For City Council Meeting January 27, 2026
TO: Honorable Mayor and City Council
APPROVAL: Tanya Williams, City Manager
FROM: Christina Taylor, Community Development Director
Title
Request City Council to Set a Public Hearing for February 24, 2026 to Consider and Adopt: 1) Environmental Assessment Review No. 25-0020; 2) General Plan Amendment No. 25-0001; 3) Zoning Code Amendment No. 25-0002; 4) Specific Plan Amendment No. 25-0001; and, 5) Specific Plan Amendment No. 25-0002 to comply with State Law.
Body
RECOMMENDATION:
Staff recommends that the City Council:
1) Set a Public Hearing for February 24, 2026, to consider the Housing Element Project (Related Files: Environmental Assessment Review No. 25-0020, General Plan Amendment No. 25-0001, Zoning Code Amendment No. 25-0002, Specific Plan Amendment No. 25-0001, and Specific Plan Amendment No. 25-0002).
APPLICANT:
City of Rialto.
LOCATION:
Citywide. Amendments apply to identified parcels within the Foothill Central Specific Plan, Gateway Specific Plan, and additional Housing Opportunity District Overlay areas included in the Housing Element sites inventory.
BACKGROUND:
State law requires each jurisdiction to update its Housing Element every eight years (6th Cycle: 2021-2029). Rialto’s RHNA allocation is 8,272 units, including 4,795 lower- and moderate-income units. The draft Housing Element identifies capacity for 16,197 units, exceeding RHNA by 105 percent.
During the review cycle, HCD issued multiple comment letters requiring revisions. The City was also party to litigation and settlement requiring rezoning of sites, adoption of an inclusionary zoning ordinance, and certification of the Housing Element. Extensions were granted, and on December 2, 2025, HCD stated the draft meets statutory requirements.
The proposed implementing actions include the adoption of a new Housing Opportunity Overlay, amendments to two Specific Plans, and certification of the CEQA Initial Study/Mitigated Negative Declaration.
The Housing Element is available at: <https://www.rialtoca.gov/633/Plan-to-House-Our-Rialto-Housing-Element>
This staff report is intended to provide a general background on the project in order to set the public hearing. A more comprehensive staff report will follow once the hearing has been set.
Planning Commission Action
On January 21, 2026, the Planning Commission opened the public hearing and discussed the Housing Element Project during a regularly scheduled public meeting. After further discussion, the Planning Commission closed the public hearing and voted 6-0 (1 absence) to adopt Resolutions recommending that the City Council approve the project. Copies of the Planning Commission Resolutions are attached as Exhibit A.
ANALYSIS/DISCUSSION:
The Housing Element Update requires rezoning to provide adequate sites to meet RHNA. The overlay program provides residential opportunities on identified parcels throughout the City and aligns with recent legal requirements regarding base zoning and housing capacity.
Actions proposed:
• Amend the General Plan to adopt the 6th Cycle Housing Element and to amend the Environmental Justice Element to conform to the Housing Element.
• Establish Housing Opportunity Overlay in the Zoning Code.
• Amend Foothill Central Specific Plan to apply the overlay to approximately 159 acres.
• Amend Gateway Specific Plan to apply the overlay to approximately 20 acres.
• Adopt the CEQA IS/MND for the Housing Element Project.
A more comprehensive staff report will follow once the hearing has been set.
ENVIRONMENTAL IMPACT:
An Initial Study/Mitigated Negative Declaration (Environmental Assessment Review No. 25-0020) has been prepared for consideration in conjunction with the Housing Element Project.
LEGAL REVIEW:
The City Attorney has reviewed and approved the staff report and the attached Notice of Public Hearing (Exhibit B).