FOR: City Council Meeting [April 8, 2025]
TO: Honorable Mayor and City Council
APPROVAL: Tanya Williams, City Manager
FROM: Tim Sullivan, Assistant City Manager
Title
Request the City Council to: 1) Approve Lot Line Adjustment No. 2022-0016/Certificate of Compliance and Accompanying Grant Deeds Between 160 N Cactus, LLC (Property Owner and Applicant) and the City Located at the Northwest Corner of Cactus Avenue and Rialto Avenue 2) Authorize the City Manager to Execute all Related Documents.
Body
RECOMMENDATION
Staff recommends the City Council:
1. Approve Lot Line Adjustment No. 2022-0016/Certificate of Compliance and accompanying Grant Deeds between 160 N Cactus, LLC (Property Owner and Applicant).
2. Authorize the City Manager to Execute all Related Documents.
BACKGROUND
On October 25, 2023, the City Planning Commission approved Precise Plan of Design (PPD) 2022-0056 to allow for the development of a 159,700 square-foot industrial warehouse building on the Applicant’s parcels located at the northwest corner of Cactus Avenue and Rialto Avenue (Attachment 1). The Applicant owns three (3) separate parcels, consisting of two (2) Assessor Parcel Numbers 0128-141-70 and 0128-141-72, that total 7.93 acres at 160 N Cactus Avenue (Attachment 2). These lots are currently vacant and have the practical effect of land-locking two (2) parcels, consisting of APNs 0128-141-49 (0.306 acres) and 0128-141-63 (0.026 acres), owned by the City of Rialto that total 0.332 acres (Attachment 3).
The City parcels are currently utilized for City of Rialto Water facilities, and access to the parcels is from Rialto Avenue through a recorded access easement encumbering a portion of the Applicant’s site.
ANALYSIS/DISCUSSION
The Applicant is requesting to fulfill the requirements of PPD 2022-0056 for implementation of the project and in accordance with the following conditions of approval:
Condition of Approval No. 9: Agree to reconfigure the existing parcel lines of the property in order to provide enhanced access and operation of the City’s water well and associated facilities. The Applicant further agreed to submit a Lot Line Adjustment (LLA) to modify the existing parcel configuration as proposed prior to the issuance of a building permit."
Condition of Approval No. 117: "The existing parcels shall be combined into a single parcel, or a lot line adjustment shall be done so that the proposed structure(s) does not cross any lot line and complies with all requirements of the California Building Code, prior to any building permits being issued.”
In coordination with the City, the Applicant proposes to modify the existing parcel configuration through an LLA application that would involve a land swap to reconfigure the water facility into the southwest corner of the site along with the Rialto Avenue frontage (Attachment 4).
This LLA and land swap represents a mutually advantageous opportunity for both the City and the Applicant. It allows the Applicant to meet the Conditions of Approval required in PPD 2022-0056 while enabling the City to establish direct fee title access to the public right of way. Upon approval and recordation of the LLA and related grant deeds, the City will own 0.311 acres, and the Applicant will own 7.926 acres for the development of the project. Thus, the City will gain a small portion of the Applicant’s land and contiguous access through this process (Attachment 5).
The proposed LLA and related land swap are compatible with the environmental characteristics and lot sizes of the adjacent area. Such alterations will allow the City to obtain access from its property to the public right of way and will further result in a more aesthetic frontage. Additionally, the Applicant has agreed to process a second LLA to merge the two (2) City-owned parcels on the City’s behalf. Thus, the City will benefit from additional land, access to the public right of way, and a processed LLA that will better suit the property’s needs.
The LLA and land swap would optimize the Applicant’s use of their property and create more usable space that better accommodates the size and layout of the proposed development. In addition to more efficient use of the land, the Applicant would no longer have an easement over the southwestern portion of their property.
ENVIRONMENTAL IMPACT
On October 25, 2023, the Planning Commission adopted a Mitigated Negative Declaration (Environmental Assessment Review No. 2022-0054) for the project, in accordance with the California Environmental Quality Act (CEQA). No further environmental review is necessary.
GENERAL PLAN CONSISTENCY
The project is consistent with the following goals of the Land Use Element of the Rialto General Plan:
Goal 2-19: Encourage neighborhood preservation, stabilization, and property maintenance.
Goal 2-21: Ensure high-quality planned developments in Rialto.
LEGAL REVIEW
The City Attorney’s Office has reviewed the staff report with attachments and approved them as to form.
FINANCIAL IMPACT
Operating Budget Impact
The proposed action will not affect the Operating Budget.
Capital Improvement Budget Impact
The proposed action will not affect the Capital Improvement Budget.
Licensing
Before execution of any issued On-Site or Off-Site Construction Permits, the Subdivider will secure a business license application and will pay a Business License tax at the Contractors rate, as well as Administration and State fees for their contractors performing any improvements and shall renew accordingly.