For Economic Development Committee Meeting September 25, 2025
TO: Honorable Mayor and City Council
FROM: Christina Taylor, Director of Community Development
AUTHOR: Christina Taylor, Director of Community Development
Daniel Casey, Principal Planner
Title
Zone Change Recommendations for Industrial-Residential Interface Areas
body
DISCUSSION:
Staff was directed by City Council to analyze zoning throughout the City, identify areas of industrial-residential interface and provide recommendations to City Council on potential, alternative zoning designations for the interface areas.
Through this process, staff identified six general areas where there is potential conflict between industrial and residential zoning. They are as follows: Agua Mansa, El Rivino, Gateway, M-1 & M-2 zones in central Rialto, North of 210 (non-Renaissance) and Renaissance. Each of these are shown on the maps included as Attachment A.
Agua Mansa and El Rivino
The Agua Mansa and El Rivino areas are located south of I-10 and extend south, east and west to the City boundaries.
These areas are zoned either Heavy Industrial (H-IND) or Manufacturing (M-1) and are predominately occupied by industrial uses with some legal non-conforming, residential uses scattered throughout.
The western boundary of the Agua Mansa and El Rivino areas are primarily bordered by residentially zoned land from the community of Bloomington which is part of unincorporated San Bernardino County. For both Agua Mansa and El Rivino, most of the industrial zoned land and residentially adjacent land is entitled or developed.
Staff does not recommend making changes to zoning in these areas.
Gateway
The Gateway area is between I-10 and San Bernardino Avenue, extends east to the City’s boundary with Colton and west to Spruce and Lilac Avenues.
Zoning in the Gateway area is made up of Retail-Commercial, Freeway-Commercial, Office Park and Industrial Park. Uses include a variety of retail, commercial and industrial uses.
The Gateway area is bounded on the east by residential uses in the City of Colton and on the west and north by residential zoning within the City of Rialto. The Gateway area is almost completely developed, with a few vacant parcels and few parcels available for re-use.
Staff does not recommend making changes to zoning in these areas.
Central Rialto M-1 and M-2
The M-1 and M-2 zones are part of central Rialto. This area is bound on the south by Merril Avenue, the north by rail right-of-way (north of Rialto Avenue), on the west by Linden Avenue and the east by Willow Avenue.
This entire area is zoned Manufacturing (M-1 or M-2) with the exception of the northwest corner of Willow and Merrill which is zoned MHD and the adjacent parcel which is zoned R-3. The M-1 and M-2 zones in this area are bordered by residentially zoned land to the north, south and west. To the east is the Central Area Specific Plan which includes the City Hall campus.
This area of the City is predominately developed with little vacant land available for development or re-use. Staff does not recommend making any changes to zoning in these areas.
North of SR-210 (Non-Renaissance)
North of SR-210 includes the Rialto Airport Specific Plan, part of the Renaissance Specific Plan, County islands and residential neighborhoods. This is a large area running from the City boundary with Fontana on the west, the City’s boundary with the City and County of San Bernardino on the north, the City’s boundary on the east with the County of San Bernardino and SR-210 on the south.
Zoning in the non-Renaissance portion north of SR-210 consists of various commercial, industrial and residential designations. The north and easterly portions of this section are primarily residentially zoned and include areas such as Las Colinas, El Rancho Verde and River Ranch. The remaining parts are subject to the Airport Specific Plan which allows for a variety of commercial, office and industrial uses.
This area has seen substantial development of commercial and industrial uses. There is some opportunity for rezoning interface areas including County island areas. Staff recommends the County island areas be pre-zoned for residential and the interface areas be considered for retail, office or commercial designations. These areas are shown on Exhibit XX
Renaissance
The Renaissance Specific Plan area spans both the north and south sides of SR-210 from the City boundary with Fontana on the west, south to Baseline Road, east to Cactus Avenue and north to the Airport Specific Plan boundary.
The specific plan has seen substantial development of industrial, retail and residential uses. There are some vacant parcels which could be considered for rezoning and a few areas with underutilized parcels which could be considered for re-use.
The industrial-residential interface areas are along Locust and Linden Avenues near Casmalia Street and the area surrounding County Island #4 in the same area. Staff recommends the County island areas be pre-zoned for residential and the interface areas be considered for retail, office or commercial designations These areas are shown on Exhibit XX
The next steps in a zone change process would be as follows:
• RFP to engage a consultant for:
o CEQA
o General Plan map update
o Zoning text and map updates
o Tribal Consultation
• Stakeholder and community outreach
• Public Hearings at Planning Commission and City Council
RECOMMENDATION:
Staff recommends the EDC receive the report and provide direction to staff.
Attachments:
Industrial-Residential Interface Area Maps
Non-Renaissance recommandations
Renaissance recommandations