For the Planning Commission Meeting of May 6, 2026
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Community Development Director
REVIEWED BY: Daniel Casey, Community Development Manager
FROM: Daniel Rosas, Senior Planner
Title
Tentative Tract Map No. 2024-0002 (TTM 20737): A request to allow the subdivision of approximately 35.19 gross acres of land (APNs: 0264-153-02, 0264-211-08, -09, & 0264-212-08) located on the east side of Linden Avenue approximately 850 feet south of Renaissance Parkway within the Renaissance Specific Plan into twelve (12) residential condominium lots and eight (8) lettered lots for private streets, open space/amenities, and water quality management. An Addendum to the Renaissance Specific Plan Amendment 2016 Final Environmental Impact Report (Environmental Assessment Review No. 2025-0001) has been prepared for consideration in conjunction with the project.
Precise Plan of Design No. 2024-0024: A request to allow the development of a private residential neighborhood comprised of 292 single-family dwelling units, paving, landscaping, lighting, amenities, and drainage improvements in conjunction with the subdivision. An Addendum to the Renaissance Specific Plan Amendment 2016 Final Environmental Impact Report (Environmental Assessment Review No. 2025-0001) has been prepared for consideration in conjunction with the project.
Body
APPLICANT:
Lewis-Hillwood Rialto Company, LLC, 1156 N. Mountain Avenue, Upland, CA 91786
LOCATION:
The project site consists of four (4) parcels of land located on the east side of Linden Avenue approximately 850 feet south of Renaissance Parkway (APNs: 0264-153-02, 0264-211-08, -09, & 0264-212-08) (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
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Location |
General Plan Designation |
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Site |
Specific Plan with a Specific Play Overlay (Renaissance SP) |
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North |
Specific Plan with a Specific Play Overlay (Renaissance SP) |
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East |
Specific Plan with a Specific Play Overlay (Renaissance SP) |
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South |
Specific Plan with a Specific Play Overlay (Renaissance SP) |
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West |
Specific Plan with a Specific Play Overlay (Renaissance SP) |
Surrounding Zoning Designations
|
Location |
Zoning |
|
Site |
Renaissance Specific Plan (Various Residential Designations) |
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North |
Renaissance Specific Plan (Town Center) |
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East |
Renaissance Specific Plan (Various Residential Designations) |
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South |
Renaissance Specific Plan (Various Designations) |
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West |
Renaissance Specific Plan (Business Center) |
Site Characteristics
The project site is a relatively flat, asymmetrical-shaped area of land comprised of four (4) parcels. The project site is bound by an existing segment of Linden Avenue to the west. The property is vacant and covered by natural grasses, shrubs, and stockpiled aggregate materials.
Surrounding Area
To the north of the project site is the Renaissance Marketplace, and to the east, is Phase I of the Renaissance residential development. To the south are dozens of acres of vacant land. To the west, across Linden Avenue, are existing fulfillment facilities.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant, Lewis-Hillwood Rialto Company, LLC, proposes to develop the 35.19 gross acre project site into a private residential neighborhood consisting of 292 single-family dwelling units, private streets, common open space, landscaping, and a stormwater basin. The project also includes the subdivision of the project site into twelve (12) residential condominium lots and eight (8) lettered lots for the private streets, common open space, and stormwater basin.
Tentative Tract Map
The applicant filed a tentative tract map application to subdivide the project site into twelve (12) residential condominium lots, one (1) private street lot, one (1) recreational amenity lot, four (4) common open space/landscape lots, and two (2) remainder lots (Exhibit B). A condominium plan will further divide each residential condominium lot into “airspace” to create 292 for-sale residential condominium lots for the 292 detached single-family dwelling units.
Neighborhood Site Layout
According to the site plan (Exhibit C), the private residential neighborhood will consist of three (3) distinct product groups throughout the 35.19-acre project site - Liberty, 6-Pack, and Bungalows. The Liberty product will consist of 109 detached dwelling units within Lots 1, 7, 11, & 12, which will be located on the west side of the project site. The Bungalow product will consist of 93 detached dwelling units within Lots 2, 3, 4, 5, & 9, which will be located on the north and east ends of the project site. Lastly, the 6-Pack product will consist of 90 detached dwelling units within Lots 6, 8, & 10, which will be located within the center of the project site.
The neighborhood will have four (4) access points - 1) an entry point connected directly to Linden Avenue at the southwest corner of the project site will serve as the primary access point to the neighborhood, 2) a driveway connected directly to Linden Avenue on the west end of the project frontage will provide exit access only, and 3) a two private street extensions on the east end of the project that connect to Phase I of the development and its entry points connected to Ayala Drive. Internally, a 36-foot-wide private street system will provide access throughout the inside of the neighborhood to a series of private alleys that provide direct access to each of the residential structures. The primary access point from Linden Avenue and the secondary access point from Scholl Way will feature significant amounts of landscaping, decorative paving, and neighborhood identification signage (Exhibit D).
The applicant will also construct and install major amenities for the site, in accordance with the requirements of the Renaissance Specific Plan (Exhibit E). Lot B, located near the Linden Avenue primary entrance to the neighborhood, will feature recreation center with a swimming pool/spa, playground equipment, picnic tables, trellis structures, a solid shade structure, dog park, pickleball and basketball courts, and an open lawn area. Other amenities are also present throughout the neighborhood, including a pedestrian walkway path that circumnavigates the entire neighborhood and several passive landscaped areas.
Product Design
As shown, in the attached architectural package (Exhibit F), each product group within the proposed residential neighborhood will feature its own distinct product types, sizes, and architectural styles. Every dwelling, in each product group, will feature a two-car garage and a private yard. The following details the number of plan types, sizes of dwellings, number of bedrooms, and architectural styles for each product group within the proposed neighborhood:
Liberty
• Number of Plan Types: Three (3)
• Sizes: 1,436 square feet to 1,762 square feet
• Number of Bedrooms: Three (3) to four (4)
• Architectural Styles*: Spanish Colonial, Cottage, Farmhouse
6-Pack
• Number of Plan Types: Three (3)
• Sizes: 1,651 square feet to 1,844 square feet
• Number of Bedrooms: Three (3) to four (4)
• Architectural Styles*: Santa Barbara, Adaptive Prairie, Adaptive Farmhouse
Bungalows
• Number of Plan Types: Three (3)
• Sizes: 1,582 square feet to 1,698 square feet
• Number of Bedrooms: Three (3) to four (4)
• Architectural Styles*: Spanish Colonial, American Farmhouse, Santa Barbara
*Each elevation features varied rooflines and roof styles, concrete tile roofing, stucco exterior finishes, and trim elements consistent with each architectural style. Trim elements may include stone/brick veneer, lap siding, corbels, window shutters, etc.
Fences and Walls
The wall and fence plan (Exhibit G) indicates that the applicant will install a six (6) foot high block wall around the entire outer perimeter of the neighborhood. The block wall will feature a tan split-face finish, a precision block cap, and 6-foot 10-inch tall by 16-inch square pilasters approximately every seventy (70) linear feet, which will serve to provide relief along lengthy expanses of the fences and walls. Additionally, the applicant will install a combination of similarly styled block walls and vinyl privacy fencing for the individual dwelling units depending upon visibility from a private street or common open space area.
Parking
Parking within the new neighborhood will come in the form of garage parking spaces, driveway parking spaces perpendicular parking spaces, and parallel parking spaces within the internal private street system. In total, the neighborhood will contain 740 parking spaces for the 292 dwelling units, with 584 of the parking spaces enclosed within garages. This quantity exceeds the minimum parking requirement as shown in the parking calculation chart below and as required by the Renaissance Specific Plan:
|
Type of Use |
Number of Units |
Parking Ratio (Spaces/Unit) |
Number of spaces required |
|
|
|
|
|
|
Detached Units Guest Parking |
292 292 |
2 / 1 1 / 2 |
584 146 |
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|
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|
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|
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|
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Total Required/Total Provided Total Required/Total Provided (Garage) |
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|
730/740 584/584 |
Traffic
Kimley-Horn prepared a Traffic Study (TS), dated January 2026, to assess the project’s potential impacts to local streets and intersections (Exhibit H). The TS estimates that the project will generate up to approximately 2,102 daily vehicle trips with 141 trips in the AM peak hour and 167 trips in the PM peak hour. As shown in Table 3 (Summary of Project Trip Generation) of the TS, the project is anticipated to generate 903 fewer trips on a daily basis than were analyzed for the project site in the Renaissance Specific Plan Amendment 2016 Final Environmental Impact Report.
The TS analyzed seven (7) intersections in the project vicinity, as shown in the list below:
None of the intersections are anticipated to be impacted when the existing plus ambient and project generated traffic volumes are combined with cumulative growth without any mitigation.
The project will construct any necessary half-width street improvements along the entire project frontage of Linden Avenue. Additionally, the applicant will pay development impact fees related to traffic. All street improvements, “fair-share” payments, and development impact fee payments, must be paid and/or completed prior to final inspection and occupancy.
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.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
The applicant engaged Kimley-Horn to prepare an Addendum to the Renaissance Specific Plan Amendment 2016 Final Environmental Impact Report (EIR Addendum), in accordance with the provisions of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the rules, regulations, and procedures for implementing CEQA as set forth by the City of Rialto. Section 15164(a) of the State CEQA Guidelines states that “the lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred.”
The purpose of the EIR Addendum is to analyze any potential differences between the impacts identified in the Renaissance Specific Plan Amendment 2016 Final Environmental Impact Report (RSPA 2016 FEIR) and those that would be associated with the proposed Project. Pursuant to provisions of CEQA and State CEQA Guidelines, the City is the Lead Agency charged with the responsibility of deciding whether to approve development on the Project site. As detailed in the EIR Addendum, the proposed Project would result in no new significant impacts that were not analyzed in the RSPA 2016 FEIR, nor would the proposed Project cause a substantial increase in the severity of any previously identified environmental impacts. The potential impacts associated with proposed Project would either be the same or less than those described in the RSPA 2016 FEIR. In addition, there are no substantial changes to the circumstances under which the proposed Project would be undertaken that would result in new or more severe environmental impacts than previously addressed in the RSPA 2016 FEIR, nor has any new information regarding the potential for new or more severe significant environmental impacts been identified. The EIR Addendum to the RSPA 2016 FEIR is attached to the agenda report (Exhibit I).
PUBLIC NOTICE:
The City published a public hearing notice for the proposed project in the San Bernardino Sun newspaper, posted copies of the public hearing notice outside the Council Chambers, and mailed public hearing notices to all property owners within 660 feet of the project site, as required by State law.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
- Adopt the attached Resolution (Exhibit J) to approve an Addendum to the Renaissance Specific Plan Amendment 2016 Final Environmental Impact Report (Environmental Assessment Review No. 2025-0001) for the proposed project, and authorize staff to file the attached Notice of Determination with the Clerk of the Board of San Bernardino County; and
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- Adopt the attached Resolution (Exhibit K) to approve Tentative Tract Map No. 2024-0002, based upon the findings and subject to the conditions therein; and
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- Adopt the attached Resolution (Exhibit L) to approve Precise Plan of Design No. 2024-0024, based upon the findings and subject to the conditions therein.