Too bad some sort of residential/mixed-use Transit-oriented etc. reuse of the old flour mill at Beach St. south of SH-121 couldn't be pulled off. There are a lot of manufacturing and logistics-type jobs in that area that could use easy housing and transportation nearby. It would be a little difficult to pull off the usual connecting bus routes for arriving and departing trains due to the road configuration in that area and the lack of connections between areas on either side of the tracks and the freeway, but there is a lot more happening and potentially happening than around the Richland station.
There is a lot of shopping to the north, especially with the Walmart, the El Rancho Supermarket Grocery (pretty amazing selection), and the Vietnam/Asia market area along Belknap. Gateway park is not far to the south, and when fully developed could be a major regional sports and recreation attraction, The soon-to-be developing Greater Riverside neighborhood to is the east and all around; and again, lots of jobs in that area.
If the mill elevators were to be re-purposed into apartments (as has been discussed in other Forum threads) and a TRE station placed along the track frontage this area would be given a chance of getting started with redevelopment earlier than if it just kept creeping east as it seems to be doing now. There is plenty of land around there being used less than economically optimal (lots of parking lots, vacant lots, abandoned buildings, etc.) that might become more desirable for redevelopment if things were kick-started and if the daily gridlock along Beach was somehow addressed.