For the Planning Commission Meeting of December 3, 2025
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
Conditional Development Permit No. 25-0004: A request to allow the installation of electronic message board signage on an existing dental office building located at 1817 North Riverside Avenue within the C-1 (Neighborhood Commercial) zone. This project is categorically exempt pursuant to Section 15301 (Existing Facilities) of the California Environmental Quality Act (CEQA).
Body
APPLICANT:
Dental Care of Rialto, 1817 North Riverside Avenue, Rialto CA 92376.
LOCATION:
The project site consists of one (1) parcel of land (APN: 0127-041-43) located at 1817 North Riverside Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding Land Use and Zoning
|
Location |
Existing Land Use |
Zoning |
|
Site |
Dental Office |
Neighborhood Commercial (C-1) |
|
North |
Convenience Market |
Neighborhood Commercial (C-1) |
|
East |
Apartments |
Multi-Family Residential (R-3) |
|
South |
Church |
Administrative-Professional (A-P) |
|
West |
Outpatient Medical Offices |
Neighborhood Commercial (C-1) |
General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Community Commercial |
|
North |
Community Commercial |
|
East |
Residential 21 (12.1 - 21.0 dwelling units per acre) |
|
South |
Office |
|
West |
Community Commercial |
Site Characteristics
The project site is a relatively flat, rectangular-shaped piece of land comprised of (1) one parcel accessed by Riverside Avenue. The project site is 0.96 acres in size with dimensions of 280 feet (east-west) by 150 feet (north-south). The project site is partially developed with an approximate 4,000 square foot office building, lighting, paving and landscaping on the west half and is vacant land on the east half of the parcel.
Surrounding Area
To the west, across Riverside Avenue, is an existing medical office building within the Neighborhood Commercial (C-1) zone. To the south, is an existing church property within the Administrative-Professional (A-P) zone. To the east, is an existing apartment complex in the Multi-Family Residential (R-3) zone. To the north of the project site, is a convenience market located within the Neighborhood Commercial (C-1) zone.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant proposes the installation of two (2) LED (light-emitting diode) signs directly onto the exterior wall of the existing building. One (1) LED sign, 64 square feet in area, will be installed on the south building elevation and one (1) LED sign, 30 square feet in area, will be installed on the north building elevation as shown on the plans attached hereto as Exhibit B.
According to Section 18.102.060(G)(3)(b) of the Rialto Municipal Code, one illuminated wall sign per building elevation is allowed in the C-1 and C-1A zones. The chart below compares the requirements of the Code with the sign proposed by the applicant:
|
SIGN “A” |
|
Standard |
Requirement |
Proposed |
Meets Code |
|
Type of sign |
One illuminated wall sign per building elevation. |
One illuminated wall sign per building elevation. |
Yes |
|
Sign Area (Building frontage w/public entry) |
1 square foot for each 1 linear foot of building frontage. |
64 square feet |
Yes |
|
SIGN “B” |
|
Type of sign |
One illuminated wall sign per building elevation. |
One illuminated wall sign per building elevation. |
Yes |
|
Sign Area (Building frontage w/no public entry) |
1 square foot for each 1 linear foot of building frontage. (Not to exceed 30 square feet) |
30 square feet |
Yes |
Conditional Development Permit
Pursuant to Section 18.102.040(D)(2) of the Rialto Municipal Code, the incorporation of an electronic message board is permitted subject to the Planning Commission approval of a Conditional Development Permit (CDP). On August 13, 2025, the applicant submitted a CDP application with the Planning Division for the use of an electronic message board. The electronic message board will be limited to advertising for on-site businesses only, as the C-1 (Neighborhood Commercial) zone does not permit off-site advertising. The Resolution includes a condition of approval limiting the use of the electronic message board to advertisement for on-site business only. A condition of approval has been added to the resolution requiring that the intensity of light from the electronic message board shall be reduced at night, so as not to disrupt adjacent properties. In addition, a condition of approval has been added to the resolution stating that the electronic message board will be limited to static display only so as not to distract drivers.
Summary
This applicant requests approval to install a electronic message boards onto an existing building located at 1817 North Riverside Avenue in compliance with the sign requirements of Rialto Municipal Code. The project meets all of the necessary findings for granting a conditional development permit. The Project will provide a benefit to the community and neighborhood by serving as additional advertisement for the Site thereby supporting the growth and success of the on-site business.
The project requires Building and Safety Review and Permits to ensure that the installation of the Project meets current Building Code requirements. The Sign meets the Rialto zoning ordinances and is consistent with the Neighborhood Commercial (C-1) zone. No signage is proposed on the east building elevation facing the residential land use. As such, the Project will not negatively impact the neighboring land uses and community with the successful implementation of the conditions of approval contained herein.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element of the Rialto General Plan:
Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
Policy 3-1.3 Support established businesses in the City, and work to retain the small, independent businesses while accommodating national/regional chain stores.
ENVIRONMENTAL IMPACT:
California Environmental Quality Act
CEQA Section 15301, Existing Facilities, allows for the exemption for projects consisting of the operation, repair, maintenance, permitting, leasing, leasing, licensing, or minor alteration of existing facilities involving negligible or no expansion such as the installation electronic message board signage for an existing development. The project complies with the existing General Plan and Zoning designations and meets the guidelines for exemption established by CEQA.
PUBLIC NOTICE:
The City mailed a public hearing notice for the proposed project to all property owners within 660 feet of the project site, posted copies of the public hearing notice on the project site, and published the public hearing notice in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
The Planning Division recommends that the Planning Commission:
- Determine the project is Categorically Exempt per Section 15301 (Class 1) Existing Facilities of the California Environmental Quality Act (CEQA); and
-
- Adopt the attached Resolution (Exhibit C) to approve Conditional Development Permit No. 25-0004 to allow the proposed installation of electronic message board signage on an existing dental office building located at 1817 North Riverside Avenue, based upon the findings and subject to the conditions therein; and