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PL25-0075 (SITE APPROVAL) and PL25-0076 (TENTATIVE TRACT MAP NO. 20825)
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LOCATION MAP
PROJECT NO.: PL25-0075 (Site Approval) and PL25-0076 (Tentative Tract Map No. 20825)
APPLICANT: Chino Valley Investments, LP
REQUEST: A request to subdivide 8.26 adjusted gross acres of land into one lot, for condominium purposes for the construction of a 130-unit, 42-building residential development at a density of 15.7 dwelling units per acre, located within the CG (Commercial General) zoning district within the Affordable Housing Overlay (AHO) district. The Project includes a request for a concession which would allow a reduction in density from the base of 26 dwelling units per acre in the AHO to 15.7 dwelling units per acre as allowed by State Density Bonus Law.
LOCATION: North side of Chino Hills Parkway, approximately 600 feet east of Ramona Avenue (APN: 1025-191-06, 1025-151-07 & 08, 1025-482-01 and 1025-491-01).
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-027, approving PL25-0075 (Site Approval) and PL25-0076 (Tentative Tract Map No. 20825), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Vacant |
GC (General Commercial) |
CG (Commercial General) |
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North - |
Industrial Buildings |
GC (General Commercial), LI (Light Industrial), & GI (General Industrial) |
CG (Commercial General), M1 (Light Industrial), & M2 (General Industrial) |
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East - |
Industrial Buildings |
GI (General Industrial) |
M2 (General Industrial) |
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South - |
Commercial Center |
City of Chino Hills |
City of Chino Hills |
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West - |
Vacant |
GC (General Commercial) |
CG (Commercial General) |
BACKGROUND
The 2021-2029 Housing Element (Housing Element) update was originally adopted by the City Council on January 4, 2022, with revisions to the document adopted in December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on 91 different sites throughout the City. These specific sites were identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Needs Assessment (RHNA) numbers required by the State. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for low-income households. The subject project is located on one of the AHO sites identified in the adopted Housing Element.
On January 17, 2024, the Chino Planning Commission approved PL22-0096 (Site Approval) and PL23-0002 (Tentative Parcel Map No. 20693) on the subject site for the Chino Creek Apartments. The approved project merged five existing parcels on the site into one parcel to allow development of a 298-unit residential rental community consisting of two four-story apartment buildings at a density of 36 dwelling units per acre, utilizing State Density Bonus Law (SDBL). A time extension was approved on December 11, 2024, by the Director of Development Services, which extended project approvals to January 17, 2026. The applicant has determined that the approved project is economically infeasible to construct due to the current market conditions.
On April 1, 2025, the applicant submitted a preliminary application (PL25-0041) under the provisions of Senate Bill 330, the Housing Crisis Act (SB 330). SB 330 was adopted by the state in 2019 to, among other things, provide more certainty to housing developers by allowing them to lock in the standards that apply to their projects. Subject to limited exceptions, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed. Preliminary applications can be filed up to 180 days before filing a full application. Following submittal of the preliminary application, the applicant submitted applications for PL25-0075 (Site Approval) and PL25-0076 (Tentative Tract Map No. 20825) on June 12, 2025, for development of the site with 130 residential condominium units within 42 buildings at a density of 15.7 dwelling units per acre. The Project includes a request for an incentive/concession under SDBL to allow for a reduction in density from the base density of 26 dwelling units per acre. The project also includes a request for waivers per SDBL.
In recent years, the state has placed increased limitations on the City’s discretion to approve or deny housing projects. Under the Housing Accountability Act (Government Code 65589.5(j)), when a proposed housing project meets applicable, objective general plan, zoning, and subdivision standards, and environmental review has been conducted in compliance with CEQA, then the City must approve the project unless it makes written findings that: (1) the project would have a specific, adverse impact upon the public health or safety unless the project is disapproved; and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project.
“Specific adverse impact” is defined in state law as “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” State law further explains that “It is the intent of the Legislature that the conditions that would have a specific, adverse impact upon the public health and safety … arise infrequently.”
ISSUES/ANALYSIS
Site Design:
Primary access is provided into the project site via an enhanced signalized entryway on Chino Hills Parkway. The entry features decorative paving, enhanced landscaping with statement palm trees, and two entry columns with a sign wall. Additional points of access are provided on the eastern edge and western edge of the project site for emergency vehicle access.
The proposed development includes 42 three-story buildings comprising of a total of 130 residential condominium units. The buildings are designed in a duplex, four-plex, or five-plex configuration. Buildings are oriented with the front elevation generally facing Chino Hills Parkway, internal paseos, or the main drive aisle. Due to the design of the project being more of a traditional townhome design, the project does not meet several development standards as established under the AHO. These standards include building separation, open space and amenity requirements, and setbacks. As mentioned before, the applicant is requesting an incentive/concession and multiple waivers pursuant to SDBL, which is explained later in this staff report. The site is bordered by Chino Hills Parkway and a commercial center to the south, vacant commercial land to the west, the Chino Creek Channel to the north, and industrial uses to the east.
Project statistics are as follows:
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Item |
Proposed |
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Project/Lot Area - |
8.26 adjusted gross acreage (359,782 square feet) |
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Density (proposed/permitted) |
15.7 du per acre/ 26-30 du/acre |
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No. Lots - |
1 |
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No. of Buildings - |
42 |
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Building Area - |
294,759 square feet - 130 units |
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Lot Coverage - |
27% proposed/ 65% maximum allowed |
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Floor Area Ratio (FAR) - |
.7 proposed/ 1.25 maximum allowed |
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Landscape Coverage - |
25% proposed/ 15% required |
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Parking (proposed/required)- |
313 proposed parking spaces/ 273 required |
Parking:
The proposed community provides a total of 313 parking spaces, which exceeds the requirements of the Chino Municipal Code (CMC). Per the CMC, the project is required to provide two garage spaces per unit, and one guest space is required for every 10 units, which equates to 273 required parking spaces. The project provides the 260 required garage parking spaces and 52 guest parking spaces for an overall ratio of 2.41 parking spaces per unit. This exceeds the minimum required parking requirement by 40 spaces. Guest parking stalls are provided throughout the site.
Amenities, Landscape, and Walls:
The Project provides a total of 25% landscape coverage, which exceeds the minimum AHO requirement of 15%. Landscaping throughout the development has a drought tolerant design, including trees, shrubs, and groundcover. As previously stated, the entrance to the site consists of enhanced landscaping, including statement palm trees to be consistent with the commercial center to the south, which was a requirement of the previously approved project. A private, enhanced trail lined with trees has been provided along the north end of the site, adjacent to the Chino Creek Channel. A 6-foot-tall tubular steel fence with decorative pilasters will be installed on the north side of the trail. This trail is intended to provide pedestrian access on the east end of the site at Chino Hills Parkway to future development on the vacant parcel to the west of the project site and to Ramona Avenue.
The AHO standards require projects to provide at least one major and two minor community amenities. The applicant is requesting a waiver from providing a major amenity, as discussed later in this staff report. The applicant does exceed the number of minor amenities required. Amenities include two dog parks, three fitness equipment areas, a large community park with a tot lot, and two smaller community parks with shade trees and a BBQ and seating area. Private open space is provided in the form of balconies.
Floor Plans and Architecture:
The Project includes a mix of three- and four-bedroom units with seven floor plans ranging in size from 1,502 square feet to 1,920 square feet.
Architecturally, the development incorporates two complementary styles: Spanish and Farmhouse. While both styles share core elements, they differ in detail and color schemes to provide visual diversity and interest. Both styles have a stucco finish, metal railing on balconies, recessed entryways, score lines, and four-sided enhanced architecture. The Spanish style includes decorative vents in the gable roofs, decorative trim on windows, and traditional “S” tile roofs. The Farmhouse style includes board and batten siding, stone veneer, and a shingle roof. Front doors, garage doors, and light fixtures are provided to match the architectural style.
Buildings are designed to either front or side onto Chino Hills Parkway. While the project provides four-sided architecture, front and side elevations have been enhanced to create a more welcoming and pedestrian-friendly edge along the street frontage.
Incentive/Concessions for Reduced Density and Waivers from Standards:
Under California State housing law, when a developer submits a preliminary application for a housing project, that project is only subject to the ordinances, policies, and standards adopted and in effect on the date the preliminary application is submitted. On April 18, 2023, the City Council adopted Ordinance No. 2023-008, which established development standards for the AHO. Based on the development standards the development must: (1) provide at least three percent of the units are available for purchase by moderate income households at an affordable price; (2) adhere to a base density of 26 dwelling units per acre; and (3) remain in substantial conformance with both the preliminary application submitted to the City and the full application as deemed complete by the City. This project exceeds the low-income requirement required under the AHO by providing five percent of the units available for purchase by very low-income households, which equates to 7 units. The applicant therefore is entitled to one incentive/concession and unlimited waivers under SDBL.
An incentive/concession, as defined under State law, allows a developer to deviate from those design standards and/or development regulations when such regulations potentially make the project economically infeasible for the developer to build. A local jurisdiction is required to grant the incentive/concession proposed by the developer unless it finds that the proposed incentive/concession does not result in identifiable and actual cost reductions, would cause a public health or safety problem, would cause an environmental problem, would harm historical property, or would be contrary to law. Additionally, a local jurisdiction has the burden of proof in the event it declines to grant a requested incentive/concession. The application has formally requested the following incentive/concession:
• Incentive/Concession for Reduced Density: The minimum base density for the site is 26 dwelling units per acre. However, the applicant is requesting approval of an incentive/concession through SDBL as part of the project to reduce the overall density of the project to 15.7 dwelling units per acre in order to construct a for-sale townhome project The proposed reduction in density would result in identifiable and actual cost reductions, or provide for affordable housing costs because it would allow the project to include a housing product that remains in high demand compared to a denser rental product. This will allow the project to be constructed with 123 market-rate for-sale units and 7 affordable units (5% of the overall units) available for qualifying households at a very-low income. The applicant is required to enter into an affordable housing agreement with the City to ensure the 7 units are sold to a qualifying buyer meeting the income restrictions for the very-low income level.
A waiver is a reduction or modification of any development standards and other regulations when those requirements potentially make the construction of the project infeasible. To qualify for waivers under SDBL, the applicant must provide written documentation justifying the need for a waiver. Additionally, there is no limit to the number of waivers that can be requested, allowing the applicant to seek relief from multiple standards. The ability for a City to deny a waiver under SDBL is limited to whether the request would potentially result in a specific, adverse impact upon health, safety, or the environment (Government Code, 65915(d)(1) and 65915(e)(1). In review of the requested waivers, it has been determined that the waivers would not result in a specific, adverse impact as defined by the Government Code. As such, the applicant has formally requested the following waivers for the Project (refer to Exhibits “A” and “B”), which are detailed below.
• Building Mass and Scale: Relief from the requirement for floorplates for third stories to not exceed 80% of the ground floor plate. The intent of this requirement is to reduce building massing and to prevent box-like architecture. Architecturally, the project meets the intent of this requirement by providing adequate undulation and breaks in the building wall. The architectural design of the buildings is also consistent with other recently approved three-story townhome projects.
• Private Open Space Requirements: Relief from the private open space standards. The AHO requires the minimum amount of private open space shall be at least 25 percent of the amount of outdoor living area required. Private open space is required for each unit and generally is provided on patios, decks or balconies with patios being a minimum of 150 square feet and decks or balconies being a minimum of 72 square feet. The project provides private open space for 79 of the 130 units. Plan 2 and Plan 4 of the townhome building do not provide any private open space, these buildings however do front onto paseos and open space areas. Additionally, the amount of private open space provided does not meet the size requirements of the AHO. Private open space is provided through decks and balconies which range in size from 38 square feet to 62 square feet.
• Recreational Facilities: Relief from a major amenity such as a pool, spa, or recreation facility. A project of this size is required to provide one major recreational amenity and two minor recreational amenities. A major amenity is intended to be a significant node or focal point for residents and generally consists of a recreation building or pool. Due to the smaller size of this project, the cost of installing and maintenance of a major recreational amenity creates additional costs to the homeowner through homeowner association fees. As an alternative to providing a major recreational amenity, the applicant has increased the number of minor amenities provided on site.
• Building separation: Relief from 15-foot building separation is requested. The Project provides a minimum separation of eight feet in some locations with varying locations ranging from eight feet to thirty feet.
• Rear yard and interior side yard setback: Relief from the side yard setback requirement of 15 feet for any building wall containing living room or primary room windows, ten feet minimum for any wall containing sleeping room, and five feet minimum for all other walls containing windows. The project provides a minimum side yard setback of seven feet along the west property line. All other areas of the project meet the minimum setback requirements.
• Parking location standard: Relief from the standard that prohibits open parking within the front half of the lot between buildings and street edge is requested. Eight parking spaces are located at the south property line of the project site, between buildings and the street edge, providing additional parking spaces for the project. The project does meet all other parking requirements of the AHO, including the number of parking spaces provided.
Tentative Tract Map No. 20825:
The proposed tract map merges five existing parcels totaling 8.26 adjusted gross acres of land into one lot for condominium purposes for the development of the residential project. To ensure proper access and maintenance, the applicant is required to prepare Covenants, Codes, and Restrictions (CC&Rs). The CC&Rs will ensure maintenance of all common areas, including landscaping, site access points, off-street parking areas, and to assure common ingress and egress.
Public Notice
A 10-day notice was mailed to all property owners and occupants within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on November 8, 2025, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
The Project is within the scope of the previously adopted Addendum to the Eucalyptus Business Park Specific Plan Environmental Impact Report (SCH#89070310) (EIR), for 4700 Chino Hills Parkway, which adequately describes the proposed activity for the purposes of the California Environmental Quality Act (CEQA), pursuant to Section 15164 of the CEQA Guidelines. Additionally, there have been no substantial changes in the Project since it was originally assessed under the Addendum, or no substantial new information that was not previously known when the project was originally assessed under the Addendum. No further action under CEQA is required.
Exhibit A - Concession/Incentive & Waivers Matrix
Exhibit B - Concession/Incentive & Waivers Exhibit
Exhibit C - Within the CEQA Scope Findings
Link to EIR Addendum - <https://www.cityofchino.org/DocumentCenter/View/4486/Addendum---Chino-Creek-Apartments---December-2023-PDF>