For Planning Commission Meeting of July 1, 2026
TO: Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Community Development Director
REVIEWED BY: Daniel Casey, Community Development Manager
FROM: Daniel Rosas, Senior Planner
Title
Conditional Development Permit No. 2025-0003: A request to allow the development and operation of a 56,317 square foot 4-story 95-room hotel on 2.68-acres of land (APN’s: 0240-191-50 & -51) located on the north side of Renaissance Parkway approximately 275 feet west of Alder Avenue within the Freeway Commercial (FC) land use district of the Renaissance Specific Plan. On August 22, 2017, the City Council adopted an Addendum to the Renaissance Specific Plan Environmental Impact Report (Environmental Assessment Review No. 15-47) that included the development and operation of a hotel on the site, in accordance with the requirements of the California Environmental Quality Act (CEQA).
Precise Plan of Design No. 2025-0003: A request to allow the development of a 56,317 square foot 4-story 95-room hotel with associated paving, landscaping, lighting, and drainage improvements on 2.68-acres of land (APN’s: 0240-191-50 & -51) located on the north side of Renaissance Parkway approximately 275 feet west of Alder Avenue within the Freeway Commercial (FC) land use district of the Renaissance Specific Plan. On August 22, 2017, the City Council adopted an Addendum to the Renaissance Specific Plan Environmental Impact Report (Environmental Assessment Review No. 15-47) that included the development and operation of a hotel on the site, in accordance with the requirements of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
Paradise Lake, LLC., 4300 Edison Avenue, Chino, CA 91754
LOCATION:
The project site is within Planning Area 11 of the Renaissance Specific Plan, located generally on the northwest corner of Alder Avenue and Renaissance Parkway (APN’s: 0240-191-50 & -51) within the Freeway Commercial (FC) land use district as shown in the attached Location Map (Exhibit A).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Specific Plan with a Specific Plan Overlay (Renaissance SP) |
|
North |
Specific Plan with a Specific Plan Overlay (Renaissance SP) |
|
East |
Specific Plan with a Specific Plan Overlay (Renaissance SP) |
|
South |
Specific Plan with a Specific Plan Overlay (Renaissance SP) |
|
West |
Specific Plan with a Specific Plan Overlay (Renaissance SP) |
Surrounding Zoning/Land Use Designations
|
Location |
Zoning |
|
Site |
RSP- Freeway Commercial (FC) |
|
North |
Not A Part - Cal trans (SR-210) |
|
East |
RSP- Freeway Commercial (FC) |
|
South |
RSP- Freeway Commercial (FC) |
|
West |
RSP- Freeway Commercial (FC) |
Site Characteristics
The project site is a relatively flat, quadrilateral-shaped piece of land comprised of two (2) parcels approximately 2.68 acres in size with approximate dimensions of 360 feet (north-south) by 320 feet (east-west). The site is bound on the south by an existing segment of Renaissance Parkway. The property is mostly vacant except for an existing asphalt drive-aisle, an existing concrete driveway, and existing curb, gutter, and sidewalk along the entire Renaissance Parkway frontage that provide access to existing developments to the east of the project site.
Surrounding Area
To the north of the project site is the eastbound off-ramp of the SR-210 Freeway at Alder Avenue, and to the east is an existing 76 vehicle fuel station. To the south, across Renaissance Parkway, is an existing Fontana Water reservoir facility, and to the west is approximately 4.61 acres of vacant land.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant, Paradise Lake, LLC., proposes to develop and operate a 56,317 square foot 4-story 95-room hotel with associated paving, landscaping, lighting, and drainage improvements on the project site. The applicant identified Fairfield by Marriott as the prospective operator of the hotel.
Entitlement Requirements
The following entitlements are required for the applicant’s proposal:
• Conditional Development Permit: Per Table 3-2 (General Permitted Uses) of the Renaissance Specific Plan, the establishment and operation of a hotel within the Freeway Commercial (FC) land use district requires Planning Commission approval of a Conditional Development Permit.
• Precise Plan of Design: The design of the development and the related site improvements (e.g. site design, building exterior, landscaping, etc.) requires Planning Commission approval of a Precise Plan of Design.
Site Design
According to the site plan (Exhibit B), the applicant will construct a 4-story hotel in the northwest corner of the project site. The proposed layout includes a twenty (20) foot deep landscape setback along the Renaissance Parkway frontage, 104 passenger vehicle parking spaces, and asphalt drive-aisles around the proposed building and throughout the project site. On-site drive aisles serve as fire lanes and access to parking existing 76 vehicle fuel station to the east. An existing 40-foot-wide shared driveway on the east end of the site will provide right-in and right-out access to Renaissance Parkway, while an existing 35-foot-wide driveway on the west end of the site will be signalized and will provide full access to Renaissance Parkway.
Additional on-site improvements include pedestrian pathways, landscape planters, site lighting, fencing, and an runoff water quality treatment and retention improvements.
Floor Plan
The floor plan for the proposed building (Exhibit C) indicates that the 4-story building will consist of 56,317 square feet with 95 hotel-rooms, centrally located elevators, and stairs cases at opposing ends of the structure. The first floor includes 14 hotel rooms, a lobby and lounge area, a food prep and breakfast dining area, a fitness center, as well as other staff support areas. Levels two, three, and four will consist of 27 guest rooms with staff support areas such as storage, linens, mechanical and electrical rooms. The proposed main building entrance and porte cochere face south towards Renaissance Parkway.
Architectural Design
The proposed building will feature significant vertical and horizontal wall plane articulation in the form of projected masses and height variations on all four (4) sides of the building. As shown on the elevations (Exhibit D), the building height ranges from 57 feet to 47.5 feet from the finished floor level. The exterior of the building will be of comprised of exteriors stone, wood paneling, and a palette of approximately six (6) different EIFS finish colors - in shades of brown, tan, gray, and white. Additional architectural features of the building include metal brow accents, reveals, and glazing.
Parking
The development will have one hundred and four (104) passenger vehicle parking spaces, including eight (8) electric vehicle parking spaces. This quantity exceeds the minimum parking requirement as shown in the parking calculation chart below and as required by Chapter 18.58 (Off-Street Parking) of the Rialto Municipal Code:
|
Type of Use |
Proposed Quantity |
Parking Ratio |
Number of spaces required |
|
|
|
|
|
|
Boarding / Lodging Hotel Rooms Employees |
95 -- |
1 space / room 5 |
95 5 |
|
Total Required/Total Provided |
|
|
100/104 |
Landscaping
The landscape coverage for the project is 20.4 percent, which exceeds the minimum required amount of 10.0 percent. This includes twenty (20) foot deep landscaping along the Renaissance Parkway street frontage, as well as planters around the perimeter of the project site. All the landscape planters will feature a variety of trees spaced every thirty (30) linear feet and an abundant number of shrubs and groundcover (Exhibit E).
Land Use Compatibility
The project and its design are consistent with the Freeway Commercial (FC) land use district of the Renaissance Specific Plan and the Design Guidelines contained within Chapter 18.61 of the Rialto Municipal Code. There are no sensitive uses near the project site, and as a result the project is not anticipated to negatively impact any of the surrounding uses. The project will be a benefit to the community and an improvement to the surrounding area.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
Goal 2-21: Ensure high-quality planned developments in Rialto.
Goal 2-22: Promote commercial and/or industrial development that is well designed, people-oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose
Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The City Council adopted an Addendum (Environmental Assessment Review No. 15-47) to the 2010 Certified Renaissance Specific Plan Final Environmental Impact Report (“Addendum”) on August 22, 2017, in accordance with the California Environmental Quality Act (CEQA) (Exhibit F). The Addendum analyzed the development of the existing vehicle fuel station to the east as well as a 100-room four (4) story hotel on the project site.
Lilburn Corporation prepared a CEQA Consistency Analysis dated June 2026 (Exhibit G) to analyze the changes to the hotel from the earlier Addendum to the current proposal. The CEQA Consistency Analysis determined the project will not result in any new impacts that were not previously analyzed and that the project was adequately analyzed in an earlier EIR Addendum. No new environmental documentation is required.
PUBLIC NOTICE:
The City published a public hearing notice for 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:
1. Adopt the attached Resolution (Exhibit H) to approve Conditional Development Permit No. 2025-0003, based upon the findings and subject to the conditions therein; and
2. Adopt the attached Resolution (Exhibit I) to approve Precise Plan of Design No. 2021-0025, based upon the findings and subject to the conditions therein.