For the Planning Commission Meeting of November 5, 2025
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Community Development Director
FROM: Sandra Robles, Senior Planner
Title
Conditional Development Permit No. 25-0001: A request to allow the operation of a massage parlor within an existing 900 square-foot commercial tenant space located at 2012 North Riverside Avenue, Suite F (APN: 0264-371-01-P-007) within the Neighborhood Commercial (C-1) zone. The project is categorically exempt pursuant to CEQA Section 15301 (Existing Facilities).
Body
APPLICANT:
Tile Pan of Kung Fu Panda, LLC
(DBA King Spa)
2012 North Riverside Avenue, Suite F
Rialto, CA 92337
LOCATION:
The project site is an existing 900 square-foot commercial tenant space within the Rancho Verde Plaza shopping center located at 2012 North Riverside Avenue, Suite F (APN: 0264-371-01-P-007). The site is zoned Neighborhood Commercial (C-1) with a General Plan designation of Neighborhood Commercial (refer to attached Location Map - Exhibit A).
BACKGROUND:
Surrounding Land Use and Zoning
|
Location |
Existing Land Use |
Zoning |
|
Site |
Vacant |
Neighborhood Commercial (C-1) |
|
North |
Single-Family Residences |
Single-Family Residential (R-1A) |
|
South |
State Route 210 |
N/A |
|
East |
Commercial Businesses |
Neighborhood Commercial (C-1) |
|
West |
Unincorporated County Land |
San Bernardino County Jurisdiction |
General Plan Designations
|
Location |
General Plan Designation |
|
Site |
Community Commercial |
|
North |
Residential 6 |
|
South |
Freeway/Transportation Corridor |
|
East |
Community Commercial |
|
West |
County Jurisdiction |
Site Characteristics
The site is located within the Rancho Verde Plaza, a 9.31-acre commercial shopping center built in 1989 (refer to attached Site Plan - Exhibit B). The commercial shopping center contains approximately 446 shared parking spaces and includes restaurants, retail shops, and service establishments. The subject unit was previously occupied by a medical spa, offering body sculpting and similar services.
Surrounding Area
The properties to the north of the project site are zoned Single-Family Residential (R-1A); the property to the south is State Route 210; the properties to the west are within unincorporated San Bernardino County; and the properties to the east are zoned Neighborhood Commercial (C-1).
ANALYSIS/DISCUSSION:
Project Proposal
King Spa proposes to offer a massage parlor business offering professional massages, head therapy (scalp care), and facials within an existing commercial tenant space (refer to attached Floor Plan and Images - Exhibit C). The proposed hours of operation are from 10:00 a.m. until 9:00 p.m., daily. The applicant, Tile Pan of Kung Fu Panda LLC, has established massage parlors in the state of Texas-this will be Mr. Pan’s first massage parlor establishment in California (refer to Business Plan - Exhibit D). The applicant will offer facial treatments, such as non-invasive 3D UV facials; head therapy using an advanced head spa cleansing device; and massage therapy, including prenatal, sports, and pain-relief massages tailored to customer needs.
Entitlement Requirements
Pursuant to Section 18.66.030(U) of the Rialto Municipal Code, the establishment of a massage parlor, such as this project, within the C-1 zone requires a Conditional Development Permit. The applicant complied with this requirement and filed a Conditional Development Permit (CDP No. 25-0001) application on July 7, 2025.
Land Use Compatibility
The proposed massage parlor is consistent with the C-1 zoning designation and compatible with surrounding land uses. The subject property, along with properties to the east, accommodates a variety of retail uses intended to serve nearby residential areas. Massage parlors are generally compatible with other retail uses and personal services typically found in commercial centers, including the types of businesses expected within this shopping center.
To the north, properties are zoned Single-Family Residential (R-1A); to the south lies State Route 210; properties to the west are within unincorporated San Bernardino County; and to the east, properties are zoned Neighborhood Commercial (C-1). The project site consists of an existing 900 square-foot vacant tenant space within Rancho Verde Plaza, a 9.31-acre shopping center located at the northwest corner of Riverside Avenue and State Route 210. The center has shared parking with approximately 446 spaces and neighboring uses that include a restaurant and an insurance office. The subject space was previously occupied by a medical spa offering services such as microneedling and body sculpting.
The primary purpose of the C-1 zone is to accommodate shopping centers designed to meet neighborhood retail and service needs. Other personal service uses, including barber shops and beauty parlors, are permitted by-right within the zone. Under RMC Section 18.28.020(E), additional uses may be permitted through a Conditional Development Permit (CDP), per RMC Chapter 18.66; a massage parlor is specifically identified as a use allowed with a CDP. Given the existing retail environment, the adequacy of the site, and its prior use as a medical spa, the proposed massage parlor is compatible with surrounding land uses and consistent with the intent of the C-1 zoning designation.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Economic Development Element of the Rialto General Plan:
Goal 3-1: Strengthen and diversify the economic base and employment opportunities and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The proposed King Spa site was a previously occupied commercial space within an existing commercial center. The project is Exempt in accordance with the categorical exemption requirements of the California Environmental Act (CEQA) Section 15301 Exiting Facilities The project consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topological features, involving negligible or no expansion of existing or former use.
PUBLIC NOTICE:
The City mailed public hearing notices for the proposed project to all property owners within 660 feet of the project site, posted public notes at the site and City Hall, 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:
- Find that the Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 - Existing Facilities - of the State CEQA Guidelines; and
-
- Adopt the attached Resolution (Exhibit E) to approve Conditional Development Permit No. 25-0001 to allow the operation of a massage parlor within an existing 900-square-foot vacant tenant space, subject to the findings and Conditions of Approval contained therein.