed density, the site
accommodates 12 homes (7 lowerincome). Roughly six-tenths of an acre supports a courtyard or liner-podium
prototype that addresses Baseline with
active frontages while tucking resident
parking inside. Adjacency to
neighborhood streets improves
compatibility and provides multiple
access options for construction
phasing. Programs 2B, 2R, 4B are the
key enablers; if a joint plan with
neighbors materializes, 2O/2P (Lot
Consolidation) boosts scale. Similar
right-sizing of small pads into housing
is documented with Howard & Irene
Levine (Los Angeles) and Whittier Park
Place (Whittier).
206 012732146 173 E BASELINE
AVE
MOHAMMAD,
IBRAHIM
Community
Commercial C-1A 0.50 0.50 0 No No No Yes 0 30 12 7 1 4
A low-coverage retail building with an
oversupply of surface stalls. At the
assumed density, the site
accommodates 12 homes (7 lowerincome). Half an acre is well-suited to a three-story walk-up or micro-podium
with a mid-block paseo and
internalized parking, improving the
pedestrian realm and complementing
nearby homes and shops. Programs
2B/2R elevate feasibility, 4B addresses
standards, and 3H can reduce parking
ratios where transit proximity applies.
Appendix B illustrates parallel
outcomes on small commercial pads
(e.g., Whittier Park Place, Whittier) and
senior infill on surplus parking (Howard
& Irene Levine, Los Angeles).
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-160 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
207 012732147 201 E BASELINE
RD LIN, YAO Community Commercial C-1A 1.56 1.56 0 No No No Yes 0 30 37 20 2 15 A restaurant pad with drive aisles
occupying most of the site. At the
assumed density, the site
accommodates 37 homes (20 lowerincome). At 1.56 acres, delivery scale supports a full podium with internal
drives, a residential lobby on Baseline,
and on-site amenities—while
enhancing the corridor with fewer curb
cuts and better lighting/landscaping.
Programs 2B and 2R enable intensity;
4B modernizes parking/open-space
standards; 2H offers streamlining at
deeper affordability. Comparable
retail-to-housing transitions—The
Mark (Riverside) and Paloma
(Orange)—underscore feasibility at this
acreage.
208 012732105 291 E BASELINE
ST LEXKIN LLC Community Commercial C-1A 0.51 0.51 0 No No No Yes 0 30 12 7 1 4 Older commercial with minimal
building coverage and heavy
hardscape. At the assumed density,
the site accommodates 12 homes (7
lower-income). The half-acre scale
favors a stacked-flat prototype with a
Baseline-facing forecourt and private
open space oriented away from traffic,
knitting new residents into adjacent
neighborhoods and supporting local
shops. Programs 2B/2R/4B are the
core levers; 3H can trim parking where
applicable. Appendix B analogs—
Whittier Park Place (Whittier) and
Howard & Irene Levine (Los Angeles)—
show nearly identical site physics.
209 012731121 211 W
BASELINE RD LARLAND LLC Community Commercial C-1 1.20 1.20 0 No No No Yes 0 30 28 15 1 12 A mid-block commercial parcel with
broad paving and underutilized
frontage. At the assumed density, the
site accommodates 28 homes (15
lower-income). The 1.2-acre lot
supports a liner-podium or C-shaped
courtyard plan with internal parking
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-161 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
and street-facing entries to repair the
pedestrian edge and slow turning
movements. Programs 2B, 2R, 4B
directly address intensity, incentives,
and legacy standards, with 3H available
where transit criteria are met. Case
studies—The Mark (Riverside) and
Paloma (Orange)—affirm the jump
from excess asphalt to multifamily.
210 012726112 154 W
BASELINE RD
KIM FAMILY TRUST
8/30/11
Community
Commercial C-1A 2.14 2.14 0 No No No Yes 0 30 51 28 3 20 Large single-use retail with expansive
parking fields. At the assumed density,
the site accommodates 51 homes (28
lower-income). The 2.14-acre footprint
supports a podium or wrap with
internalized circulation, allowing a
strong streetwall on Baseline and
generous on-site amenities. Adjacent
commercial keeps daily needs within
walking distance, while nearby
residential improves compatibility and
absorption. Programs 2B/2R promote
intensity; 4B allows right-sizing of
parking and open space; 2O/2P can
unlock assembly with neighbors if
desired. Appendix B’s The Mark
(Riverside) and Paloma (Orange)
exemplify similar repositioning of big
paved lots to housing at this scale.
211 012726108 240 W
BASELINE RD
HART, CHARLES
RICHARD JR FAM
TR 1-3-
Community
Commercial C-1A 0.52 0.52 0 No No No Yes 0 30 12 7 1 4
A shallow commercial pad dominated
by parking and drive aisles. At the
assumed density, the site
accommodates 12 homes (7 lowerincome). The near half-acre area supports a 3-story walk-up or micropodium with a Baseline-facing entry plaza, trimming curb cuts and
improving the pedestrian realm.
Residential behind provides a gentle
transition and a ready customer base
for ground-level activation if pursued.
Programs 2B, 2R, and 4B remove the
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-162 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
main barriers; 3H can reduce stall
counts near transit. Comparable smallpad conversions—Whittier Park Place (Whittier) and Howard & Irene Levine
(Los Angeles)—demonstrate viability.
212 012731119 111 W
BASELINE RD EMS FAMILY LP Community Commercial C-1A 8.64 8.64 0 No No No Yes 0 30 207 114 10 83 A large, underbuilt commercial tract
(~8.64 buildable acres) with deep
interior fields and multiple drive
aisles—precisely the scale where a full
block-plan multifamily concept
becomes both feasible and
transformative. A podium or slim wrap
with internal circulation, multiple
courtyards, and a planted perimeter
can step massing down toward
adjacent single-family while presenting
a continuous, walkable edge to
Baseline. Consolidating scattered curb
cuts into two controlled entries, adding
street trees and pedestrian lighting,
and introducing a corner plaza or midblock paseo would convert a cardominant frontage into a legible neighborhood address. At the assumed
density, the site accommodates 207
homes (114 lower-income). Programs
2B (Rezone to Provide Adequate Sites)
and 2R (Residential Incentives) supply
the entitlement and economic runway
for full residential yield; 4B (Remove
Development Constraints) tunes
height, setbacks, and open-space
ratios to match podium/wrap
prototypes; 3H (AB 2097 Parking Near
Transit) can right-size stalls where
eligible; and 2O/2P (Lot Consolidation)
allow coordinated phasing if adjoining
pads participate. Adjacent corridor
retail means daily needs remain
walkable while the new residential
edge calms turning movements and
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-163 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
strengthens safety for nearby
neighborhoods. Comparable
repositionings—The Mark Apartments
(Riverside), Mission Heritage Plaza
(Riverside), and Paloma at Main Place
(Orange)—show how large, over-paved
parcels transition successfully to
housing with robust public-realm
upgrades and lender-favored delivery
scales.
213 012732145 155 E BASELINE
AVE
COTTONWOOD
MEADOW
PROPERTIES L P
Community
Commercial C-1A 2.37 2.37 0 No No No Yes 0 30 56 31 3 22 A prominent, corner-influenced site
(~2.37 buildable acres) with shallow
structures and outsized parking
fields—a natural candidate for a
podium or C-shaped courtyard plan
that wraps the intersection with active
frontages and internalizes
parking/service. A single consolidated
driveway, a corner forecourt, and a
short paseo to the mid-block would
repair the pedestrian edge, reduce
conflict points, and set up a graceful
massing step-down to adjacent
residential. At the assumed density,
the site accommodates 56 homes (31
lower-income). Feasibility is reinforced
by 2B and 2R to capture intensity and
incentives, with 4B modernizing
dimensional/open-space and parking
standards; 3H can right-size stalls
where transit criteria apply. The
adjacency mix—corridor services on
Baseline, established homes to the
rear—supports steady absorption and
a gentle interface. Parallel conversions
of high-visibility corners and large
pads—Paloma at Main Place (Orange),
Whittier Park Place (Whittier), and The
Mark Apartments (Riverside)—
demonstrate market acceptance for
this format and the corridor-repair
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-164 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
benefits (fewer curb cuts, continuous
canopy, safer crossings).
214 012726110 190 W
BASELINE AVE
CLEAR MOUNTAIN
PROPERTIES LP
Community
Commercial C-1A 0.73 0.73 0 No No No Yes 0 30 17 9 1 7
A compact pad (~0.73 buildable acres)
with a shallow building and surplus
paving—classic auto-oriented
geometry that can be right-sized into a
3–4 story stacked-flat or micro-podium
with an addressable forecourt to
Baseline and parking tucked inside. The
program replaces multiple curb cuts
with one controlled access, adds
shade/lighting, and fills a streetwall
gap, improving walking comfort and
perceived safety. The adjacent
residential fabric behind the corridor
further eases compatibility, with
massing able to step down at the rear
and landscape buffering along lot lines.
At the assumed density, the site
accommodates 17 homes (9 lowerincome). Programs 2B and 2R support yield and financing; 4B removes smalllot frictions (setbacks, coverage, openspace ratios); 3H can calibrate parking to demand where eligibility is met.
Comparable small-pad transitions—
Howard & Irene Levine Senior
Community (Los Angeles) and Whittier
Park Place (Whittier)—show how
shallow, over-paved parcels can deliver
efficient, context-sensitive housing
that upgrades the corridor edge.
215 012732123 1149 N
RIVERSIDE AVE CHHANN, YOUNG Community Commercial C-1 0.73 0.73 0 No No No Yes 0 30 17 9 1 7 An auto-oriented commercial pad with
modest improvements and a high landto-pavement ratio. At the assumed density, the site accommodates 17
homes (9 lower-income). About 0.73
acres enables a compact podium or 3–
4 story stacked flats with internal
parking and a Riverside-addressed
forecourt, supporting corridor
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-165 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
reinvestment (fewer driveways,
lighting, street trees) and
complementing adjacent uses.
Programs 2B/2R/4B are enabling; 3H
can right-size parking. Appendix B’s
retail/parking conversions—Howard &
Irene Levine (Los Angeles) and Paloma
(Orange)—illustrate the same scale
and geometry.
216 012732104 241 E BASELINE
AVE
BUENA VISTA DEV
LLC
Community
Commercial C-1A 1.74 1.74 0 No No No Yes 0 30 41 23 2 16 A larger corner-influenced parcel with
low site coverage and generous drive
aisles. At the assumed density, the site
accommodates 41 homes (23 lowerincome). At 1.74 acres, a podium with internal circulation and a corner plaza
can anchor the intersection, easing the
transition to nearby neighborhoods
and adding a walkable node of activity.
Programs 2B, 2R, and 4B support
intensity and modernized standards;
2H and 2O/2P can streamline and
support assembly with adjacent pads if
pursued. Appendix B flags Sites
213/216 as analogous to Whittier Park
Place/Catalina (Whittier)—corners and
auto pads successfully repositioned to
housing.
217 012732103 241 E BASELINE
AVE
BUENA VISTA DEV
LLC
Community
Commercial C-1A 0.63 0.63 0 No No No Yes 0 30 15 8 1 6
Companion parcel to the 216 corner,
similarly over-paved with minimal
structures—strong assembly potential
but viable as a stand-alone infill. At the
assumed density, the site
accommodates 15 homes (8 lowerincome). A three-story walk-up or micro-podium can address Baseline
while sharing a mid-block drive;
adjacency to corridor services and
residential to the rear fosters
compatibility and supports corridor
streetscape gains. Programs 2B/2R/4B
are primary tools; 2O/2P enhances
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-166 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
feasibility if combined with 216.
Comparable small-pad infill includes
Whittier Park Place (Whittier) and
Howard & Irene Levine (Los Angeles).
218 012726116 120 W
BASELINE AVE
BASELINE
HJORRING FUND
Community
Commercial C-1A 0.51 0.51 0 No No No Yes 0 30 12 7 1 4
Legacy restaurant pad with overscaled
paving and driveways at a prominent
stretch of Baseline. At the assumed
density, the site accommodates 12
homes (7 lower-income). Half an acre
supports a forecourt-style multifamily
building with internalized parking and
stoops along Baseline, improving
pedestrian comfort and linking to
nearby housing and shops. Programs
2B/2R/4B are core; 3H can reduce stall
counts near transit. Appendix B’s
Paloma (Orange) and Whittier Park
Place (Whittier) demonstrate similar
conversions.
219 012731125 241 W
BASELINE AVE
BAKER, NEAL T
ENTERPRISES INC
Community
Commercial C-1 1.03 1.03 0 No No No Yes 0 30 24 13 1 10 A one-acre commercial lot with broad
surface parking and a single lowintensity use. At the assumed density, the site accommodates 24 homes (13
lower-income). Acreage supports a Cshaped courtyard or thin wrap with an emphasis on Baseline frontage,
moderating speeds via consolidated
driveways and enhanced street trees.
Programs 2B/2R/4B increase
feasibility; 2O/2P opens assembly with
neighbors if needed. The feasibility
pattern mirrors The Mark (Riverside)
and Paloma (Orange)—big parking
aprons converted to housing.
220 012731123 291 W
BASELINE AVE
BAKER, NEAL T
ENTERPRISES INC
Community
Commercial C-1 0.85 0.85 0 No No No Yes 0 30 20 11 1 8
Corner-adjacent auto-oriented parcel
with excess pavement and minimal
structural value. At the assumed
density, the site accommodates 20
homes (11 lower-income). Roughly
0.85 acres works for a compact podium
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-167 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
with a Baseline-facing plaza and
internalized parking, tying into nearby
residential blocks and improving the
corridor’s walkability. Programs
2B/2R/4B carry the
entitlement/standards lift; 3H may
reduce required parking if transitproximate. Appendix B analogs— Paloma (Orange) and Whittier Park
Place (Whittier)—underline the same
delivery mechanics.
221 012725115 260 E BASELINE
RD ALLIED FARMS INC Community Commercial C-1A 0.80 0.80 0 No No No Yes 0 30 19 10 1 8 A small, auto-oriented pad with a
single commercial building and
outsized surface parking is a textbook
underbuilt site along the Baseline
corridor. The parcel’s depth and open
paving enable a clean transition to
housing with a forecourt or liner
building addressing Baseline and
resident parking tucked to the interior.
At the assumed density, the site
accommodates 19 homes (10 lowerincome). Programs 2B (Rezone to Provide Adequate Sites) and 2R
(Residential Incentives) improve yield
and economics; 4B (Remove
Development Constraints) addresses
legacy standards, and where eligible
3H (AB 2097 Parking Near Transit)
right-sizes stalls. Adjacency to other
Allied-owned pads (IDs 222–224)
supports shared access and potential
cross-easements, reducing curb cuts
and improving pedestrian safety. New
trees, lighting, and a defined street
edge would knit this block into nearby
neighborhoods and services.
Comparable repositions of surplus
retail parking to multifamily—Paloma
at Main Place (Orange) and Howard &
Irene Levine Senior Community (Los
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-168 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Angeles)—mirror this foreshadowed
evolution and scale, validating
feasibility in a corridor setting.
222 012725119 170 E BASELINE
RD ALLIED FARMS INC Community Commercial C-1A 0.69 0.69 0 No No No Yes 0 30 16 9 1 6 Currently a restaurant use with a high
parking ratio and large paved setbacks,
the site reads as a low-coverage corner
that can be recast as housing with an
active frontage and internalized
parking. At the assumed density, the
site accommodates 16 homes (9 lowerincome). Programs 2B/2R enable full residential buildout; 4B modernizes
design/parking standards; 3H may
reduce parking where transit proximity
applies. Flanked by compatible
commercial and nearby residential,
new multifamily would shorten
walking distances to daily needs and
calm turning movements by
consolidating driveways. Infill
typologies used at Whittier Park Place /
Catalina (Whittier) and The Mark
Apartments (Riverside) show how
shallow pads with surplus parking can
be intensified without disrupting
corridor trade, supporting lenderfavored delivery scales. 223 012725120 118 E BASELINE
RD ALLIED FARMS INC Community Commercial C-1A 1.46 1.46 0 No No No Yes 0 30 35 19 2 14 A deeper Allied-controlled parcel with
a single structure and expansive
parking fields, well-suited to a
wrapped or podium configuration that
presents a finished streetwall along
Baseline while placing parking and
open space internally. At the assumed
density, the site accommodates 35
homes (19 lower-income). Programs
2B and 2R raise certainty and help
close feasibility gaps; 4B trims
entitlement friction. Taken with
neighboring Allied pads, cross-access
and phased delivery are realistic,
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-169 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
reducing incremental traffic friction
and introducing shade, lighting, and
pedestrian refuge where today there’s
asphalt. Precedents like Paloma at
Main Place (Orange) and The Mark
Apartments (Riverside) support the
shift from large lots of excess parking
to efficient multifamily in active
corridors.
224 012725118 180 E BASELINE
RD ALLIED FARMS INC Community Commercial C-1A 0.80 0.80 0 No No No Yes 0 30 19 10 1 8 Another restaurant/parking pad with
minimal building coverage, ideal for
compact infill. A 3–4-story stacked-flat
building with a corner entry and stoops
along Baseline can anchor the block,
with shared access coordinated with
adjacent Allied parcels. At the assumed
density, the site accommodates 19
homes (10 lower-income). Programs
2B/2R and 4B support intensity and
streamlined standards; 3H can
calibrate parking near transit. The new
frontage would reduce driveways, add
canopy, and calm vehicular speeds—
incrementally upgrading the
pedestrian realm. Case studies—
Howard & Irene Levine Senior
Community (Los Angeles) and Paloma
at Main Place (Orange)—illustrate the
same parking-to-housing transition on
shallow pads.
225 012725117 282 E BASELINE
AVE ALLIED FARMS INC Community Commercial C-1A 0.34 0.34 0 No No No No 0 30 8 4 0 4 A narrow pad with a single commercial
building and strip-parking geometry
can convert to a small elevator-served
apartment house or clustered
townhomes, using an internal court for
parking and trees. At the assumed
density, the site accommodates 8
homes (4 lower-income). Programs
2B/2R improve feasibility at modest
scale; 4B resolves setbacks and loading
nuances; 3H may right-size parking.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-170 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Pairing driveway consolidation with a
new sidewalk edge improves visibility
for neighbors and softens an otherwise
exposed block. Similar infill blocks
replacing excess parking—Whittier
Park Place / Catalina (Whittier)—show
small sites can deliver quality, transitproximate housing. 226 012725116 E BASELINE
AVE ALLIED FARMS INC Community Commercial C-1A 0.43 0.43 0 No No Yes No 0 30 10 6 1 3 A vacant corner parcel surrounded by
commercial pads and parking lots is
inherently positioned for a gateway
building with active frontage and
enhanced corner treatment (plaza,
public art, or shade grove). At the
assumed density, the site
accommodates 10 homes (6 lowerincome). Programs 2B and 2R underwrite density; 4B removes minor
dimensional constraints. Corner
activation narrows crossing distances
and organizes turning movements,
improving safety for nearby homes and
shoppers. As Appendix B notes, Sites
226–227 demonstrate the same highprobability conditions seen at Mission Heritage Plaza (Riverside)—marginal
commercial or vacant corners
repositioned to housing with
supportive programs.
227 012725113 172 E BASELINE
RD ALLIED FARMS INC Community Commercial C-1A 7.61 7.61 0 No No No Yes 0 30 182 100 9 73 A large Allied-controlled tract with one
building and expansive parking,
offering the rare scale for a full blockplan: internal drives, wrapped/structured parking, and
multiple courtyards. At the assumed
density, the site accommodates 182
homes (100 lower-income). Programs
2B and 2R reinforce intensity and
financing; 2O/2P (Lot Consolidation)
allow tie-ins with adjacent Allied
holdings for phasing; 4B modernizes
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-171 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
standards; 3H can right-size parking if
transit-eligible. New housing here
would “stitch” the corridor—replacing
sea-of-asphalt with shade, lighting, and
frontage retail nooks while keeping key
service retail nearby. Precedents—The
Mark Apartments (Riverside) and
Paloma at Main Place (Orange)—
demonstrate large-lot strip commercial
and parking fields converting
successfully to multifamily at this
delivery scale.
228 012725112 168 E BASELINE
RD ALLIED FARMS INC Community Commercial C-1A 4.23 4.23 0 No No No Yes 0 30 101 56 5 40 A big-box store with outsized surface
parking presents classic repositioning
potential: phased pads, temporary
shared parking, and ultimate
conversion to wrapped or podium
housing with activated corners. At the
assumed density, the site
accommodates 101 homes (56 lowerincome). Programs 2B/2R and 4B backfill feasibility; 2O/2P could
coordinate with adjacent Allied
parcels; 3H may reduce stall counts
near transit. The project would
rationalize drive aisles, add shade
canopy, and extend the pedestrian
network to residential streets to the
north/south, improving walkability and
safety. Appendix B spotlights
analogous big-box/parking conversions
such as The Mark Apartments
(Riverside), underscoring lenderfavored scales and corridor fit. 229 012725114 E BASELINE RD ALLIED FARMS INC Community
Commercial C-1A 0.98 0.98 0 No No Yes Yes 0 30 23 13 1 9 A corner site with vacant area adjacent
to commercial and residential uses—
an ideal “bridge” parcel to soften the
transition between neighborhoods and
shops. At the assumed density, the site
accommodates 23 homes (13 lowerincome). Programs 2B/2R support 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-172 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
entitlement and pro-formas; 4B
addresses dimensional and frontage
standards; 3H may adjust parking
ratios. New homes would activate the
corner, reduce curb cuts, and bring
lighting/landscaping that calms speeds
and elevates corridor comfort.
Comparable repositioning of
recreational/parking surfaces into
apartments—Paloma at Main Place
(Orange)—demonstrates market
acceptance and deliverability.
230 012726115 1250 CONTRA
AVE
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 0.64 0.64 0 No No No Yes 0 30 15 8 1 6
A modest restaurant pad in the
Baseline Shopping Center area with far
more asphalt than building. A compact
3-story apartment building with a
forecourt entry can deliver frontage
definition while placing parking
internally or in a mews. At the
assumed density, the site
accommodates 15 homes (8 lowerincome). Programs 2B/2R lift intensity; 4B tackles legacy standards; 3H may
calibrate parking. New street trees,
fewer driveways, and lighting would
tighten the block’s fabric and improve
day-to-day safety. Parallels with
Whittier Park Place / Catalina
(Whittier) and Howard & Irene Levine
Senior Community (Los Angeles) show
similar shallow pads repositioned to
feasible infill housing.
231 012726113 150 W
BASELINE RD
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 0.80 0.80 0 No No No Yes 0 30 19 10 1 8 A compact, auto-oriented commercial
pad with shallow building coverage
and a disproportionately large parking
apron—classic corridor
underutilization that lends itself to a
tidy infill prototype. At the assumed
density, the site accommodates 19
homes (10 lower-income). On ~0.80
buildable acres, a 3–4 story stacked-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-173 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
flat or small podium building can
internalize parking, pull new frontage
to Baseline, and add street
trees/lighting where curb cuts
dominate today. Adjacent
neighborhood retail and established
residential to the rear/side improve
compatibility and support absorption,
while consolidating driveways and
adding a calmer sidewalk edge gives
the Baseline corridor a measurable
safety and visual upgrade. Feasibility is
reinforced by Program 2B (Rezone to
Provide Adequate Sites) and Program
2R (Residential Incentives), with
Program 4B (Remove Development
Constraints) addressing legacy
standards and Program 3H (AB 2097
Parking Near Transit) enabling rightsized stalls where eligible. Comparable repositionings of shallow pads—
Howard & Irene Levine Senior
Community (Los Angeles) and The
Plaza at Sierra (Fontana)—show how
modest sites can deliver efficient,
financeable housing while
strengthening a corridor block face.
232 012726109 210 W
BASELINE RD
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 3.67 3.67 0 No No No Yes 0 30 88 48 4 36 A broad, underbuilt commercial
frontage with low site coverage and
expansive surface parking that
functions more like a car court than a
walkable edge. At the assumed
density, the site accommodates 88
homes (48 lower-income). The ±3.67
buildable acres support a cost-efficient
delivery scale favored by lenders—
think a podium or wrap with two
internal drives, a corner plaza, and a
mid-block paseo to stitch in the
surrounding neighborhood grid.
Adjacencies—a mix of neighborhood
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-174 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
retail and established housing—make a
well-scaled transition feasible;
replacing multiple curb cuts with a
single access point, street trees, and
active corners would materially
improve Baseline’s comfort, safety,
and visual continuity. Programs 2B and
2R provide the entitlement path and
economic incentives; Program 4B
streamlines standards (setbacks, open
space, parking ratios) to unlock yield;
and Program 3H can reduce parking
where transit-adjacent. Precedents like
Mission Heritage Plaza (Riverside) and
The Mark Apartments (Riverside)
demonstrate how wide parking fields
and aging pads can flip to mid-density
housing with strong public-realm
outcomes.
233 012726106 290 CONTRA
RD
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 3.67 3.67 0 No No No Yes 0 30 88 48 4 36 A deep interior parcel with vestigial
commercial/service use and oversized
parking areas, creating low intensity at
a well-connected neighborhood edge.
At the assumed density, the site
accommodates 88 homes (48 lowerincome). The similar scale to ID-232 (±3.67 buildable acres) supports a full
block-plan concept with a wrapped
garage or podium, internal courtyards,
and a greened edge along Contra that
buffers adjacent homes. Introducing a
pedestrian cut-through and calmer
frontage (fewer driveways, more trees
and lights) would repair a gap in the
local network and reinforce a
neighborhood center of gravity.
Program 2B (rezoning) and Program 2R
(incentives) pair with Program 4B
(removing outdated standards) to
right-size setbacks and parking, while
Program 3H can further reduce parking
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-175 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
where transit criteria apply.
Comparable conversions—Whittier
Park Place (Whittier) and The Plaza at
Sierra (Fontana)—show how
underutilized interior pads can
transition to multifamily while
improving block permeability and
edges.
234 012726114 122 CONTRA
RD
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 1.43 1.43 0 No No No Yes 0 30 34 19 2 13 A mid-sized lot with an aging, lowcoverage commercial footprint and surplus paving—ideal conditions for a
compact multifamily infill that respects
adjacent residential scale. At the
assumed density, the site
accommodates 34 homes (19 lowerincome). On ~1.43 buildable acres, a three- to four-story stacked-flat
building with podium/surface hybrid
parking can place active rooms toward
Contra, step massing down at the rear,
and add street trees and lighting to
knit into nearby homes. Rationalizing
driveways and introducing a small
forecourt or corner pocket plaza would
elevate walkability and calm traffic
movements. Entitlement and
economics benefit from Program 2B
and Program 2R, while Program 4B
addresses dimensional and parking
standards; Program 3H can reduce
parking ratios where transit proximity
is met. Similar pad-to-housing
transitions—Howard & Irene Levine
Senior Community (Los Angeles) and
Sierra Fountains Apartments
(Fontana)—illustrate how modest sites
can deliver high-quality infill and a
cleaner neighborhood edge.
235 012726107 260 W
BASELINE RD
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 1.82 1.82 0 No No No Yes 0 30 43 24 2 17 An older commercial parcel with
shallow building depth and a broad
rear lot devoted to circulation and
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-176 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
stalls—typical of mid-century corridor
retail now over-parked relative to
demand. At the assumed density, the
site accommodates 43 homes (24
lower-income). Roughly 1.82 buildable
acres support a small podium or tuckunder flats with an internalized motor court, continuous shade canopy, and
consolidated access that replaces
multiple curb cuts. The adjacency
pattern—services along Baseline and
residential behind—supports a gentle
height transition and creates
opportunities for a neighborhoodserving corner (leasing café, pocket plaza) that upgrades the public realm.
Programs 2B and 2R enable intensity
and incentives; Program 4B
streamlines height/parking/openspace standards to match prototypes; Program 3H can further right-size
parking near transit. Case studies like
Mission Heritage Plaza (Riverside) and
The Mark Apartments (Riverside)
reinforce the feasibility of
repositioning over-paved retail sites
into contextual housing that
strengthens corridor continuity.
236 012726111 160 CONTRA
RD
ABBEYFIELD
PROPERTIES
Community
Commercial C-1A 1.10 1.10 0 No No No Yes 0 30 27 15 1 11 A smaller interior lot marked by low
site coverage and a high percentage of
asphalt—an efficient candidate for a
compact neighborhood multifamily
building. At the assumed density, the
site accommodates 27 homes (15
lower-income). On ~1.10 buildable
acres, a three-story stacked-flat or
townhome-over-flat configuration can
buffer adjacent homes with setbacks
and landscaping while framing Contra
with an improved sidewalk, lighting,
and canopy trees. Consolidating access
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-177 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
and adding a short mid-block paseo
would enhance walkability and knit the
site into nearby residential blocks.
Program 2B (rezoning) plus Program 2R
(incentives) underwrite the transition;
Program 4B cures legacy site-planning
constraints; and Program 3H can
reduce required parking where eligible.
Comparable infill on modest pads—
Whittier Park Place (Whittier) and
Howard & Irene Levine Senior
Community (Los Angeles)—
demonstrates market-tested feasibility
at this scale with measurable
neighborhood-edge benefits.
7 – Housing Opportunity Overlay
409 023930128 5111 LOCUST
AVE
GREEN TREE
INVESTMENT
PARTNERS LLC
Community
Commercial NC 0.62 0.62 0 No No Yes Yes 0 30 14 8 1 5
Mid-block vacant lot (~0.62 acres) at a
residential edge—well-suited for a
three-story stacked-flat with a shared
rear mews, landscaped forecourt, and
limited, screened parking. At the
assumed density, the site
accommodates 14 homes (8 lowerincome). 2B/2R reinforce feasibility; 4B cleans up setbacks/open space for
compact prototypes. Comparable
right-sizing on modest parcels—
Whittier Park Place (Whittier) and
Howard & Irene Levine (Los Angeles)—
demonstrates a gentle, context-aware
scale.
410 023930129 3686 N
RIVERSIDE AVE
GREEN TREE
INVESTMENT
PARTNERS LLC
Community
Commercial NC 3.85 3.85 0 No No Yes Yes 0 30 92 52 3 37 A deep vacant frontage on Riverside
(~3.85 acres) that wants a
podium/wrap with internal circulation,
multiple courtyards, and an activated
street edge. Consolidating access
points and adding shade/lighting
would transform a car-dominant
segment into a calmer corridor face
while buffering nearby neighborhoods
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-178 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
with step-downs and landscape. At the
assumed density, the site
accommodates 92 homes (52 lowerincome). Programs 2B/2R and 4B carry the entitlement and standards lift; 3H
may reduce parking if transit-eligible.
Similar corridor transformations—The
Mark (Riverside) and Mission Heritage
Plaza (Riverside)—support this blockscale concept.
411 023930146 5143 LOCUST
AVE
GREEN TREE
INVESTMENT
PARTNERS LLC
Community
Commercial NC 1.09 1.09 0 No No Yes No 0 30 9 5 1 3
Smaller vacant parcel (~1.09 acres)
that can deliver a compact walk-up
over parking with a Locust-facing
forecourt and a rear green buffer to
adjacent homes—simple, financeable,
and neighbor-friendly. At the assumed
density, the site accommodates 9
homes (5 lower-income). 2B/2R set the
path to yield; 4B trims friction on
microlot standards. Precedents like
Whittier Park Place (Whittier) show
how modest footprints can produce
high-quality infill with a stronger street
edge.
412 023930147
SEC W Locust
Ave. and N
Riverside Ave.
GREEN TREE
INVESTMENT
PARTNERS LLC
Community
Commercial NC 1.09 1.09 0 No No Yes Yes 0 30 26 14 1 11 Corner-visible vacant site ideal for a
courtyard or L-shaped podium that
wraps the corner with entries, glass,
and a small plaza, while internalizing
parking and service. At the assumed
density, the site accommodates 26
homes (14 lower-income). 2B/2R and
4B are the core levers; 3H can rightsize stalls. Comparable corner/autopad conversions—Paloma at Main Place (Orange) and Whittier Park Place
(Whittier)—illustrate the same
visibility-driven feasibility.
413 026401258 SE of N.
Riverside Ave.
LYTLE
DEVELOPMENT
COMPANY
Residential 6 R-1D 1.78 1.78 0 No No Yes Yes 5.18 30 42 23 2 17 A multi-frontage vacant tract between
major corridors—strong candidate for
a podium with two internal drives, a
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-179 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
and N. Linden
Ave.
mid-block paseo, and generous tree
canopy to cool and calm the edge. At
the assumed density, the site
accommodates 42 homes (23 lowerincome). Programs 2B/2R unlock intensity; 4B streamlines
dimensional/parking standards;
optional 2O/2P supports phased
delivery. Analogs—The Mark
(Riverside) and Mission Heritage Plaza
(Riverside)—show corridor-adjacent
tracts repositioned to neighborhoodserving housing.
414 113332121
North of
Banyon St. &
west of Cedar
Ave.
CITY OF RIALTO Public
Facility R-1B 5 5 0 No Yes Yes Yes 5.18 30 120 67 5 48
A large, visible vacant site at a
neighborhood gateway—ample room
to organize a block-plan with clear
pedestrian spines, pocket greens, and
an activated corner while stepping
massing toward existing homes. At the
assumed density, the site
accommodates 120 homes (67 lowerincome). 2B/2R and 4B provide the regulatory/standards runway; 2O/2P
can phase sub-areas; 3H reduces
parking where transit-eligible.
Comparable large-site transitions—
Paloma at Main Place (Orange) and
The Mark (Riverside)—demonstrate
lender-favored delivery scales and
strong corridor repair.
415 113321113 2314 N. Linden
Ave. DO DINH Residential 6 R-1B 4.6 4.6 1 No No No Yes 5.18 35 127 53 4 38 A deep, largely vacant tract with long
Linden frontage and low existing
coverage—ideal for a block-plan
multifamily concept that organizes
internal drives, courtyards, and a green
perimeter to buffer nearby homes. A
podium or slim wrap can bring doors
and glazing to Linden while stepping
massing toward residential edges.
Streetscape upgrades (fewer curb cuts,
trees, lighting) transform a car-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-180 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
dominant edge into a walkable,
neighborhood-supportive frontage. At
the assumed density, the site
accommodates 127 homes (53 lowerincome). Programs 2B (Rezone to Provide Adequate Sites) and 2R
(Residential Incentives) secure yield
and economics; 4B (Remove
Development Constraints) tunes
height/parking/open-space standards;
3H (AB 2097 Parking Near Transit) can
right-size stalls where eligible.
Comparable repositionings of large
paved tracts—The Mark (Riverside)
and Paloma at Main Place (Orange)—
show lender-favored delivery scales
with strong corridor repair.
416 026421212
Area across
Jerry Eaves Park
& Cedar
Avenue/Ayala
Drive
REDEVELOPMENT
AGENCY CITY OF
RIALTO
Renaissance
SP School 4.87 4.87 0 No Yes Yes Yes 5.18 30 116 64 6 46 A prominent multi-acre corner
opposite a major park offers rare
placemaking leverage: an activated
corner plaza, a mid-block paseo linking
to park paths, and a continuous
residential edge that puts “eyes on the
park.” Internalized circulation and
amenity courts allow height to step
down toward nearby homes, while
consolidating multiple driveways
improves safety and legibility at
Cedar/Ayala. At the assumed density,
the site accommodates 116 homes (64
lower-income). Programs 2B/2R
underwrite intensity; 4B modernizes
standards for a podium/wrap
prototype; 3H can calibrate parking to
demand; 2O/2P (Lot Consolidation)
provide flexibility if adjacent pads are
pursued together. Park-edge
precedents—Mission Heritage Plaza
(Riverside) and corridor conversions
like Whittier Park Place (Whittier)—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-181 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
demonstrate market acceptance for
this visibility-driven housing type.
417 013320123 777 N. Acacia
Ave.
BISHOP
PROTESTANT
EPISCOPAL
CHURCH L
Residential 6 R-1B 3.26 3.26 0 Yes No No Yes 3.12 35 91 20 2 15 A wide, underbuilt corridor parcel with
a deep interior—well-suited to a
courtyard or L-shaped podium that
addresses Acacia with an active
frontage, while tucking parking and
services inside. A church property
adjoining residential helps absorption
and supports a step-down in height
and landscape buffering at the rear.
The project can replace scattered
aprons with a single shared access and
a shaded sidewalk spine, improving
comfort and safety along Acacia. At the
assumed density, the site
accommodates 91 homes (20 lowerincome). Programs 2B and 2R bolster entitlement and economics; 4B
resolves dimensional frictions common
to older commercial standards; 3H can
reduce parking requirements if transitproximate. Comparable corridor transitions—Sierra Fountains
Apartments (Fontana) and The Mark
(Riverside)—mirror this shift from
over-paved frontage to contextsensitive housing.
418 013204168 249 E. Randall
Ave. CITY OF RIALTO Residential 6 R-1C 0.5 0.5 0 Yes Yes Yes Yes 3.12 30 12 6 1 5 A half-acre pad with minimal coverage
and wide aprons—tailor-made for a 3-
story walk-up or micro-podium with a
landscaped forecourt to Randall and
resident parking screened inside. As a
near-neighbor to ID-419, it can share
access, trash, and stormwater, raising
net buildable area and creating a
continuous sidewalk canopy across
both frontages. At the assumed
density, the site accommodates 12
homes (6 lower-income). Programs
2B/2R support yield; 4B streamlines
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-182 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
small-lot standards; 2O/2P enable joint
planning with ID-419; 3H can right-size
parking where criteria are met. Small
paired infill examples—Whittier Park
Place (Whittier)—show economies of
repetition without sacrificing frontage
quality.
419 013204169 249 E. Randall
Ave.
GRACE BIBLE
CHURCH Residential 6 R-1C 1.06 1.06 0 Yes No Yes Yes 0 30 25 14 1 10 The larger companion parcel to ID-418
offers enough depth (≈1.06 ac) for a
compact podium or double-loaded bar
with a central court and a single
consolidated driveway serving both
sites. Stepping massing and adding a
planted buffer at the rear smooth the
interface with adjacent homes, while
continuous street trees and lighting
upgrade the pedestrian realm along
Randall. At the assumed density, the
site accommodates 25 homes (14
lower-income). Programs 2B/2R and
4B increase feasibility; 2O/2P formalize
shared access and utilities with ID-418;
3H can lower parking ratios where
transit-proximate. Analogous rightsizing of small commercial pads— Nuevo Apartments (Pomona) and
Whittier Park Place (Whittier)—
confirms deliverability at this scale.
420 026401248 N LINDEN AVE LYTLE CREEK LAND
AND RESOURCES R6 R-1B 5.58 5.58 0 Yes No Yes Yes 5.18 30 133 73 7 53 A 5.58-acre vacant tract with long
Linden exposure—squarely in the
delivery zone for a full block-plan:
podium or wrap buildings, internal
drives, and multiple courtyards linked
by shaded pedestrian mews. A pair of
well-placed access points and an
activated corner can transform a
permeable, driveway-rich edge into a
legible, walkable frontage that respects
nearby residential with step-downs
and landscape. At the assumed
density, the site accommodates 133
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-183 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
homes (73 lower-income). Programs
2B/2R provide entitlement/incentives;
4B modernizes parking/open-space
standards; 2O/2P can phase sub-areas
if needed. Large-site precedents—The
Mark (Riverside) and Paloma at Main
Place (Orange)—illustrate the same
move from surplus land to multifamily
with robust public-realm upgrades.
421 023934113 2760 N LINDEN
AVE
CUSHING, FRANK H
JR R6 R-1A 1.34 1.34 0 Yes No Yes Yes 2.96 30 32 18 2 12 A mid-scale, vacant frontage (≈1.34 ac)
that can carry a three- to four-story
court building with internalized parking
and a Linden-facing entry plaza.
Consolidating curb cuts and adding
canopy trees improve pedestrian
comfort and slow turning movements;
adjacent neighborhood fabric supports
a gentle height transition and steady
absorption. At the assumed density,
the site accommodates 32 homes (18
lower-income). Programs 2B/2R
backstop feasibility; 4B tunes small-tomid-lot standards; 3H can right-size stalls. Comparable corridor infill—
Sierra Fountains (Fontana) and
Whittier Park Place (Whittier)—
demonstrates market-tested
prototypes at this acreage.
422 113328105 1475 W
SUMMIT AVE
SAN GABRIEL
VALLEY WATER
COMPANY
R6 R-1B 2.54 2.54 0 Yes No Yes Yes 5.18 30 60 33 3 24
A Summit Ave frontage with a large,
underused field—strong candidate for
a podium with an activated street
edge, corner emphasis, and
internalized circulation. The project
can introduce a mid-block paseo and a
shaded sidewalk, converting an autooriented segment into a walkable residential face that steps down to
adjacent neighborhoods. At the
assumed density, the site
accommodates 60 homes (33 lowerincome). Programs 2B/2R and 4B 2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-184 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
provide the entitlement and standards
runway; 2O/2P enable cross-access or
phasing with adjacent parcels.
Strip/pad conversions like The Mark
(Riverside) and Paloma (Orange)
confirm feasibility at this scale.
423 113328106 SUMMIT AVE
SAN GABRIEL
VALLEY WATER
COMPANY
R6 R-1B 2.49 2.49 0 Yes No Yes Yes 5.18 30 59 32 3 24
The companion Summit pad (≈2.49 ac)
can mirror 422’s plan, sharing a single
consolidated access and stormwater
features while delivering a continuous
streetwall and tree canopy. A corner
plaza or forecourt can anchor the
intersection and calm speeds. At the
assumed density, the site
accommodates 59 homes (32 lowerincome). Programs 2B/2R and 4B lift intensity and clear legacy standards;
2O/2P strengthen feasibility if
delivered with 422. Comparable
paired-pad transformations—Paloma
at Main Place (Orange) and Whittier
Park Place (Whittier)—show the value
of coordinated frontage design.
424 026401224 W SUMMIT
MUNOZ, ROSALYN
RENEE LIV TR
3/11/19
R6 R-1B 0.45 0.45 0 Yes No Yes No 5.18 30 10 6 1 3
A small, vacant infill (≈0.45 ac) that
excels as a forecourt-style walk-up or
micro-podium with stoops and a
planted edge to Summit, keeping stalls
internal or shared via a cross-access
easement. Completing this frontage
reduces driveways, stitches sidewalk
gaps, and brings lighting/canopy to an
exposed block. At the assumed
density, the site accommodates 10
homes (6 lower-income). Programs
2B/2R and 4B streamline small-lot
feasibility; 3H can reduce parking
where transit criteria apply. Analogous
small-pad infill—Howard & Irene
Levine Senior Community (Los Angeles)
and Whittier Park Place (Whittier)—
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-185 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
demonstrates deliverability with
measurable corridor upgrades.
425 113309135 N Maple Ave ALANIS, MICHAEL
D
R6 R-1A 0.54 0.54 0 Yes No Yes Yes 2.96 30 12 7 1 4
A shallow, auto-oriented frontage
(~0.54 buildable acres) with low
building coverage and outsized
paving—prime for compact infill that
pulls a clean streetwall to Maple. A
three-story stacked-flat or micropodium can internalize parking, trade multiple curb cuts for a single shared
access, and add street trees/lighting to
calm turning movements. The
residential fabric to the rear/side
supports a gentle height step-down
and strong absorption. At the assumed
density, the site accommodates 12
homes (7 lower-income). Feasibility is
reinforced by Program 2B (Rezone to
Provide Adequate Sites) and Program
2R (Residential Incentives), with
Program 4B (Remove Development
Constraints) tuning setbacks/open
space/parking for tight parcels; where
eligible, Program 3H (AB 2097 Parking
Near Transit) right-sizes stalls.
Comparable small-pad transitions—
Howard & Irene Levine Senior
Community (Los Angeles) and Whittier
Park Place (Whittier)—demonstrate a
proven, lender-friendly prototype at
this scale.
426 113310112 1678 W
PERSIMMON ST
GARNICA,
ALEJANDRO
GARCIA
R6 R-1A 0.23 0.23 0 Yes No Yes No 2.96 30 5 3 0 2
A petite, mid-block parcel (~0.23 acres)
with legacy commercial geometry—
ideal for a duplex-over-flat or 3-story
walk-up with a landscaped forecourt to
Persimmon and screened parking at
the rear. The format closes a frontage
gap, consolidates driveways, and
strengthens a residential edge already
present on the block. At the assumed
density, the site accommodates 5
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-186 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
homes (3 lower-income). Programs
2B/2R secure yield and incentives,
while Program 4B resolves small-lot
design and loading details; Program 3H
can reduce stall counts if transit
criteria apply. Similar “micro-pad to
missing-middle” conversions at
Whittier Park Place (Whittier) show
how repetition of a compact plan can
deliver quality infill without
overengineering.
427 113328102 LINDEN AVE FLORES
FRANCISCO J R6 R-1B 0.39 0.39 0 Yes No Yes No 5.18 30 9 5 0 4 A vacant narrow corridor pad (~0.39
acres)—textbook for a slim podium or
walk-up with stoops and a small entry
court facing Linden, plus a single,
consolidated driveway. Introducing
canopy trees, lighting, and a
continuous sidewalk would convert a
car-dominant frontage to a
comfortable residential edge. At the
assumed density, the site
accommodates 9 homes (5 lowerincome). Program 2B (rezoning) and Program 2R (incentives) underwrite
feasibility; Program 4B trims
dimensional friction; Program 3H can
right-size parking. Corridor
precedents—Sierra Fountains
Apartments (Fontana) and Whittier
Park Place (Whittier)—confirm market
acceptance for a context-sensitive,
small-pad prototype.
428 113310130 N LINDEN AVE PRAGAT UMIYA
LLC R6 R-1A 0.34 0.34 0 Yes No Yes No 2.96 30 8 4 0 4
Another shallow frontage (~0.34 acres)
that can mirror a three-story stackedflat with an addressable entry on Linden and a quiet rear mews. Pairing
curb consolidation with new trees and
lighting upgrades safety and
walkability, while adjacency to
established homes supports a gentle
massing transition. At the assumed
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-187 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
density, the site accommodates 8
homes (4 lower-income). Programs
2B/2R provide yield and financing
support; 4B modernizes small-lot
standards; 3H can reduce required
parking if transit-proximate.
Comparable transformations of small
pads—Whittier Park Place (Whittier)
and Howard & Irene Levine (Los
Angeles)—illustrate efficient delivery
at this size.
429 013002321 354 N WILLOW
AVE FOOTHILL 305 LLC Residential 21 C-3 0.139 0.139 0 No No Yes No 0 30 3 2 0 1 A micro-parcel (~0.139 acres)
functioning today as an exposed
sliver—best suited to a compact triplex/stacked-flat or duplex-over-flat with a tiny forecourt and one
consolidated access point. The move
replaces vacant land with doors,
stoops, and trees, stitching a missing
piece of streetwall and improving
perceived safety and comfort along
Willow. At the assumed density, the
site accommodates 3 homes (2 lowerincome). Program 2B and 2R keep the prototype viable despite small size; 4B
tailors setbacks and frontage details to
a microlot; 3H helps right-size parking
where criteria are met. Micro-site
precedents—Howard & Irene Levine
(Los Angeles) and infill at Whittier Park
Place (Whittier)—show that even tiny
remnants can deliver meaningful units
when paired with streetscape
upgrades.
430 013002341 305 W
FOOTHILL BLVD FOOTHILL 305 LLC General Commercial C-P 0.141 0.141 0 No No Yes No 0 30 3 2 0 1 A micro infill parcel (≈0.14 buildable
acres) with a shallow, auto-oriented
frontage and oversized apron—exactly
the geometry that rewards a tiny, highefficiency prototype. A duplex-over-flat or tri-plex/stacked-flat with a small
forecourt and a single consolidated
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-188 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
driveway can replace exposed paving
with doors, stoops, and shade trees,
tightening the Foothill edge while
keeping impacts modest for adjacent
homes. At the assumed density, the
site accommodates 3 homes (2 lowerincome). Feasibility is reinforced by Program 2B (Rezone to Provide
Adequate Sites) and 2R (Residential
Incentives) to capture full residential
yield, with 4B (Remove Development
Constraints) tuning setbacks, frontage
elements, and compact open-space
ratios. Where criteria are met, 3H (AB
2097 Parking Near Transit) lets stalls
match actual demand, and a shared or
district parking strategy can further
right-size on micro-sites. Comparable
small-pad conversions—Howard &
Irene Levine Senior Community (Los
Angeles) and Whittier Park Place
(Whittier)—show how tiny remnants
can deliver missing-middle housing
while upgrading corridor comfort and
safety. Parcel adjacent to other vacant
lots. Sites 429-431 are within the
recently adopted Foothill Central
Specific Plan.
431 013002339 303 W
FOOTHILL BLVD FOOTHILL 305 LLC General Commercial C-P 0.218 0.218 0 No No Yes No 0 30 5 3 0 2 Slightly larger (≈0.22 buildable acres)
but with the same shallow frontage,
this companion lot supports a 3-story
stacked-flat or micro-podium with an
addressable entry on Foothill and
parking screened to the rear. If
coordinated with ID-430, shared
access, trash, and stormwater can lift
net buildable area and present a
continuous sidewalk canopy—trading
multiple curb cuts for one safe, legible
entry. At the assumed density, the site
accommodates 5 homes (3 lower-
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-189 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
income). Programs 2B/2R secure yield
and incentives; 4B resolves microlot
dimensional frictions; 2O/2P (Lot
Consolidation) formalize a joint plan
with 305 W Foothill; 3H can reduce
parking where transit-proximate.
Precedents such as Whittier Park Place
(Whittier) and Nuevo Apartments
(Pomona) demonstrate the same
“small pad → efficient multifamily”
move at corridor edges.
432 013004317 217 E FOOTHILL
BLVD NUNEZ JAMES A General Commercial C-P 0.176 0.176 0 No No Yes No 0 30 4 2 0 2 Another thin Foothill parcel (≈0.18
buildable acres) with no structural
value. A forecourt-style walk-up—
stoops and active rooms to the street,
tuck-under or screened stalls behind—
can repair the streetwall, calm turning
movements via driveway
consolidation, and add lighting/trees
for a safer, more walkable frontage. At
the assumed density, the site
accommodates 4 homes (2 lowerincome). Program 2B (rezoning) and 2R (incentives) underpin feasibility; 4B
tailors setbacks, frontage, and openspace for small prototypes; 3H may right-size parking. Comparable smallfrontage transformations—Howard & Irene Levine (Los Angeles) and Whittier
Park Place (Whittier)—prove out
delivery at this scale with meaningful
corridor upgrades.
433 013006128 EUCALYPTUS
AVE
711 NORTH AZUSA
LLC
General
Commercial C-MU 2.63 2.63 0 No No Yes No 0 30 63 35 3 25 A substantially larger opportunity
(≈2.63 buildable acres) with long
Eucalyptus frontage and a deep
interior, functioning today as lowcoverage land with outsized hardscape. The scale supports a
podium or slim wrap with two internal
drives, multiple courtyards, and a
green perimeter that steps massing
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-190 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
down toward adjacent single-family. A
corner forecourt or mid-block paseo
can consolidate curb cuts into one
controlled access, improving legibility
and safety while activating the
pedestrian edge with doors, glazing,
and shade canopy. At the assumed
density, the site accommodates 63
homes (35 lower-income). Programs
2B and 2R firm up entitlement and
economics; 4B modernizes
parking/open-space ratios and height
transitions; 3H can calibrate stalls
where transit-adjacent. Analogous bigapron conversions—The Mark (Riverside) and Paloma at Main Place
(Orange)—illustrate lender-favored
delivery scales with robust publicrealm benefits.
434 013031203 205 S DATE ST
SPRINT
COMMUNICATION
S CO
Residential
21 C-C 2.48 2.48 0 No No Yes No 0 30 59 32 3 24
A neighborhood-scale tract (≈2.48
buildable acres) set back from the
primary corridor—ideal for a quiet,
block-plan multifamily with internal
circulation, generous tree canopy, and
a small pocket plaza or tot-lot
addressing Date Street. The plan can
place active rooms and stoops to the
street while stepping massing near
existing homes, using setbacks and
landscaping to soften the interface. A
single consolidated driveway and short
pedestrian mews would repair local
connectivity and replace fragmented
curb cuts with a continuous sidewalk
edge. At the assumed density, the site
accommodates 59 homes (32 lowerincome). Feasibility is strengthened by Program 2B (rezoning) and 2R
(incentives), with 4B tuning
dimensional standards and parking to
prototype; 3H can reduce parking
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-191 Table B-20: Sites Inventory by Opportunity Area
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unit Yield
Existing Notes
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
where criteria are met. Comparable
neighborhood-edge transitions—
Mission Heritage Plaza (Riverside) and
Sierra Fountains Apartments
(Fontana)—confirm the market for
right-sized multifamily that upgrades
block edges and walkability.
Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Lytle Creek Specific Plan
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-192 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
243 023918102 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES OS/JU
Lytle Creek
Ranch Specific
Plan
3.76 3.76 0 No No Yes Yes 2.96 N/A 13 0 1 12
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
244 023918103 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES SFR-3
Lytle Creek
Ranch Specific
Plan
6.13 6.13 0 No No Yes Yes 2.96 N/A 22 0 2 20
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
245 023918116 3511
RIVERSIDE AVE
BORAL ROOFING
LLC VC
Lytle Creek
Ranch Specific
Plan
8.99 8.99 0 No No No Yes 2.96 N/A 33 0 3 30
The Site is currently developed with
industrial uses and a parking lot.
Parking and undeveloped space takes
up a significant portion of the lot,
which could be used to provide more
dwelling units to the City. Since the use
is marginal, the probability of
development is high.
246 023918118 RIVERSIDE
AVE
LYTLE
DEVELOPMENT
COMPANY
VC
Lytle Creek
Ranch Specific
Plan
11.58 11.58 0 No No No No 2.96 N/A 42 0 4 38
Vacant lot. Adjacent to other vacant
properties, industrial building
materials storage, and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
247 023918110 N/A
SAN GABRIEL
VALLEY MUNICIPAL
WATER D
OS/R
Lytle Creek
Ranch Specific
Plan
0.51 0.51 0 No No Yes Yes 2.96 N/A 2 0 0 2
Vacant lot. Adjacent to other vacant
properties, industrial building
materials storage, and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
248 023918117 RIVERSIDE
AVE
LYTLE
DEVELOPMENT
COMPANY
SFR-3
Lytle Creek
Ranch Specific
Plan
7.74 7.74 0 No No Yes Yes 2.96 N/A 29 0 3 26
Vacant lot. Adjacent to other vacant
properties and industrial building
materials storage. This property is
being developed as a portion of Lytle
Creek Specific Plan.
249 023918112 N/A
METROPOLITAN
WATER DIST OF SO
CALIF
OS/R
Lytle Creek
Ranch Specific
Plan
1.47 1.47 0 No No Yes Yes 2.96 N/A 6 0 1 5
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-193 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
250 023911115 RIVERSIDE
AVE
LYTLE
DEVELOPMENT
COMPANY
OS
Lytle Creek
Ranch Specific
Plan
28.33 28.33 0 No No Yes No 2.96 N/A 104 0 10 94
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
251 023911112 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES MFR
Lytle Creek
Ranch Specific
Plan
105.00 105.00 0 No No Yes No 2.96 N/A 385 0 38 347
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
252 023912106 N/A LYTLE CREEK LAND
AND RESOURCES MFR
Lytle Creek
Ranch Specific
Plan
27.09 27.09 0 No No Yes No 2.96 N/A 100 0 10 90
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
253 023911111 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES SFR-1
Lytle Creek
Ranch Specific
Plan
29.93 29.93 0 No No Yes No 2.96 N/A 110 0 11 99
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
254 023918101 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES ES/MS
Lytle Creek
Ranch Specific
Plan
4.25 4.25 0 No No Yes Yes 2.96 N/A 16 0 2 14
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
255 023909428 N/A LYTLE CREEK LAND
AND RESOURCES HDR
Lytle Creek
Ranch Specific
Plan
6.70 6.70 0 No No Yes Yes 2.96 N/A 24 0 2 22
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
256 023909431 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES HDR
Lytle Creek
Ranch Specific
Plan
100.00 100.00 0 No No Yes No 2.96 N/A 368 0 37 331
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
257 023911108 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES SFR-2
Lytle Creek
Ranch Specific
Plan
7.67 7.67 0 No No Yes Yes 2.96 N/A 28 0 3 25
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
258 023909429 N/A LYTLE CREEK LAND
AND RESOURCES VC
Lytle Creek
Ranch Specific
Plan
1.38 1.38 0 No No Yes Yes 2.96 N/A 6 0 1 5
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-194 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
259 023909432 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES VC
Lytle Creek
Ranch Specific
Plan
22.86 22.86 0 No No Yes No 2.96 N/A 84 0 8 76
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
260 023909440 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES VC
Lytle Creek
Ranch Specific
Plan
1.36 1.36 0 No No Yes Yes 2.96 N/A 4 0 0 4
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
261 026403221 N/A
MORGAN, STEVEN
G SEPARATE PROP
TR 3/
HDR
Lytle Creek
Ranch Specific
Plan
4.15 4.15 0 No No Yes Yes 2.96 N/A 16 0 2 14
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
262 026401131 N/A
METROPOLITAN
WATER DIST OF SO
CALIF
HDR
Lytle Creek
Ranch Specific
Plan
2.35 2.35 0 No No Yes Yes 2.96 N/A 9 0 1 8
Vacant lot with a road leading to an
industrial site with building material
storage. Adjacent to vacant properties,
building materials storage, and
residential neighborhoods. This
property is being developed as a
portion of Lytle Creek Specific Plan.
263 026401134 N/A LYTLE CREEK LAND
AND RESOURCES HDR
Lytle Creek
Ranch Specific
Plan
3.44 3.44 0 No No Yes Yes 2.96 N/A 12 0 1 11
Vacant lot with a road leading to an
industrial site with building material
storage. Adjacent to vacant properties,
building materials storage, and
residential neighborhoods. This
property is being developed as a
portion of Lytle Creek Specific Plan.
264 026401132 N/A
METROPOLITAN
WATER DIST OF SO
CALIF
VC
Lytle Creek
Ranch Specific
Plan
1.62 1.62 0 No No Yes Yes 2.96 N/A 6 0 1 5
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
265 026401125 N/A
SOUTHERN
CALIFORNIA
EDISON COMPANY
VC R-1A 1.28 1.28 0 Yes No Yes Yes 2.96 N/A 4 0 0 4
Vacant lot. Adjacent to other vacant
properties and utilities. This property is
being developed as a portion of Lytle
Creek Specific Plan.
266 026401126 N/A
SOUTHERN
CALIFORNIA
EDISON COMPANY
VC
Lytle Creek
Ranch Specific
Plan
3.93 3.93 0 Yes No No Yes 2.96 N/A 14 0 1 13
The Site is currently developed with
two small structures and a parking lot
and is surrounded by vacant land.
Parking and undeveloped space takes
up a significant portion of the lot,
which could be used to provide more
dwelling units to the City. Since the use
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-195 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
is marginal, the probability of
development is high.
267 026401136 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES VC
Lytle Creek
Ranch Specific
Plan
3.23 3.23 0 No No Yes Yes 2.96 N/A 12 0 1 11
Vacant lot. Adjacent to other vacant
properties, utilities, and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
268 026401135 N/A FONTANA UNION
WATER COMPANY SFR-1
Lytle Creek
Ranch Specific
Plan
1.45 1.45 0 Yes No No Yes 2.96 N/A 6 0 1 5
The Site is currently developed with
one small structure, a water treatment
pool and a parking lot and is
surrounded by vacant land. Parking
and undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Since the use
is marginal, the probability of
development is high.
269 026442136 N/A EL RANCHO VERDE
GOLF LLC SFR-1
Lytle Creek
Ranch Specific
Plan
0.56 0.56 0 No No Yes Yes 2.96 N/A 2 0 0 2
Vacant property. Adjacent to other
vacant lots, residential neighborhoods,
and materials excavating. This property
is being developed as a portion of Lytle
Creek Specific Plan.
270 023912119 RIVERSIDE
AVE
LYTLE
DEVELOPMENT
COMPANY
MFR
Lytle Creek
Ranch Specific
Plan
94.01 94.01 0 No No Yes No 11.2 N/A 345 0 34 311
Vacant property. Adjacent to other
vacant lots and materials excavating.
This property is being developed as a
portion of Lytle Creek Specific Plan.
271 023912123 N/A
LYTLE
DEVELOPMENT
COMPANY
OS
Lytle Creek
Ranch Specific
Plan
269.07 269.07 0 No No Yes No 0 N/A 988 0 98 890
Vacant property. Adjacent to other
vacant lots, residential neighborhoods,
and materials excavating. This property
is being developed as a portion of Lytle
Creek Specific Plan.
272 023909437 N/A
SOUTHERN
CALIFORNIA
EDISON COMPANY
OS/R
Lytle Creek
Ranch Specific
Plan
7.05 7.05 0 No No Yes Yes 0 N/A 26 0 3 23
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
273 023909438 N/A
SOUTHERN
CALIFORNIA
EDISON COMPANY
OS/R
Lytle Creek
Ranch Specific
Plan
0.83 0.83 0 No No Yes Yes 0 N/A 3 0 0 3
Vacant lot with an electric line tower.
Adjacent to other vacant properties.
This property is being developed as a
portion of Lytle Creek Specific Plan.
274 023909439 N/A
SOUTHERN
CALIFORNIA
EDISON COMPANY
OS/R
Lytle Creek
Ranch Specific
Plan
7.94 7.94 0 No No Yes Yes 0 N/A 29 0 3 26
Vacant lot. Adjacent to other vacant
properties. This property is being
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-196 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
developed as a portion of Lytle Creek
Specific Plan.
275 026401119 N/A EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
5.14 5.14 0 No No Yes Yes 0 N/A 19 0 2 17
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
276 026442121 N/A EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
5.88 5.88 0 No No Yes Yes 0 N/A 21 0 2 19
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
277 026442120 N/A EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
4.26 4.26 0 No No Yes Yes 0 N/A 16 0 2 14
Vacant lot. Adjacent to other vacant
properties and water tanks. This
property is being developed as a
portion of Lytle Creek Specific Plan.
278 026442117 N/A
LYTLE
DEVELOPMENT
COMPANY
OS/R
Lytle Creek
Ranch Specific
Plan
2.92 2.92 0 No No Yes Yes 0 N/A 11 0 1 10
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
279 026203112 N/A LYTLE CREEK LAND
AND RESOURCES SFR-3
Lytle Creek
Ranch Specific
Plan
23.45 23.45 0 No No Yes No 0 N/A 87 0 9 78
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
280 026442109 N/A
SAN BERNARDINO
CO FLOOD
CONTROL DIST
OS/R
Lytle Creek
Ranch Specific
Plan
19.77 19.77 0 No No Yes No 0 N/A 72 0 7 65
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
281 026401122 N/A EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
0.93 0.93 0 No No Yes Yes 0 N/A 3 0 0 3
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
282 026401110 RIVERSIDE
AVE
LYTLE CREEK LAND
AND RESOURCES SFR-2
Lytle Creek
Ranch Specific
Plan
6.28 6.28 0 No No Yes Yes 0 N/A 23 0 2 21
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
283 026442118 N/A
LYTLE
DEVELOPMENT
COMPANY
OS/R
Lytle Creek
Ranch Specific
Plan
11.06 11.06 0 No No Yes No 0 N/A 41 0 4 37
Vacant lot and utilities. Adjacent to
vacant properties. This property is
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-197 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
being developed as a portion of Lytle
Creek Specific Plan.
284 026203106 N/A LYTLE CREEK LAND
AND RESOURCES SFR-3
Lytle Creek
Ranch Specific
Plan
5.19 5.19 0 No No Yes Yes 0 N/A 19 0 2 17
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
285 026207128 N/A LYTLE CREEK LAND
AND RESOURCES SFR-3
Lytle Creek
Ranch Specific
Plan
57.94 57.94 0 No No Yes No 11.2 N/A 213 0 21 192
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
286 026442106 N/A
SAN BERNARDINO
CO FLOOD
CONTROL DIST
OS/R
Lytle Creek
Ranch Specific
Plan
1.70 1.70 0 No No Yes Yes 0 N/A 7 0 1 6
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
287 026207142 N/A LYTLE CREEK LAND
AND RESOURCES OS/R
Lytle Creek
Ranch Specific
Plan
2.54 2.54 0 No No Yes Yes 0 N/A 9 0 1 8
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
288 026207141 N/A LYTLE CREEK LAND
AND RESOURCES VC
Lytle Creek
Ranch Specific
Plan
0.20 0.20 0 No No Yes No 0 N/A 1 0 0 1
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
289 026207139 N/A LYTLE CREEK LAND
AND RESOURCES SFR-2
Lytle Creek
Ranch Specific
Plan
45.41 45.41 0 No No Yes No 0 N/A 167 0 17 150
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
290 026442130 N/A EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
1.65 1.65 0 No No Yes Yes 0 N/A 6 0 1 5
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
291 026442112 N SYCAMORE
AVE
EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
9.34 9.34 0 No No Yes Yes 0 N/A 34 0 3 31
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
292 026207115 N/A LYTLE CREEK LAND
AND RESOURCES OS
Lytle Creek
Ranch Specific
Plan
337.60 337.60 0 No No Yes No 6.4 N/A 1,240 0 123 1117
Vacant lot. Adjacent to other vacant
properties. This property is being
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-198 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
developed as a portion of Lytle Creek
Specific Plan.
293 026207131 N/A LYTLE CREEK LAND
AND RESOURCES SFR-3
Lytle Creek
Ranch Specific
Plan
57.74 57.74 0 No No Yes No 11.2 N/A 212 0 21 191
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
294 026442126 N/A CITY OF RIALTO OS/R
Lytle Creek
Ranch Specific
Plan
2.00 2.00 0 No Yes Yes Yes 28 N/A 8 0 1 7
Vacant lot and utilities. Adjacent to
vacant properties. This property is
being developed as a portion of Lytle
Creek Specific Plan.
295 026478112 N SYCAMORE
AVE
EL RANCHO VERDE
GOLF LLC OS/R
Lytle Creek
Ranch Specific
Plan
3.27 3.27 0 No No Yes Yes 0 N/A 12 0 1 11
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
296 111601215 N/A
LYTLE
DEVELOPMENT
COMPANY
Open Space
Lytle Creek
Ranch Specific
Plan
166.18 166.18 0 No No Yes No 2.96 N/A 611 0 61 550
Vacant lot. Adjacent to other vacant
properties and residential
neighborhoods. This property is being
developed as a portion of Lytle Creek
Specific Plan.
297 023912120 3511
RIVERSIDE AVE
BORAL ROOFING
LLC VC
Lytle Creek
Ranch Specific
Plan
19.28 19.28 0 No No No No 0 N/A 71 0 7 64
The Site is currently developed with
industrial uses and parking lot. Parking
and undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Since the use
is marginal, the probability of
development is high. According to the
assessor’s parcel data, the
improvement rate is 16 percent.
298 026442132 N/A
LYTLE
DEVELOPMENT
COMPANY
OS/R
Lytle Creek
Ranch Specific
Plan
4.07 4.07 0 No No Yes Yes 0 N/A 14 0 1 13
Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Lytle Creek
Specific Plan.
299 026442135 N/A EL RANCHO VERDE
GOLF LLC SFR-3
Lytle Creek
Ranch Specific
Plan
134.59 134.59 0 No No No No 0 N/A 494 0 49 445
The Site currently houses abandoned
structures and paved land.
Undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Since the use
is marginal, the probability of
development is high.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-199 Table B-21: Sites Inventory by Entitled Specific Plan
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
Renaissance Specific Plan
300 026415175 N/A CITY OF RIALTO HDR Renaissance
Specific Plan 4.29 4.29 0 No City Owned No Yes 0 30 78 0 25 53 The Site is currently developed with
two small structures and undeveloped
land. Undeveloped space takes up a
significant portion of the lot, which
could be used to provide more
dwelling units to the City. Since the use
is marginal, the probability of
development is high.
301 026415184 N/A CITY OF RIALTO MDR Renaissance
Specific Plan 7.30 7.30 0 No City Owned Yes Yes 0 30 133 0 42 91 Vacant lot. Adjacent to other vacant
properties and a strip mall. This
property is being developed as a
portion of Renaissance Specific Plan.
302 026415162 PALM AVE CITY OF RIALTO MDR Renaissance
Specific Plan 4.81 4.81 0 No City Owned Yes Yes 0 30 88 0 28 60 Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Renaissance
Specific Plan.
303 026415174 N/A CITY OF RIALTO Utilities Renaissance
Specific Plan 2.33 2.33 0 No City Owned No Yes 0 30 42 0 13 29 Fire station. Adjacent to vacant lots.
This property is being developed as a
portion of Renaissance Specific Plan.
304 026415186 N/A CITY OF RIALTO HDR Renaissance
Specific Plan 5.72 5.72 0 No City Owned Yes Yes 0 30 104 0 33 71 Vacant lot. Adjacent to other vacant
properties. This property is being
developed as a portion of Renaissance
Specific Plan.
305 026415153 LINDEN AVE CITY OF RIALTO LDR Renaissance Specific Plan 19.45 19.45 0 No City Owned Yes No 0 30 354 0 112 242 Vacant lot. Adjacent to other vacant
properties and industrial warehouse
uses. This property is being developed
as a portion of Renaissance Specific
Plan.
306 026415182 N/A CITY OF RIALTO MHDR Renaissance
Specific Plan 26.37 26.37 0 No City Owned Yes No 0 30 480 0 152 328 Vacant lot. Adjacent to other vacant
properties, a strip mall, and industrial
warehouse uses. This property is being
developed as a portion of Renaissance
Specific Plan.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-200 Table B-22: Sites Inventory by Pipeline Projects
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
307 025009125 N/A MV AMCV LLC Residential 6 R-1C 1.42 1.42 0 Yes No Yes Yes 3.12 N/A 11 0 0 11 A development proposal on this site is
currently being processed by the City.
The Cedar Villas project proposed on
this site has LUS approval with pending
building permits.
308 025009126 N/A MV AMCV LLC Residential 6 R-1C 1.50 1.50 0 Yes No Yes Yes 3.12 N/A 11 0 0 11 A development proposal on this site is
currently in processing with the City.
The Cedar Villas project proposed on
this site has LUS approval with pending
building permits.
309 012807109 FOOTHILL
BLVD
RIALTO FOOTHILL
INVESTMENT LLC Residential
Foothill
Boulevard
Specific Plan
3.85 3.85 0 Yes No Yes Yes 30 N/A 60 0 0 60
A development proposal on this site is
currently being processed by the City.
The Foothill & Larch residential
development proposed on this site has
submitted a LUS application.
310 012807102 FOOTHILL RIALTO FOOTHILL
INVESTMENT LLC Residential
Foothill
Boulevard
Specific Plan
0.29 0.29 0 Yes No Yes No 1 unit N/A 4 0 0 4
A development proposal on this site is
currently being processed by the City.
The Foothill & Larch residential
development proposed on this site has
submitted a LUS application.
311 012807103 FOOTHILL
BLVD
RIALTO FOOTHILL
INVESTMENT LLC Residential
Foothill
Boulevard
Specific Plan
0.40 0.40 0 Yes No Yes No 1 unit N/A 6 0 0 6
A development proposal on this site is
currently being processed by the City.
The Foothill & Larch residential
development proposed on this site has
submitted a LUS application.
312 013102140 BONNIE VIEW
DR
RIALTO HOUSING
AUTHORITY
Downtown
Mixed-Use
Rialto Central
Area Specific
Plan
1.26 1.26 0 No No Yes Yes 0 N/A 55 0 0 55
A development proposal on this site is
currently being processed by the City.
The Metrolink South project on this
parcel has LUS approval.
313 013102136 BONNIE VIEW
DR
RBV INVESTMENT
GROUP LLC
Residential
21 Rialto Central
Area Specific
Plan
0.87 0.87 0 Yes No Yes Yes 0 N/A 56 0 0 56
A development proposal on this site is
currently being processed by the City.
The Belloro project on this parcel has
LUS approval.
314 012805140 N/A
CENTURY
COMMUNITIES OF
CALIFORNIA LL
Residential
Foothill
Boulevard
Specific Plan
0.80 0.80 0 No No Yes Yes 1 unit N/A 10 0 0 10
The Century Communities
development is currently under
construction on this parcel.
315 012805139 N/A
CENTURY
COMMUNITIES OF
CALIFORNIA LL
Residential
Foothill
Boulevard
Specific Plan
0.80 0.80 0 No No Yes Yes 1 unit N/A 10 0 0 10
The Century Communities
development is currently under
construction on this parcel.
2021-2029 City of Rialto Housing Element – Appendix B: Inventory of Adequate Sites B-201 Table B-22: Sites Inventory by Pipeline Projects
ID APN Address Owner
Existing
General Plan
Land Use
Existing Zoning
Gross
Acreage
Buildable
Acreage
Existing
Units
5 th
Cycle
Site
City
Owned
Vacancy
HCD
Sizing
Criteria
Density (DU/AC)
Potential
Net Unit
Yield
Potential New Unity Yield
Notes
Existing
Zone
Density
Rezoned/
Upzoned
Density
Very
Low/
Low
Moderate
Above
Moderate
316 012805142 N/A
CENTURY
COMMUNITIES OF
CALIFORNIA LL
Residential
Foothill
Boulevard
Specific Plan
4.89 4.89 0 No No Yes Yes 30 N/A 61 0 0 61
The Century Communities
development is currently under
construction on this parcel.
317 012805141 N/A
CENTURY
COMMUNITIES OF
CALIFORNIA LL
Residential
Foothill
Boulevard
Specific Plan
1.46 1.46 0 No No Yes Yes 13 N/A 18 0 0 18
The Century Communities
development is currently under
construction on this parcel.
318 012805135 N/A
CENTURY
COMMUNITIES OF
CALIFORNIA LL
Residential
Foothill
Boulevard
Specific Plan
2.12 2.12 0 No No Yes Yes 21 N/A 27 0 0 27
The Century Communities
development is currently under
construction on this parcel.
319 012805137 N/A
CENTURY
COMMUNITIES OF
CALIFORNIA LL
Residential
Foothill
Boulevard
Specific Plan
4.66 4.66 0 No No Yes Yes 30 N/A 58 0 0 58
The Century Communities
development is currently under
construction on this parcel.
435 013209201 N/A ROOS LAND
HOLDINGS RIALTO
General
Commercial R-C 8.63 8.63 0 No No Yes Yes 0 N/A 43 0 0 43 Vacant lot. Adjacent to other vacant
property.
436 013225201 N/A ROOS LAND
HOLDINGS RIALTO
Business
Park O-P 9.57 9.57 0 No No Yes Yes 0 N/A 86 0 0 86
Vacant lot. Adjacent to other vacant
property.
437 026421108 N/A
LEWIS-HILLWOOD
RIALTO COMPANY
LLC
Specific Plan
Overlay
Renaissance
Specific Plan 2.2 0 No No Yes
400 0 0 400 400 Homes Entitled for Development.
438 026421109 N/A
LEWIS-HILLWOOD
RIALTO COMPANY
LLC
Specific Plan
Overlay
Renaissance
Specific Plan 2.5 0 No No Yes
439 026421206 N/A
LEWIS-HILLWOOD
RIALTO COMPANY
LLC
Specific Plan
Overlay
Renaissance
Specific Plan 5.0 0 No No Yes
440 026421207 N/A
LEWIS-HILLWOOD
RIALTO COMPANY
LLC
Specific Plan
Overlay
Renaissance
Specific Plan 5.0 0 No No Yes
441 026421208 N/A
LEWIS-HILLWOOD
RIALTO COMPANY
LLC
Specific Plan
Overlay
Renaissance
Specific Plan 5.0 0 No No Yes
442 013006127 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A - - - - Entitled Self-Storage Facility Appendix C
SUMMARY OF COMMUNITY ENGAGEMENT
2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-2
SUMMARY OF COMMUNITY ENGAGEMENT
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen participation is provided below.
As part of the 6th Cycle Housing Element Update process, the City has conducted extensive public outreach activities beginning in Spring 2021. These engagement efforts included virtual community workshops, Planning Commission study sessions, City Council meetings, a community survey, online and social media outreach, tabling at community events, meetings with stakeholders, and digital information through the Housing Element Update webpage.
Outreach for the 6th Cycle Housing Element to the community includes the following actions:
• Housing Element Update Webpage: A Housing Element Update webpage was created on the City’s website to provide relevant background information and guide the public to outreach events and resources throughout the course of the update process. The website provides information about the update process, key features of the housing element, recorded meetings, a project timeline, surveys and forms, and contact information. A survey is also available on the webpage for persons who wish to become “engagement partners” and offer input and assist in promoting participation throughout the update process. The website is available at the following address: https://www.rialtoca.gov/633/Plan-to-House-Our-Rialto-Housing-Element. Community Workshop #1: On May 19, 2021, the City held a virtual community workshop to inform the community of the Housing Element Update process, the RHNA allocation, and upcoming engagement opportunities. The workshop also solicited feedback and input from participants through live surveys and a Q&A session. A breakout room was made available for those who wished to view the presentation and participate solely in Spanish. Recordings of both the English and Spanish workshops were posted to the webpage. Following the virtual workshop, the City organized a self-guided workshop for those who were not able to attend. The self-guided workshop included both in-person and online components. The City tabled at community events and the farmers market and had informational posters available, games for children, and surveys for participants who wished to provide input. The City also provided information on the webpage, posted the May 19th workshop recording, and linked an online survey. • Community Survey: On June 14, 2021, the City released a community survey online to solicit feedback and input on potential locations for housing and on possible housing policies. The survey was made available on the Housing Element Update webpage and in-person at community events and the farmer’s market. A total of 119 survey responses were gathered. • City Council Meeting: On July 13, 2021, staff presented to City Council and members of the public during a regular City Council meeting. The presentation provided the Council and community members with information on the update process, current status of the project, engagement 2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-3 opportunities to-date, and details on the strategies to meet the RHNA allocation. The agenda item was organized to solicit input and recommendations from the City Council. • Planning Commission Study Session: On July 14, 2021, the City held a Study Session with the Planning Commission. The Study Session provided the Commission with information on the update process, current status of the project, engagement opportunities to-date, and details on the strategies to meet the RHNA allocation. The Study Session was organized to solicit input and recommendations from the Planning Commission.
• Community Workshop #2: On July 15, 2021, the City held a second virtual community workshop.
This workshop provided participants with information on the City’s engagement efforts and proposed strategies to meet the RHNA allocation. Participants were given time to pose questions or make comments verbally and through the Zoom chat following the presentation. A separate Zoom meeting was made available for those who wished to view the presentation and participate solely in Spanish. The English and Spanish workshops were recorded and made available for viewing on the Housing Element Update webpage.
• Interactive Feedback Map: On July 15, 2021, the City released an interactive GIS map on the Housing Element Update webpage to collect area-specific feedback from the community. The map allows participants to mark and comment on areas that are either good locations for additional housing or locations that are not well suited for additional housing. The map shows the proposed opportunity areas, city-owned sites that have potential for redevelopment, and 5th Cycle sites.
• Spanish-Speaking Workshop: On July 17, 2021, the City presented at an in-person workshop for Spanish-speakers hosted by a community organization. This workshop provided participants with information on the City’s engagement efforts and proposed strategies to meet the RHNA allocation.
• Stakeholder Meeting: On September 15, 2021, the City held a meeting with community stakeholders to present the proposed housing strategy and policy programs, as well as request feedback. Present stakeholders included representatives from Inland Equity Community Land Trust, Legal Aid of San Bernardino, Center for Community Action and Environmental Justice, and California Alliance for Retired Americans.
• Planning Commission Study Session: On September 29, 2021, the City held a second Study Session with the Planning Commission. The Study Session provided the Commission with an update on the Document and information on recent community outreach, including correspondence with property owners. The Study Session was organized to solicit further input and recommendations.
• Special Needs Group Outreach – The City collaborated with a variety of organizations who work with all segments of the Rialto community. The City outreached to the following groups throughout the Housing Element Update period to notify them of upcoming workshops and meetings, surveys, and draft documents available for review and feedback. o A Place Along the Way
o American Legion
o Arrowhead Regional Medical
Center
o Bella Park Apartments
o Bethany Presbyterian Church
o Big Brothers Big Sisters of Inland
Empire
2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-4 o Bloomington Lane Community
Association
o Boys and Girls Club of San
Bernardino
o Buen Paster Church Assemblies of
God
o CA SBDC Small Business
Development Center
o Calvary Chapel
o Care Wagon Medical Transport
o Center for Community Action and
Environmental Justice
o Center for Healing Childhood
Trauma
o Church of the Nazarene
o City of Rialto Chamber of
Commerce
o County of San Bernardino Health
Services
o Court Appointed Special Advocates
(CASA) of San Bernardino County
o Crosspoint Community Church
o El Sol Neighborhood Educational
Center
o Enhancing Forward Action
o First Baptist Church
o Fit 4 Kids
o Foothill Aids Project
o Frazee Community Center
o Gang Reduction Intervention Team
(GRIT)
o Grace Lutheran Church
o Grace Vargas Senior Center
o Greater Faith Grace Bible Church
o Iglesia Inland Lighthouse Church
Rialto
o Inland County Legal Services, Inc.
o Inland Empire Community
Collaborative
o Inland Empire Disabilities
Collaborative
o Inland Empire Economic
Partnership
o Inland Empire Media Table
o Inland Equity Partnership
o Inland Fair Housing and Mediation
Board
o Legal Aid Society of San Bernardino
o National Council of Negro
Women/Bethune Center
o Option House
o Rialto Unified School District
o Rialto 7th Day Adventist
o Rialto Adult School
o Rialto Child Assistance
o Rialto Child Development Center
o Rialto Church of Christ
o Rialto Family Health Services
o Rialto First Assembly of God
o Rialto United Methodist Church
o San Bernardino County
Department of Public health
o San Bernardino County Homeless
Provider Network
o San Bernardino County Housing
Authority
o San Bernardino County Library,
Rialto Branch
o San Bernardino County Transitional
Assistance Department
o San Bernardino County Workforce
Investment Board
o SB County Aging and Adult Services
o St. Catherine of Siena Church
o St. John XXIII Catholic Community
o Steelworkers Oldtimers
Foundation
o Sunrise Church
o The Israel of God
o The Light Church
o Time for Change Foundation
o TODEC Legal Center
o Valley Fellowship 7th Day
Adventist Church
o Veteran Family Support Group
o Volunteers of America
2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-5 This Appendix contains a summary of all public comments regarding the Housing Element received by the City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.
Key Findings from Community Engagement Activities
A variety of public comments, suggestions, and recommendations were collected throughout the planning process and provided the proper context to influence and develop the Policy Program contained in Section 4 of this Housing Element. A summary of community comments and their relationship to the Policy Program is provided below.
Summary of Community Comments Relationship to Policy Program There is a need for more affordable housing in the
community.
• Program 1A: Acquisition, Rehabilitation, and
Resale Program
• Program 2D: Accessory Dwelling Unit
Construction
• Program 2L: Condominium Conversion
• Program 2N: Alternative Housing Concepts
• Program 2O: Lot Consolidation
• Program 2P: Small Lot Consolidation
• Program 3B: Preserve and Monitor At-Risk Units
The community needs more affordable housing
options for seniors.
• Program 2D: Accessory Dwelling Unit
Construction
• Housing Program 5A: Affirmatively Furthering
Fair Housing
• Program 5C: Reasonable Accommodation
Low-income families and households need
additional access to opportunities and funding
sources.
• Program 1A: Acquisition, Rehabilitation, and
Resale Program
• Program 1B: Funding for Housing Rehabilitation
Programs
• Program 1D: Multi-Family Improvement
Districts
• Program 3A: Down Payment Assistance
Program
• Program 3D: County Homeownership Program
• Program 3F: County Housing Voucher Program
• Program 3G: Tenant-Based Rental Assistance
There is a need for assistance in rehabilitating older
homes.
• Program 1A: Acquisition, Rehabilitation, and
Resale Program
• Program 1B: Funding for Housing Rehabilitation
Programs
• Program 1F: Targeted Neighborhood Approach
Increase the diversity of housing types available at a
variety of affordability levels.
• Program 1D: Multi-Family Improvement
Districts
2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-6 Summary of Community Comments Relationship to Policy Program • Program 2D: Accessory Dwelling Unit
Construction
• Program 2L: Condominium Conversion
• Program 2N: Alternative Housing Concepts
Preserve the quality of life of existing
neighborhoods.
• Program 1B: Funding for Housing Rehabilitation
Programs
• Program 1C: Code Enforcement
• Program 1F: Targeted Neighborhood Approach
• Housing Program 5A: Affirmatively Furthering
Fair Housing
Future housing units should be located near public
transportation and regional shopping centers.
• Program 2P: Small Lot Consolidation
• Program 2B: Rezone to Provide Adequate Sites
to Accommodate RHNA
2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-7 C.1 Community Workshop #1
This section contains all available materials created for the virtual community workshop and following inperson outreach. Public comments for the workshop were received verbally and through the Zoom chat function. The recorded workshop is available for viewing on the Housing Element Update webpage:https://www.rialtoca.gov/633/Plan-to-House-Our-Rialto-Housing-Element.
The City is updating the Housing Element for the years 2021-2029.
Let’s work together to make the plan ours!
The Housing Element is the City’s Plan to accommodate housing needs for current and future residents of all income levels in Rialto.
Planning to House Our Rialto means:
What’s the Schedule for participation? See the timeline below:
• Embarking on a series of engagement opportunities to hear from you, • Reviewing the City’s current housing policies and programs, • Analyzing existing housing conditions and land which can accommodate new housing, and
• Updating the City’s housing plan to reflect Rialto’s needs and create opportunities for private residential development.
PLAN TO HOUSE OUR RIALTO
City of Rialto 6th Cycle Housing Element Update
April-May Community Workshop #1 - May 19 - June 6
May-July Interactive Mapping and Online Survey - June 14-27 July-August Community Workshop #2 - July 15 - 30
August-October Public Review of Document for Comment - Sept. 2021 For more information and to sign up for email updates,
Scan the QR code or visit the City’s website:
www.yourrialto.com/HouseOurRialto
The City needs your ideas and input!
La ciudad está actualizando el Elemento de Vivienda para los años 2021-2029. ¡Trabajemos juntos para hacerlo Nuestro Plan!
El Elemento de Vivienda es el plan de la ciudad para adaptarse a las necesidades de vivienda de los residentes actuales y futuros de todos los niveles de ingreso en Rialto.
¿Cuáles son las fechas para participar? Vea los horarios a continuación:
• Embarcarse en una serie de oportunidades de participación para escuchar su opinión,
• Revisar las normas y programas de vivienda actuales de la ciudad • Analizar las condiciones de vivienda existentes y terrenos que se puedan adaptar para nuevas viviendas, y
• Actualizar el plan de vivienda de la ciudad para reflejar las necesidades de Rialto y crear oportunidades para el desarrollo residencial privado
PLAN DE VIVIENDAS EN NUESTRO RIALTO
6o Ciclo de la Actualización del Elemento de Vivienda de la Ciudad de Rialto abril-mayo Taller Comunitario #1 - mayo 19 - junio 6
mayo-julio Mapa interactivo y encuesta en línea - junio 14-27 julio-agosto Taller Comunitario #2 - julio 15 - 30
agosto-octubre Revisión Pública del Documento para
Comentarios - sep. 2021
Para obtener más información y registrarse para recibir mensajes por correo electrónico, visite el sitio web de la ciudad:
www.yourrialto.com/HouseOurRialto
¡La ciudad necesita sus ideas y aportes!
• Contact Siri Champion, Project Planner:
909-820-8072 or [email protected]
• Visit www.yourrialto.com/HouseOurRialto
• Comuníquese con Siri Champion, Planificador del Proyecto:
al 909-421-8072 o en schampion@ rialtoca.gov
• Visite www.yourrialto.com/HouseOurRialto
PLAN TO HOUSE OUR RIALTO
PLAN DE VIVIENDAS EN NUESTRO RIALTO
Like the State of California, the Inland Empire faces housing challenges.
Homeowners and renters spend much of their income on housing, some have difficulty finding housing, and population increase has outpaced construction. In this context, the City of Rialto is preparing the “Plan to House Our Rialto: 2021-2029 Housing Element Update” that will establish policies to address existing and future housing needs while preserving community character and creating opportunities for developers to construct new housing.
The City invites you to help plan for the wide-ranging needs of our diverse community.
Al igual que el estado de California, Inland Empire enfrenta desafíos de vivienda. Los propietarios e inquilinos gastan gran parte de sus ingresos en la vivienda, algunos tienen dificultades para encontrar una vivienda y el aumento de la población ha superado la construcción. En este contexto, la Ciudad de Rialto está preparando el “Plan de Viviendas en Nuestro Rialto: Actualización del Elemento de Vivienda 2021-2029” que establecerá normas para abordar las necesidades de vivienda existentes y futuras al mismo tiempo que se preserva el carácter de la comunidad y se crean oportunidades para que los desarrolladores construyan nuevas viviendas.
La ciudad lo invita a ayudar a planificar las necesidades de nuestra diversa comunidad.
FOR MORE INFORMATION
PARA MÁS INFORMACIÓN
Flip to get involved
Dé Vuelta a la hoja para participar
Let’s Plan Together! ¡Vamos a Planificar Juntos!
Project Schedule and Opportunities to Engage
Let’s “Plan to House Our Rialto” together. We invite you help create a plan that reflects the diverse needs and ideas of our community. Below you’ll find several ways to engage.
In addition, you may attend Planning Commission and City Council meetings. All dates are subject to change. Stay up to date at http://www.yourrialto.com/HouseOurRialto.
Calendario del Proyecto y Oportunidades para Participar Vamos a “Plan de Viviendas en Nuestro Rialto” juntos. Lo invitamos a que participe en la creación de un plan que refleje las necesidades e ideas diversas de nuestra comunidad. Abajo encontrará varias formas en que puede participar. Además, puede asistir a las juntas de la Comisión de Planificación y Concejo de la Ciudad. Todas las fechas están sujetas a cambios. Mántengase actualizado en:
http://www.yourrialto.com/HouseOurRialto.
Sign Up for Virtual Meeting Links and Project Updates | Anótese para recibir los enlaces para las Reuniones Virtuales y Actualización del Proyecto Phase 1: Issues & Opportunities
Virtual Workshop: May 19, 2021 at 6:30 p.m.
Alternative Opportunities: May 20-June 6
• Self-Guided Online Workshop
• Self-Guided In-Person Activity at the
Community Center, Senior Center, and
Fitness Center
Fase 1: Comentarios & Oportunidades
Taller Virtual: mayo 19 del 2021 - 6:30 p.m.
Oportunidades Alternativas: mayo 20-junio 6
• Taller Autoguiado en Línea
• Actividad Autoguiada en Persona en el
Centro Comunitario, en el Centro para
Persons Mayores y en el Gimnasio
Phase 2: Sites, Densities & Policy
Online or In Person Survey: June 14-27 Fase 2: Sitios, Densidad & Políticas Encuesta en Línea o en Persona : junio 14-27
Phase 3: Draft Plan Review
Virtual Workshop: July 15, 2021 at 6:30 p.m.
Alternative Opportunities: July 16-30
• Self-Guided Online Workshop
• Self-Guided In-Person Activity
Fase 3: Revisión del Borrador del Plan
Taller Virtual: julio 15 del 2021 - 6:30 p.m.
Oportunidades Alternativas: julio 16-30
• Taller Autoguiado en Línea
• Actividad Autoguiada en Persona
Phase 4: Final Review/ Adoption
Final public review: September 2021
Planning Commission: September 15, 2021
City Council: September 28, 2021
Fase 4: Revisión Final/ Adopción
Revisión pública final: sept. del 2021
Comisión de Planificación: sept. 15 del 2021
Concejo de la Ciudad: sept 28 del 2021
www.yourrialto.com/HouseOurRialto
PLAN TO HOUSE OUR RIALTO
City of Rialto 6th Cycle Housing Element Update
Welcome
Welcome to the City of Rialto's virtual self-guided Phase 1 Community Workshop! Please review the information about the Housing Element and fill out the Survey form provided.
Thank you!
Background
In March 2021, the City of Rialto initiated the process to update its Housing Element titled the "Plan to House Our Rialto: 2021-2029 Housing Element Update". The Plan will serve as the City's vision for and approach to meeting existing and future housing needs.
The Plan identifies opportunities for new residential development. The City does not build housing but instead provides policies and programs to facilitate development as planned.
Who considers Rialto Home?
The goal of the “Plan to House Our Rialto” is to adopt a Housing Plan responsive to the needs and visions of residents and stakeholders. Housing needs and choices vary depending on age, ability, household characteristics, and more. So who considers Rialto home? The figures to the right provide information on who considers Rialto home.
Housing Market
The availability and affordability of housing units are a function of supply (housing units) and demand (population). In the chart to the right we see that housing construction is down. Since 1989 each decade has produced fewer housing units as a percentage of the total housing stock. However, Rialto's population continues to grow. Since 2010 the population has grown by about 4,800 people. Regional growth forecasts show that Rialto is anticipated to gain about 7,900 more people in the next 20 years.
Types of Housing
We need to have enough units in total and the right types of units. Families, individuals, lower income households, seniors, and others tend to have different housing needs. As the figure below shows, single-family homes make up nearly three-quarters of the total supply.
Through the Housing Element Update process we will examine the need for more specific types of homes such as senior apartments, homes for large families, and multifamily apartments affordable to various income groups.
Visit www.yourrialto.com/HouseOurRialto or send comments or questions to Siri Champion, Project Planner, at (909) 820-8072 or [email protected].
Income Category % of Area Median
Income (AMI) Income Range* RHNA Allocation (Housing Units) Min. Max.
Very Low Income 0 - 50% -- $38,750 2,218 units
Low Income 51 - 80% $38,751 $62,000 1,206 units
Moderate Income 81 - 120% $62,001 $93,000 1,371 units
Above Moderate
Income > 120% $93,001 -- 3,477 units
Total 8,272 units
2021 - 2029 City of Rialto RHNA Housing Needs Allocation *Based on the 2021 HUD Area Median Income (AMI) for San Bernardino County of $77,500 for a family of four.
Housing Needs Assessment
We need to understand the current and potential future housing needs for the Plan to be successful. The Regional Housing Needs Assessment (RHNA) allocation is the number of housing units each city or county must plan to accommodate through the Housing Element. RHNA is based on forecasts for population, employment, and households. The RHNA determination process is illustrated on the left. Rialto's RHNA Allocation of 8,272 dwelling units is further broken down by income category in the table to the left.
What's in a Housing Element?
The Housing Element is a plan to meet future housing needs including the RHNA. It is made up of several components including:
• a population and housing profile,
• analysis of housing constraints and resources,
• an evaluation of current adopted programs and policies, • an analysis of potential sites to accommodate anticipated growth, and • policies, programs, and objectives to support identified housing goals for Rialto.
Key Issues
Through the planning process, the City seeks to engage residents and stakeholders on key issues. Those include:
Where do we increase density to accommodate more housing? And how do we knit "adequate sites" into our City's fabric?
The City does not currently have sufficient land zoned to accommodate our RHNA allocation. We must plan "adequate sites" to meet our RHNA allocation of 3,424 dwelling units affordable to very-low and low-income households. The State requires these "adequate sites" to be zoned for at least 30 units per acre to qualify. The City will engage with residents and stakeholders to identify where we can increase density and allow for additional units.
What types of special housing needs does the community have? How do we meet those needs?
The Housing Plan also addresses special needs groups such as those with disabilities, seniors, large family households, female-headed households, and those who are experiencing homelessness.
RHNA Determination Process
Department of
Housing and
Community
Development
HCD determines and
distributes the State’s
housing need to all the
regional councils of
government
Southern California
Association of
Governments
SCAG develops
methodology to
determined “fair share”
distribution of the region’s
housing need to local
jurisdictions
City of Rialto
RHNA Allocation,
2021-2029
8,272 units
Age Characteristics
Percentage of the Population
Owner
Occupied
63%
Renter
Occupied
37%
Housing Tenure
(Renter vs. Owner)
Independent
Living
23%
Hearing
Difficulty
9%
Vision
Difficulty
9%
Cognitive
Difficulty
21%
Ambulatory
Difficulty
26%
Self-Care
Difficulty
23%
Disability Characteristics
Married-Couple
Family
54%
Male Householder,
No Spouse Present
9%
Female Householder,
No Spouse
19% Nonfamily
Households
17%
Household Types
Percentage of Total Housing Units
Housing Types Percent of Housing Units by Year Built
Single-Family,
Detached
71%
Mobile
Homes
6%
Multi-Family
21%
Single-Family,
Attached
2%
Racial and Ethnic Demographics
Two or More
Races
4%
Some Other Race
Native Hawaiian and 17%
Other Pacific Islander
0%
White
63%
Asian
3%
American Indian
and Alaska Native
1%
Black or African
American
13% Hispanic or Latino
74%
Data Source: American Community Survey, 5-Year Estimates, 2019. 0%
Built
1939 or
earlier
2.3%
Built
1940 to
1949
1.1%
Built
1950 to
1959
13.6%
Built
1960 to
1969
13.8%
Built
1970 to
1979
15.5%
Built
1980 to
1989
32.0%
Built
1990 to
1999
13.3%
Built
2000 to
2009
5.7%
Built
2010 to
2013
2.4%
Built
2014 or
later
0.3%
5%
10%
15%
20%
25%
30%
35%
Rialto
0% Under 5
Years
7.5%
5 to 19
23.8%
20 to 34
25.5%
35 to 49
18.6%
50 to 64
15.4%
65 Years +
9.3%
5%
10%
15%
20%
25%
30%
2019
PLAN DE VIVIENDAS EN NUESTRO RIALTO
6o Ciclo de la Actualización del Elemento de Vivienda de la Ciudad de Rialto Bienvenidos
¡Bienvenidos al Taller Virtual Comunitario autoguiado de la Fase 1 de la ciudad de Rialto! Por favor revise la información acerca del Elemento de Vivienda y complete el formulario de la Encusta provisto. ¡Gracias!
Antecedentes
En marzo de 2021, la ciudad de Rialto inició el proceso para actualizar su Elemento de Vivienda titulado: "Planeemos las Viviendas en Nuestro Rialto de la Actualización del Elemento de Vivienda 2021-2029". El Plan identifica oportunidades para nuevos desarrollos residenciales. La ciudad no contruye las viviendas, sino que proporciona las normas y programas para facilitar el desarrollo según lo planeado. ¿Quién Considera a Rialto como su Hogar?
El objetivo del proceso "Planeemos las Viviendas en Nuestro Rialto" es adoptar un Plan de Viviendas que responda a las necesidades y visiones de los residentes y las partes interesadas. Las necesidades y opciones de vivienda varían según la edad, la capacidad, las características de los hogares y otros aspectos.
Mercado Inmobiliario
La disponibilidad y asequibilidad de las unidades de vivienda son una función de la oferta (unidades de vivienda) y la demanda (población). En el gráfico de la derecha vemos que la construcción de viviendas ha bajado. Desde 1989, cada década ha producido menos unidades de vivienda como porcentaje del inventario total de viviendas. Sin embargo, la población de Rialto sigue creciendo.
Tipos de Vivienda
Necesitamos tener suficientes unidades en total y los tipos correctos de unidades. Las familias, los individuos, los hogares de bajos ingresos, las personas mayores y otros tienden a tener diferentes necesidades de vivienda. Como muestra la figura siguiente, las viviendas unifamiliares representan casi las tres cuartas partes del inventario total. A través del proceso de Actualización del Elemento de Vivienda, examinaremos la necesidad de tipos más específicos de viviendas tales como apartamentos para personas mayores, hogares para familias numerosas, y apartamentos multifamiliares asequibles para todos los diferentes grupos de ingreso. A través del proceso de Actualización del Elemento de Vivienda, examinaremos la necesidad de tipos de vivienda más específicos, tales como apartamentos para personas mayores, hogares para familias numerosas, y apartamentos multifamiliares asequibles para varios grupos de ingreso.
Visite www.yourrialto.com/HouseOurRialto o envíe sus comentarios o preguntas a Siri Champion, Planificadora del Proyecto, al (909) 820-8072 o schampion@rialtoca.
Categoría de
Ingresos
% de Ingreso
Medio del Área
(AMI)
Escala de Ingresos*
Distribución del
RHNA
(Unidades
Habitacionales)
Mínimo Máximo
Ingresos Muy Bajos 0 - 50% -- $38,750 2,218 unidades
Ingresos Bajos 51 - 80% $38,751 $62,000 1,206 unidades
Ingresos Moderados 81 - 120% $62,001 $93,000 1,371 unidades Superior al Ingreso
Moderado > 120% $93,001 -- 3,477 unidades
Total 8,272 unidades
Distribución de las Necesidades de Vivienda RHNA
de la Ciudad de Rialto 2021-2029
*La escala de ingresos está basada en el Ingreso Medio del Área (siglas en inglés: AMI) del Departamento de Desarrollo Habitacional y Urbano (siglas en inglés: HUD) de 2021 para el condado de San Bernardino de $77,500 para una familia de 4. ccc
Evaluación de las Necesidades de Vivienda
Necesitamos entender las necesidades de vivienda actuales y futuras para que el Plan tenga éxito. La distribución de la Evaluación de Necesidades de Vivienda Regional (RHNA) es la cantidad de unidades de vivienda que cada ciudad o condado debe planificar para acomodar a través del Elemento de Vivienda. El RHNA se basa en pronósticos de población, empleo y hogares. El proceso de determinación de RHNA se ilustra a la izquierda. La Distribución de RHNA de Rialto de 8,272 unidades de vivienda se desglosa por categoría de ingresos en la tabla de la izquierda.
¿Qué Contiene un Elemento de Vivienda?
El Elemento de Vivienda es un plan para satisfacer las necesidades futuras de vivienda, incluido el RHNA:
• un perfil de población y vivienda,
• un análisis de las limitaciones y los recursos de la vivienda, • una evaluación de los programas y políticas adoptados actualmente, • un análisis de sitios potenciales para adaptarse al crecimiento anticipado, y • políticas, programas y objetivos para apoyar las metas de vivienda identificadas para Rialto.
Puntos Clave
A través del proceso de planificación, la ciudad busca involucrar a los residentes y partes interesadas en los puntos clave. Estos incluyen:
¿En dónde aumentamos la densidad para acomodar más viviendas? Y, ¿Cómo entrelazamos "sitios adecuados" en el telar de la ciudad? La ciudad no cuenta actualmente con suficientes terrenos zonificados para acomodar nuestra distribución de RHNA. Debemos planificar "sitios adecuados" para cumplir con nuestra distribución de RHNA de 3,424 unidades habitacionales asequibles para viviendas de ingresos bajos e ingresos muy bajos. El estado requiere que estos "sitios adecuados" estén zonificados para por lo menos 30 unidades por acre para poder calificar. La ciudad se comprometerá con los residentes y las partes interesadas para identificar en dónde se puede aumentar la densidad y permitir unidades adicionales.
¿Qué tipo de necesidades especiales de vivienda tiene la comunidad? ¿Cómo podemos satisfacer esas necesidades?
El Plan de Vivienda también aborda los grupos con necesidades especiales tales como grupos con discapacidades, personas mayores, hogares de familias numerosas, hogares encabezados por mujeres y aquellos que están experimentando la falta de vivienda.
Vivir
Independientemente
23%
Dificultad
Auditiva
9%
Dificultad
de Visión
9%
Dificultad
Cognitiva
21%
Dificultad
Ambulatoria
26%
Dificultad de
Autocuidado
23%
Ocupadas por
Propietarios
63%
Ocupadas por
Arrendatarios
37%
Tenecia de la Vivienda
Familias de
Parejas Casadas
54%
Hogares de Hombres
como Cabeza de Familia,
sin Cónyuge Presente
9%
Hogares de Mujeres
como Cabeza de
Familia, sin Cónyuge
presente
19%
Hogares No
Familiares
17%
Características de la Vivienda
Tipos de Vivienda
Unifamiliares
Independientes
71%
Casas
Moviles
6%
Multifamiliares
21%
Unifamiliares
Adjuntas
2%
Demografía de la Comunidad
Dos o más razas
4% Alguna otra raza
solamente
17%
Nativa de Hawai u otra
Isla del Pacífico
0%
Blanca
63%
Asíatica
3%
Indio Americana y
Nativa de Alaska
1%
Negra o
Afroamericana
13%
Hispana o Latina
(de cualquier raza)
74%
Data Source: American Community Survey, 5-Year Estimates, 2019.
Características de Edad y Capacidad
Porcentaje de la población
0% Under 5
Years
7.5%
5 to 19
23.8%
20 to 34
25.5%
35 to 49
18.6%
50 to 64
15.4%
65 Years +
9.3%
5%
10%
15%
20%
25%
30%
2019
% del Total de Unidades Habitacionales
Porcentaje de Unidades Habitacionales
por Año de Construcción
0%
Built
1939 or
earlier
2.3%
Built
1940 to
1949
1.1%
Built
1950 to
1959
13.6%
Built
1960 to
1969
13.8%
Built
1970 to
1979
15.5%
Built
1980 to
1989
32.0%
Built
1990 to
1999
13.3%
Built
2000 to
2009
5.7%
Built
2010 to
2013
2.4%
Built
2014 or
later
0.3%
5%
10%
15%
20%
25%
30%
35%
Rialto
1939
o antes
1940 a
1949
1950 a
1959
1960 a
1969
1970 a
1979
1980 a
1989
1990 a
1999
2000 a
2009
2010 a
2019
2014 o
después
Proceso de Determinación del RHNA
Departamento de
Vivienda y Desarrollo
Comunitario
El HCD determina y
distribuye la necesidad
de vivienda del estado
a todos los concejos
regionales del gobierno
Asociación de
Gobiernos del Sur de
California
SCAG desarrolla una
metodología para
determinar la
distribución “justa” de la
necesidad de vivienda
de la región en las
jurisdicciones locales
Distribución del
RHNA de la
ciudad de
Rialto,
2021-2029
8,272 unidades
Menor de
5 Años
de 5 a 19
años
de 20 a
34 años
de 35 a
49 años
de 50 a
64 años
Mayores
de 65 años
Plan to House Our Rialto:
2021-2029 Housing Element Update
Phase 1: Virtual Workshop and Self-Guided Workshop
On May 19th, the City held a virtual community workshop to inform the community of the Housing Element Update process and upcoming engagement opportunities. A self-guided workshop was made available online and in-person at multiple locations for those who were unable to attend the virtual workshop. The following provides the feedback received from the public during this phase one of outreach.
1.What has your experience been with housing in Rialto? A lot of difficulty Lack of new homes for very Income
and above middle-income homes.
New construction.
My experience has not been good.
We are very late in the game and
many questions were asked in
2019 to address our issues, and
community was ignored. I am
however glad that the city is being
proactive to address the issue.
We own our home Programs for improvement and
rehabilitation of older and historic
homes
We need affordable housing for all
It’s very expensive right now. Cash
offers only for older housing.
Programs for assistance for very
low-income resident new home
Need more senior housing for the
disabled
I have struggled and now live on
the streets
Not enough low income purchasing
of homes just rental options
Need more affordable housing
New to the City staff, but happy to
be here with you all now.
We need more apartments. Single
family homes are not affordable
Incentives of larger homes for
higher income earning families
Need more mixed income
integration of housing and not
concentrations of poverty in the
city
RHNA shows need highest in very
low-income homes and above
moderate-income homes
Rent control
Plan to House Our Rialto:
2021-2029 Housing Element Update
Rezoning from housing to industrial
has put the housing development
at a disadvantage. Warehouses are
considered instead of housing our
communities.
Difficulty in finding available
apartments. Houses are limited
due to sales not occurring as
frequent.
More development needed with
affordable housing for residents.
Home prices do not reflect living
wages in this area.
Good; very friendly Thriving downtown Diversity
Excellent! Hard to purchase a home. Covid 19
has further the marginalization for
BIPIOC and POC to home
ownership.
My family has lived in Rialto for
over 50 years. We have lived in 2
homes. 1st, we moved to a new
development near Meyers school.
Then, near Frisbie.
2.In a couple words, what do you value about Rialto’s existing neighborhoods? Additional Comments Received In-Person or On-Line
• It's not LA. Low crime rate, eve pace traffic and a strong sense of community and pride. • Where I live, I appreciate the diversity and the quality of homes in my neighborhood. • Calm; friendly; respected
• I value the schools and new marketplaces that have recently been developed • The respect of having long time homeowners nearby feels comfortable.
3.What are some housing challenges or needs in Rialto?
Rehabilitation of holder homes More affordable housing We need affordable housing for all Environmentally friendly housing Multigeneration housing is needed Larger homes with larger backyards Larger homes to attract higher
incomes
Low income housing for the very
low income
Programs for single parents to be
able to afford a home or rent
Rezoning of designated housing
land
Need more permanent affordable
housing not just rentals
Not enough mix use housing with
commercial for younger residents
Plan to House Our Rialto:
2021-2029 Housing Element Update
Safety and air quality impacting
people’s health therefore pushing
people out
Affordable rents, gentrification due
to rising property values, lack of
access to affordable homes.
Rent is expensive; housing is
expensive, too many apartment
homes not enough for homeless
shelters
The lack of apartments available to
those who cannot buy or do not
want to buy houses. Creating
apartments with space in between
is an issue. As apartments are
always built side by side.
Not all sites/units available for
affordable housing have been
specific with APN numbers in the
housing element for development
opportunities
I think the most challenging thing is
keeping-up the property values. To
understand the value of property
and how to keep it up. I think also
to have pride in a person's
property. That is important!! To
know and understand the city's
expectations of homeowners. To
have pride in the city. When I am
saying this, I am thinking primarily
of the older neighborhoods.
More space/privacy Overcrowding Rent control
4.What is your vision for the future of housing in Rialto? Consider your past responses and needs of future generations.
Additional Comments Received In-Person or On-Line
• More houses that help out the community like housing for homeless people and family living. Also, not expensive enough where you have to rent to 5 or more people. • Apartments built in various areas to provide adequate housing. In different areas to provide apartments with space. Also to reduce traffic by not building apartments side by side. A constant issue in major cities is lack of parking due to side by side buildings.
Plan to House Our Rialto:
2021-2029 Housing Element Update
5.What types of new housing should be builtin Rialto? Choose allthat apply.
6.Of the previous housing types, which 3 would you like the City to prioritize? Plan to House Our Rialto:
2021-2029 Housing Element Update
7.What kind of features or characteristics would you like to see in future Rialto neighborhoods?
8.The City of Rialto 2014-2021 Housing Element Mid-Cycle Update established the following goals:
• Maintain and improve the quality of existing housing and neighborhoods in Rialto. • Promote and encourage housing development that adequately meets the needs of all socioeconomic segments of the community and region.
• Maximize the use of available financial resources and pursue creative and resourceful methods to reduce the overall cost of housing.
• Alleviate any potential government constraints to housing production and affordability. • Promote equal opportunity for all residents to reside in the housing of their choice.
What additions or comments do you have on these goals?
Intentional zoning Community gardening New all-inclusive City Hall Community wealth To preserve he quality of
life for the residents; no
more warehouses
Missing civic area and
buildings – community
building areas/ services/
recreation – park with
pool
Public transportation
throughout City and near
housing – more bus
services throughout City
and suburb area
More investments from
City and County in
transportation corridors
No pockets of poverty –
integration of incomes –
inclusive
Energy efficient trolley
collecting Historic Area
with new development
Support when speaking
on improving the quality
of housing
Permanent affordable
housing
Clean energy solutions
2021-2029 City of Rialto Housing Element – Appendix C: Summary of Community Engagement C-8 C.2 Community Survey
This section contains a survey summary of all collected data. The survey was available in both English and Spanish. A total of 119 surveys were submitted.