For Planning Commission Meeting of September 16, 2026
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Christina Taylor, Community Development Director
REVIEWED BY: Daniel Casey, Community Development Manager
FROM: Jason Costa, Associate Planner
Title
General Plan Amendment No. 2025-0002: A request to change the General Plan Land Use Designation of approximately 3.83 acres of land (APN’s: 0132-122-04, -07, & -23) located on the north side of Valley Boulevard approximately 325 feet east of Riverside Avenue from General Commercial (GC) with a Specific Plan Overlay to Business Park (BP) with a Specific Plan Overlay.
Specific Plan Amendment No. 2025-0001: A request to change the specific plan zoning designation of approximately 3.83 acres of land (APN’s: 0132-122-04, -07, &-23) located on the north side of Valley Boulevard approximately 325 feet east of Riverside Avenue from Retail Commercial (R-C) within the Gateway Specific Plan to Industrial Park (I-P) within the Gateway Specific Plan.
Environmental Assessment Review No. 2025-0013: A Mitigated Negative Declaration has been prepared for consideration in conjunction with General Plan Amendment No. 2025-0002 and Specific Plan Amendment No. 2025-0001, in accordance with the California Environmental Quality Act (CEQA).
The above entitlements, together, are collectively referred to as “project” or “Project”.
Body
APPLICANT:
Ron Williemsen C&J 2001 Trust, 11258 Wingate Drive, Rancho Cucamonga, CA 91701.
LOCATION:
The project site consists of three (3) parcels of land (APN’s: 0132-122-04, -07, & -23) located on the north side of Valley Boulevard approximately 325 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 |
General Commercial with a Specific Plan Overlay (Gateway SP) |
|
North |
General Commercial with a Specific Plan Overlay (Gateway SP) |
|
East |
City of Colton (Hub City Centre Specific Plan) |
|
South |
General Commercial with a Specific Play Overlay (Gateway SP) |
|
West |
General Commercial with a Specific Play Overlay (Gateway SP) |
Surrounding Zoning Designations/Specific Plan Zoning Designations
|
Location |
Zoning |
|
Site |
Gateway Specific Plan (Retail Commercial (R-C)) |
|
North |
Gateway Specific Plan (Retail Commercial (R-C)) |
|
East |
City of Colton (Hub City Centre Specific Plan (Business Park (BP)) |
|
South |
Gateway Specific Plan (Freeway Commercial (F-C)) |
|
West |
Gateway Specific Plan (Retail Commercial (R-C)) |
Site Characteristics
The project site is comprised of three (3) parcels of land totaling approximately 3.83 acres in size with approximate dimensions of 588 feet (north-south) by 282 feet (east-west). The project site is bound on the south by an existing segment of Valley Boulevard. The west side of the project site is comprised of two (2) tandem (north-south) rectangular-shaped parcels totaling 1.02 acres, and the east side of the project site is comprised of one (1) 2.81-acre rectangular-shaped parcel. The two (2) westerly parcels are currently developed with three (3) buildings - 1) an approximately 1,650 square foot commercial building occupied by M & Y Liquor Market (132 E. Valley Boulevard), 2) an approximately 2,750 square foot industrial multi-tenant building (128 E. Valley Boulevard), and 3) an approximately 5,600 square foot industrial multi-tenant building (124 E. Valley Boulevard). The third eastern parcel is vacant though the surface was previously paved over.
Surrounding Area
To the north of the project site is a vacant field and a paved lot, and to the east there are four (4) new incubator-type industrial buildings in the City of Colton. To the south, across Valley Boulevard, is an existing truck repair center and a truck stop, occupied by P & S Truck Center and I-10 Truck Stop, respectively, and to the west are several existing commercial developments occupied by American Tire Depot, El Pollo Loco, and McDonald’s, among others.
ANALYSIS/DISCUSSION:
Project Proposal
Ron Williemsen, the applicant, proposes to change the General Plan land use designation of the project site from General Commercial (GC) with a Specific Plan Overlay to Business Park (BP) with a Specific Plan Overlay, and to amend the Gateway Specific Plan by changing the specific plan zoning designation of the project site from Retail Commercial (R-C) within the Gateway Specific Plan to Industrial Park (I-P) within the Gateway Specific Plan.
Mr. Williemsen is the owner of the two (2) parcels of land (APN’s: 0132-122-04 & -07) that make up the west end of the project site. City staff and Mr. Williemsen contacted the property owner of the vacant land to the east of Mr. Williemsen’s property to inquire about any potential interest in including their property in the Specific Plan Amendment and General Plan Amendment. City staff subsequently received an email on November 3, 2025 from the neighboring property owner, Mr. Bob Bonanno, expressing support and a desire to be included in the Specific Plan Amendment and the General Plan Amendment. Mr. Bonanno’s parcel makes up the east end of the project site. No new development is associated with this project.
Entitlement Requirements
The following entitlements are required for the applicant’s proposal:
• General Plan Amendment: Changing the General Plan land use designation of the project site from General Commercial (GC) with a Specific Plan Overlay to Business Park (BP) with a Specific Plan Overlay requires City Council approval of a General Plan Amendment. Per Government Code Section 65353, the Planning Commission shall hold a public hearing on the General Plan Amendment and forward a recommendation to the City Council.
• Specific Plan Amendment: Changing the specific plan zoning of the project site from Retail Commercial (R-C) within the Gateway Specific Plan to Industrial Park (I-P) within the Gateway Specific Plan requires City Council approval of an amendment to the Gateway Specific Plan. Per Section 18.78.060 of the Rialto Municipal Code, the Planning Commission shall hold a public hearing on the Specific Plan Amendment and forward a recommendation to the City Council.
General Plan Amendment & Specific Plan Amendment
Despite being designated Retail Commercial (R-C), two (2) of the existing buildings on the project site (124 E. Valley Boulevard and 128 E. Valley Boulevard) are industrial in nature. Each of those buildings consists of concrete-block with metal roll-up doors and no storefronts. The design of the buildings is not conducive to retail uses, which has resulted in high rates of vacancy. To remedy this issue, Mr. Williemsen has filed a Specific Plan Amendment application to change the specific plan zoning designation of the project site to Industrial Park (I-P) within the Gateway Specific Plan and a General Plan Amendment application to change the general plan land use designation of the project site to Business Park (BP) with a Specific Plan Overlay. The proposed designations will accommodate industrial uses that are more conducive to the design of the buildings on site, such as general auto uses (e.g. repair, smog test, window tint, etc.), machine shops, contractor establishments, as well as retail uses. The requested changes will likely reduce vacancies and attract additional businesses to serve the residents and visitors of the City of Rialto. Additionally, the requested changes could potentially lead to the development of the 2.81 acres of vacant land on the project site, which has remained undeveloped under the current R-C zoning.
The I-P zone and the BP General Plan land use designation are consistent with the surrounding area. The properties immediately to the east of the project site are located within the City of Colton but are zoned industrial and are developed with incubator-type industrial buildings, all of which are consistent with the proposed Specific Plan Amendment and General Plan Amendment.
Exhibits demonstrating the existing and proposed General Plan land use designations and the zoning designations of the project site are attached as Exhibits B & C.
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:
California Environmental Quality Act
The applicant engaged Michael Szarzynski to prepare an Initial Study (Environmental Assessment Review No. 2025-0013) for the project in accordance with the requirements of the California Environmental Quality Act (CEQA). The Initial Study is attached to the agenda report (Exhibit D). Based on the findings and recommended mitigation within the Initial Study, staff determined that the project will not have an adverse impact on the environment and prepared a Mitigated Negative Declaration. Although the Mitigated Negative Declaration identified potential impacts related to Cultural Resources and Tribal Cultural Resources, any of these impacts will be reduced to a level of Less Than Significance Impact subject to the imposition of the recommended mitigation contained within the project’s Mitigation Monitoring and Reporting Program (Exhibit E).
The Planning Division published a Notice of Intent to adopt the Mitigated Negative Declaration for the project in the San Bernardino Sun newspaper, mailed copies to all property owners within 660 feet of the project site. Staff also completed a Notice of Completion and distributed copies of the Initial Study to the State Clearinghouse. A thirty (30) day public comment period for the Mitigated Negative Declaration began on March 12, 2026 and ended on April 10, 2026. No comment letters were received during the public comment period.
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 notices 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:
1. Adopt the attached Resolution (Exhibit F) forwarding to the City Council a recommendation to adopt the Mitigated Negative Declaration (Environmental Assessment Review No. 2025-0013); and
2. Adopt the attached Resolution (Exhibit G) forwarding to the City Council a recommendation to approve General Plan Amendment No. 2025-0002, based upon the findings and subject to the conditions therein; and
3. Adopt the attached Resolution (Exhibit H) forwarding to the City Council a recommendation to approve Specific Plan Amendment No. 2025-0001, based upon the findings and subject to the conditions therein.