For the Economic Development Committee Meeting of June 25, 2026
TO: Honorable Economic Development Committee Members
APPROVAL: Christina Taylor, Community Development Director
FROM: Daniel Casey, Community Development Manager
Title
Gateway Specific Plan Amendment - East Valley Boulevard
Body
DISCUSSION:
Ron Williemsen, the applicant, currently owns two (2) parcels of land (APN’s: 0132-122-04 & -07) located on the north side of Valley Boulevard approximately 325 feet east of Riverside Avenue within the Retail Commercial (R-C) land use district of the Gateway Specific Plan. The parcels are currently developed with three (3) buildings - 1) an approximately 1,650 square foot building occupied by M & Y Liquor Market (132 E. Valley Boulevard), 2) an approximately 2,750 square foot multi-tenant building (128 E. Valley Boulevard), and 3) an approximately 5,600 square foot multi-tenant building (124 E. Valley Boulevard).
Despite being designated Retail Commercial (R-C), the buildings at 124 E. Valley Boulevard and 128 E. Valley Boulevard are industrial in nature. Each building 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 land use designation from Retail Commercial (R-C) within the Gateway Specific Plan to Industrial Park (I-P) within the Gateway Specific Plan and a General Plan Amendment to change the general plan land use designation of the site from General Commercial with a Specific Plan Overlay to Business Park 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, to avoid spot zoning, the City staff and Mr. Williemsen contacted the property owner of the approximately 2.76 acres of vacant land (APN: 0132-122-23) 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. The properties to the east of Mr. Bonanno’s property are located within the City of Colton, but they 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.
As previously mentioned, Mr. Williemsen has filed a Specific Plan Amendment application and a General Plan Amendment application with the Planning Division. Additionally, an Initial Study/Mitigated Negative Declaration, along with supporting technical studies, is being prepared for the project, in accordance with the California Environmental Quality Act (CEQA). The Specific Plan Amendment, General Plan Amendment, and the Mitigated Negative Declaration will require review by the Planning Commission and approval by the City Council.
RECOMMENDATION:
Staff recommends that the EDC discuss the proposal and provide any comments.
Attachments:
1. Location Map
2. Photos of the Site