For the Planning Commission Meeting of December 17, 2025
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Director of Community Development
REVIEWED BY: Daniel Casey, Community Development Manager
FROM: Brian Vazquez, Planning Technician
Title
Variance No. 25-0002: A request to allow a variance from Section 18.58.050E(4) of the Rialto Municipal Code (RMC) to reduce the minimum required parking within an existing commercial shopping center from 139 parking spaces to 113 parking spaces, as it relates to the establishment of a children’s indoor playground within an existing 25,750 square foot commercial building located at 155 East Baseline Road within the Community Shopping Center (C-1A) zone.
Body
APPLICANT:
Zebra World
c/o
Sam Nourafshan, Reliable Properties, 6420 Wilshire Blvd #1500 Los Angeles, CA 90048.
LOCATION:
The project site consists of one (1) parcel of land (APN: 0127-321-45) located at 155 E. Baseline Road, which is on the south side of Baseline Road approximately 175 feet east of Riverside Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding General Plan Land Use Designations
|
Location |
General Plan Designation |
|
Site |
Community Commercial |
|
North |
Community Commercial |
|
East |
Community Commercial |
|
South |
Residential 21 (12.1 - 21.0 du/acre) |
|
West |
Community Commercial |
Surrounding Zoning Designations
|
Location |
Zoning |
|
Site |
Community Shopping Center (C-1A) |
|
North |
Community Shopping Center (C-1A) |
|
East |
Community Shopping Center (C-1A) |
|
South |
Multi-Family Residential (R-3) |
|
West |
Community Shopping Center (C-1A) |
Site Characteristics
The proposed Zebra World location is at an existing vacant commercial space. The property is 2.35 acres at the southeast corner of East Baseline Road and North Riverside Avenue. The shopping plaza currently includes two operating businesses-Taco Gavilan and Dollar Store Plus Market. Additionally, an approved Dutch Bros Coffee is under development immediately west of the commercial space.
Surrounding Area
The project site is bound by Baseline Road to the north and Riverside Avenue to the west. To the north, across Baseline Road, is the North Rialto Center commercial shopping center anchored by Stater Bros., Harbor Freight, and Walgreens, and to the east is an approximately 5,000 square foot commercial building that currently contains a sole proprietor dollar store. To the south are several existing multifamily triplexes and quadruplexes, and to the west, across Riverside Avenue, in existing commercial shopping center anchored by Superior Grocers.
ANALYSIS/DISCUSSION:
Project Proposal
The applicant, Zebra World, proposes to establish and operate a children’s indoor playground within the entirety of the 25,750-square-foot commercial building located on the project site (Exhibit B). Zebra World will function as a full-service indoor recreational facility for children. Planned operations include the use of renovated areas such as the main open play space, which will feature a children’s obstacle course, trampolines, and ball pits. The facility will also include a kitchen equipped with a service and food preparation area (Exhibit C). Zebra World will operate seven days a week. Proposed hours of operation are 12:00 p.m. to 9:00 p.m. Monday through Friday and 11:00 a.m. to 8:00 p.m. on Saturday and Sunday.
Parking
Per Section 18.58.050E(4) of the Rialto Municipal Code, children’s indoor playgrounds, such as Zebra World, require one (1) parking space for every 200 square feet of gross floor area devoted to such use, and per Section 18.58.050I(2) of the Rialto Municipal Code, coffee shops, such as Dutch Bros., require one (1) parking space for every 75 square feet of gross floor area devoted to such use with credit for three (3) spaces for any drive-thru lane. Upon completion of the Dutch Bros., which as previously mentioned is currently under construction, the project site will have 113 parking spaces. This quantity is less than the minimum parking required by Chapter 18.58 (Off-Street Parking) of the Rialto Municipal Code and as shown in the parking calculation chart below:
|
Type of Use |
Floor Area (square feet) |
Parking Ratio |
Number of spaces required |
|
|
|
|
|
|
Indoor Playground (Zebra World) Coffee Shop (Dutch Bros.) Drive-Thru Credit |
25,750 950 N/A |
1 / 200 sf 1 / 75 sf -3 per DT |
129 13 -3 |
|
|
|
|
|
|
Total Required/Total Provided Total “Under-Parked” |
|
|
139/113 -26 |
The project site will not meet the parking requirements of Chapter 18.58 (Off-Street Parking) of the Rialto Municipal Code to accommodate both the Dutch Bros. coffee shop and the proposed Zebra World indoor playground. To address the parking deficiency the applicant filed a Variance application with the Planning Division.
Variance Request
The applicant filed Variance No. 25-0002 to reduce the minimum number of parking spaces required for the project site from 139 parking spaces to 113 parking spaces. The applicant engaged Lochner, Inc. to prepare a Parking Demand Analysis for the Zebra World operation and the site as a whole (Exhibit D). The analysis examined the real demand for parking at an existing 20,000 square foot Zebra World location in Cathedral City, CA. Parking surveys were conducted on both weekdays and weekends, and the surveys found the peak weekday demand to be 33 parking spaces at 1:15 p.m. and the peak weekend demand to be 57 parking spaces at 5:00 p.m. When adjusting for the building size difference between the Zebra World location in Cathedral City and the proposed Zebra World location in the City of Rialto, the analysis concluded that at peak demand the Zebra World in the City of Rialto would need 73 parking spaces. Coupled with ten (10) parking spaces required for Dutch Bros. the analysis concludes that the project site needs 83 parking spaces to meet real demand. Given that the site will have 113 parking spaces and the analysis determined the real demand to be 83 parking spaces, the project site will have adequate parking to meet the real demand and justify the variance request.
The purpose of a variance is to provide flexibility to prevent practical difficulties or unnecessary hardships that occur through the strict enforcement of development standards. However, the following findings from Section 18.64.020 of the Rialto Municipal Code must be made prior to Planning Commission approval of Variance No. 25-0002:
1. That there are exceptional circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to the property or class of use in the same vicinity or district.
Strict enforcement of the parking standard of one (1) parking space for every 200 square feet required by the Section 18.58.050(E)(4) of the Rialto Municipal Code would obligate the applicant to provide more parking spaces than are necessary for the efficient operation of an indoor children’s playground, as documented in the Parking Demand Analysis prepared for the Project by Lochner, Inc. The analysis concluded that only 83 parking spaces would be required during peak days and hours, resulting in a surplus of 30 unoccupied spaces. With the requested variance, the proposed use would be able to operate efficiently and fully occupy the vacant commercial site.
2. That such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant as possessed by other property owners in the same vicinity and district.
The existing 25,750 square foot commercial building on the Site is currently vacant and is likely to remain vacant under the existing parking requirements. Approval of this variance would allow the property to achieve its highest and best use consistent with the current zoning. As demonstrated in the Parking Demand Analysis prepared for the Project by Lochner, Inc., adequate parking will be available to accommodate both the Dutch Bros. coffee shop and the proposed Zebra World children’s indoor playground.
Additionally, the variance will allow for a more appropriate parking allocation and support full occupancy of the shopping plaza.
3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such vicinity and district in which the property is located.
Granting this variance would enable the establishment of an indoor playground where nearby residents can bring their children to enjoy recreational activities within a safe, enclosed environment. This addition would enhance the availability of family-oriented amenities in the area and promote the overall public welfare.
4. That the granting of such variance will not adversely affect the master plan.
Granting the variance will facilitate the establishment of a quality use within an existing commercial building in keeping with General Plan Economic Development Element Goal 3-1, which requires the City to “Strengthen and diversify the economic base and employment opportunities and maintain a positive business climate”. Additionally, the establishment of a children’s indoor playground is permitted by right within the Community Shopping Center (C-1A) zone.
As demonstrated above, all of the required findings necessary for granting the variance can be made in a positive manner.
GENERAL PLAN CONSISTENCY:
The General Plan land use designation of the site is Community Commercial. According to Chapter 2 (Managing Our Land Supply) of the Rialto General Plan, commercial service uses, such as indoor playgrounds, are consistent with the Community Commercial designation. Furthermore, the project is consistent with the following goal 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:
California Environmental Quality Act
The project is Exempt in accordance with the categorical exemption requirements of the California Environmental Act (CEQA) Section 15301 Exiting Facilities (Environmental Assessment Review No. 25-0016). 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. The applicant proposes to operate within an existing commercial building, thereby qualifying it for a categorical exemption pursuant to Section 15301 Existing Facilities.
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 E) to approve Variance No. 25-0002 allowing a reduction in the required parking for the project site from 139 parking spaces to 113 parking spaces, based upon the findings and subject to the conditions therein.