TO: MAYOR AND CITY COUNCIL MEMBERS, CITY OF CHINO
FROM: SWATI MESHRAM, PHD AICP, DIRECTOR OF DEVELOPMENT SERVICES
SUBJECT
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Introduction of Ordinance No. 2026-012 - East Chino Specific Plan Amendment (PL25-0119).
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RECOMMENDATION
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1) Conduct a public hearing; and 2) approve the introduction of Ordinance No. 2026-012, to be read by number and title only, and waiving further readings, amending the East Chino Specific Plan (ECSP) to allow homes to front onto Loop Roads, allow on-street parking on Amsterdam Avenue and Aguerre Avenue, and reduce the minimum front yard setback to 15 feet for homes with swing-in garages within the RD 4.5 (4.5 dwelling units/acre) land use designation of the ECSP.
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FISCAL IMPACT
There is no direct fiscal impact for the proposed amendment to the East Chino Specific Plan. However, if the amendment is approved, the City will receive one-time revenues associated with development activity, including permit and development-related fees. Upon completion of the project, ongoing property tax revenues and local sales tax revenues generated by future residents are also anticipated.
CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES
The recommendation detailed above further the City’s values and strategic issues that serve as key pillars on which identified priorities, goals, and action plans are built, by fostering:
• Positive City Image
• Responsible Long-Range Planning
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BACKGROUND
The Project was heard by the Planning Commission on June 17, 2026, to consider an amendment to the East Chino Specific Plan (PL25-0119 - Specific Plan Amendment) to allow homes to front onto a loop street (Amsterdam Avenue), to allow parking on the loop street (Amsterdam Avenue and Aguerre Street), and to allow a reduced front yard setback for swing-in garages. The proposed East Chino Specific Plan Amendment (ECSPA) is part of a larger project that includes a Site Approval (PL25-0120) and Tentative Tract Map No. 20845 (PL25-0121) to subdivide 12.42 acres of land for the development of 55 single-family homes at a density of 4.44 dwelling units per acre within the RD 4.5 Residential (4.5 dwelling units/acre) land use designation of the East Chino Specific Plan (collectively, the “Project”).
During the public comment period, several residents from the community west of the Project site expressed concerns about traffic, parking, and vehicular access along Amsterdam Avenue due to 10 homes fronting onto Amsterdam Avenue. In response to these concerns, the Planning Commission asked the Applicant whether the 10 homes proposed to front onto Amsterdam Avenue could instead be reoriented to front onto Cypress Avenue. The Applicant indicated that the reconfiguration was not be feasible. The Planning Commission voted 5-1 to continue the item and directed the Applicant to work with staff to further evaluate the alternative configuration and provide an analysis identifying the feasibility constraints associated with replotting the 10 homes to front onto Cypress Avenue. On July 15, 2026, the Planning Commission held a public hearing to consider the continued item. The Applicant presented its analysis of the feasibility of replotting the 10 homes to front onto Cypress Avenue, which concluded that the alternative configuration was infeasible due to the cost of significant infrastructure improvements along Cypress Avenue since sewer and storm drain infrastructure do not currently exist along this portion of the roadway. The applicant did agree to project modifications, including widening the loop road to allow for additional on-street parking. Additional public improvements to be constructed by the applicant include constructing the sidewalk on the west side of Cypress Avenue from the northerly project boundary to Edison Avenue and completing the missing link of sidewalk on the east side of Amsterdam Avenue from Pepperdine Street to connect to the sidewalk being constructed along the project frontage. The Planning Commission voted 7-0 to approve the Site Approval and Tentative Tract Map No. 20845, with the modification to widen Amsterdam Avenue and Aguerre Avenue to accommodate on-street parking, with the 10 homes fronting onto Amsterdam Avenue.
On September 15, 2026, the City Council heard PL25-0119 (ECSPA). During the public testimony, several residents spoke in opposition to the proposed ECSPA, stating the same concerns that were raised at the Planning Commission hearings and requested the site plan be flipped to front homes onto Cypress Avenue instead of Amsterdam Avenue. Additionally, 14 letters of opposition to the project and 3 letters of support were received prior to the City Council meeting. The applicant provided a presentation, affirming that the replotting had been studied after the first Planning Commission hearing and due to costs from additional infrastructure improvements, it was not feasible to alter the site plan as requested. After the City Council provided comments, the applicant was asked if they would agree to a continuance of the item to allow additional time to evaluate modifying the site plan. The applicant agreed to the continuance. The City Council voted 5-0 to continue to the item to a future, not date specific, City Council meeting. The City Council report package, which includes the Planning Commission reports is attached as Exhibit “A”.
ISSUES/ANALYSIS
East Chino Specific Plan Amendment
Since the City Council meeting on September 15, 2026, staff received questions from the residents in the neighborhood adjacent to the project site asking if the site could be developed differently without an amendment to the ECSP based on current State and City housing laws. Staff responded, explaining State Density Bonus Law (SDBL) and how SDBL could impact the overall site plan. If the current or any future applicant were to provide 5 percent very low-income homes (3 units), a density bonus of 20 percent would be allotted granting an additional 11 homes on the project site. The higher the percentage of affordable units, the greater the density bonus could be. Another example provided was if 15 percent very low-income homes (9 units) were proposed, a 50 percent density bonus would be granted for an additional 28 units. With SDBL, the applicant would then be entitled to seek unlimited waivers from the City’s development standards such as height, setbacks, and lot coverage. The applicant would also be entitled to one concession. With the waivers and a concession, the amendment to the ECSP would not be necessary to waive the requirement of homes fronting onto a loop street. On September 19, 2026, staff received a letter from Derek Webster, rescinding opposition to the project and requesting the City Council reconsider the ECSPA as proposed. Staff has received a total of 9 letters rescinding opposition since the City Council meeting (attached as Exhibit “C”). With no public opposition, the applicant is requesting approval of the proposed amendment to the ECSP with no modifications.
PUBLIC NOTICE
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on October 10, 2026. The notice meets legal noticing requirements. Prior to the posting of the agenda, the City received several comments from residents in support of the project (attached as Exhibit “C”).
ENVIRONMENTAL REVIEW
The proposed project has been determined to be within the scope of the previously certified 2045 General Plan Update Environmental Impact Report (EIR) (State Clearinghouse No. 202409083), adopted on September 2, 2025. The EIR adequately describes the environmental effects of the proposed project for the purposes of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183. This exemption applies when a project is consistent with the land use designation, development density, and applicable policies established by the City’s General Plan, the East Chino Specific Plan, and underlying zoning, all of which were evaluated in the certified EIR. The proposed amendment to the ECSP modifies residential development standards applicable to the project to reflect the current housing development trends and provides consistency with the Chino Zoning Code requirements. The proposed changes do not change the land use designation or maximum allowable density for the subject property thus the 15183 exemption is the appropriate environmental document. Pursuant to Section 15183(b), a focused evaluation of the development was conducted and the analysis concluded that the proposed project would not result in any new or more severe significant environmental impacts beyond those identified in the certified General Plan EIR. The project is also subject to uniformly applicable development policies and mitigation measures identified in the 2045 General Plan Update EIR, which would reduce potential impacts to less than significant levels. Accordingly, pursuant to CEQA Guidelines Section 15183, no additional environmental review is required.
In accordance with SB18, Tribal Consultation was conducted on December 17, 2025. Staff received one response from the Gabrieleno Band of Mission Indians Kizh Nation on January 9, 2026, stating they have no objection at this time.
Attachments: Exhibit “A” - City Council Staff Report Packet
Exhibit “B” - Revised Project Plans
Exhibit “C” - Letters of Support
Exhibit “D” - City Council Ordinance No. 2026-012