Planning Commission recommends Board approval of Thermal Ranch Specific Plan despite opposition; adds substation coordination condition

The Riverside County Planning Commission on Oct. 22 voted 3–1 to recommend the Board of Supervisors certify the Final Environmental Impact Report and tentatively approve the Thermal Ranch Specific Plan, a multi‑phased project that would create a 223‑acre equestrian facility, workforce housing, an RV park, commercial tourist uses, retail, and a mix of residential neighborhoods on a 619‑acre site in the Thermal area of the Fourth District.

Staff presentation and EIR findings

Planning staff (Russell Brady) described the project components, which include a 223‑acre equestrian facility with a central grand/ VIP barn, private and large barns, retail and dining areas, open riding fields and support facilities; the site plan showed a peak event capacity the EIR modeled at up to 8,100 attendees per day with roughly 40% on‑site at a given time (approximately 3,240 people). The project also includes a proposed workforce housing component (500 modular units on 18.4 acres), a 300‑space RV park, hotels and up to 1,161 standard single‑family lots and 191 attached condominium units in other planning areas. Staff reported the Final EIR (published Sept. 24, 2025) identified potentially significant unavoidable operational impacts for air quality (SCAQMD thresholds) and vehicle miles traveled (VMT). Because some air‑quality and VMT impacts could not be fully mitigated, staff advised the Board that a statement of overriding considerations would be required if the Board ultimately approves the project.

Public comment and concerns

The item drew extensive public comment. Labor representatives (ironworker and plumbers unions and Building Trades delegates) urged enforceable community benefits, local‑hire guarantees and living‑wage commitments. Community groups and residents—represented…