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PL24-0013 (Master Site Approval) and PL24-0014 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0013 (Master Site Approval) and PL24-0014 (Site Approval)
APPLICANT: Tripointe Homes Holdings, Inc.
REQUEST: A request for approval of a “B” Level master plan and approval of the construction of 516 attached, multifamily residential units on 28.16 adjusted gross acres at an overall density of 18.32 dwelling units per acre and a 0.4-acre park located in the Community Core 16 (CC16), High Density Residential 20 (HDR 20), and Open Space Recreational (OS-R) land use designations of The Preserve Specific Plan.
LOCATION: Northeast corner of Pine Avenue and West Preserve Loop
(APN 1055-451-06, 1055-461-03, -04 and -05, 1057-121-01, and 1057-131-02)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-020, approving PL24-0013 (Master Site Approval) and PL24-0014 (Site Approval), 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 (Former Dairy) and Southern California Edison Easement (SCE) |
Community Core, 16 du/acre (CC16) Residential, 20 du/ac (RD 20) & Recreation/ Open Space (OS-R) |
The Preserve Specific Plan |
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North - |
Residential |
High Density Residential, 16 du/acre (HDR16) and Community Core, 16 du/acre (CC16) |
The Preserve Specific Plan |
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East - |
Vacant (Former Dairy) |
Community Core, 16 du/acre (CC16) |
The Preserve Specific Plan |
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South - |
Vacant |
High Density Residential, 16 du/acre (HDR 16) |
The Preserve Specific Plan |
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West - |
Residential and Open Space |
Medium Density Residential (MDR) and Open Space - Recreational (OS-R |
The Preserve Specific Plan |
BACKGROUND
On May 17, 2021, the Planning Commission approved an “A” level Master Site Approval (MSA) and Tentative Tract Map No. 20312 (TTM) for the Falloncrest Town Square to master plan and subdivide 100.8 acres of land into 10 numbered lots and six lettered lots for future development of retail, commercial, office, residential, mixed use, and park space. On June 15, 2021, the City Council approved a development agreement between the City and Falloncrest that regulates the timing of development and public improvements within the Falloncrest Town Square. Tri Pointe Homes Holdings, Inc. (the “Applicant”) acquired 28.16 adjusted gross acres of land within the Falloncrest Town Square master plan area in 2024 and is now requesting approval of a “B” level MSA to further master plan the property for development and a Site Approval (SA) for the approval of the residential units.
The previous Public Works and Fire District conditions of approval for Tract 20312 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
ISSUES/ANALYSIS
Master Site Approval (PL24-0013)
The purpose of an MSA is to develop a master plan that ensures the concepts, requirements, and provisions of The Preserve Specific Plan (PSP) are implemented in a cohesive and comprehensive manner to provide for a high level of variety, character and quality of development, and to establish continuity, compatibility, and connectivity within the MSA area and surrounding development within The Preserve. The proposed MSA is located at the northeast corner of Pine Avenue and West Preserve Loop and includes a 0.4-acre public pocket park, and a 516-unit residential community.
Within the Falloncrest Town Square master plan area, a string of three pocket parks will be developed at buildout. A continuous pedestrian connection, called “The Link”, is required to connect these parks, which is evaluated at the MSA level for each development. The project meets the connectivity requirement through the design of “H” Drive, which includes a 6-foot- wide sidewalk with decorative paving at cross walks and visual markers to identify pedestrian connection to the two other pocket parks within “The Link.” A common parkway tree is also required to identify the connectivity within “The Link” (Sheet L-13).
Site Approval (PL24-0014)
The Applicant has also submitted PL24-0014 (Site Approval) for the approval of 516 attached residential condominium homes on 28.16 adjusted gross acres of land. The proposed community is divided into two distinct neighborhoods, referred to as north neighborhood and south neighborhood. Bickmore Avenue and the Southern California Edison (SCE) easement bisect the project area, creating the two neighborhoods. The north neighborhood consists of 280 units within 67 residential buildings, and three product types, which include duplexes, triplexes and row townhomes. The south neighborhood consists of 236 units within 40 residential buildings, and two product types, courtyard townhomes and row townhomes.
• North Neighborhood: Two points of access are provided to the north neighborhood from West Preserve Loop and Main Street. The north neighborhood consists of three product types comprised of duplexes, triplexes, and row townhomes (indicated in peach and purple on Sheet SP-1 of the plan set). The row townhomes generally consist of 6 units within each building and are designed with buildings fronting onto an internal paseo, enhancing the overall connectivity throughout the project with garage access provided via a private drive. Due to the unique shape of the property, the north neighborhood also includes three 5-plex row townhomes. The duplexes and triplexes are designed around internal paseos as well with garage access located off a private drive to the rear. These homes are crafted to allow natural light to enter the home on three sides for most floor plans. Homes located adjacent to West Preserve Loop and Main Street are designed with front doors on the street.
• South Neighborhood: Two points of access are provided to the south neighborhood via “A” Street, which will provide direct connection to both Pine Avenue and Bickmore Avenue. This neighborhood consists of two different types of townhomes, which are courtyard townhomes and row townhomes (indicated in blue and green on Sheet SP-2 of the plan set). The courtyard townhomes are generally designed with front entrances for each unit facing a courtyard to promote interaction between neighbors and garage access provided via common drives, except for the buildings fronting West Preserve Loop and one building at the northwest corner of Pine Avenue and “A” Street, which faces “A” Street. These buildings are designed to provide front doors on the adjacent streets. The row townhomes generally consist of 6 units within each building and face a paseo. These buildings were also designed to encourage interaction between neighbors, while allowing pedestrian activity to flow in an east-west direction, thus enhancing overall connectivity throughout the south neighborhood from the outer community core to the inner community core towards Main Street. Row townhomes located adjacent to West Preserve Loop are designed with front doors facing the street.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
28.16 adjusted gross acres |
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No. of Residential Units - |
516 |
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Density - |
18.32 dwelling units per acre |
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No. of Buildings - |
109 buildings total • 69 row townhomes • 37 triplexes • 2 duplex buildings Recreational building |
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Building Area - |
917,445 SF |
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Lot Coverage - |
28.5% |
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Landscape Coverage - |
28.1 |
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Parking (proposed/required) - |
Proposed 2.29 parking spaces per unit (1,032 garage spaces + 190 guest spaces) Required 2.1 parking spaces required per unit (1,032 garage spaces + 52 guest spaces) |
Architecture and Floor Plans
The overall project consists of four product types in 107 three-story buildings. There are a total of 14 floor plans that range in size from 1,281 square feet to 2,409 square feet. Floor plans range from two to four bedrooms.
Due to the size of the project, nine architectural styles are proposed between the two neighborhoods: Transitional Farmhouse, Santa Barbara, Traditional, Spanish Colonial, Adaptive Spanish, Spanish Andalusian, Craftsman, Colonial Monterey and Monterey. The following is a brief description of each architectural style:
• Transitional Farmhouse (Row Townhomes, Triplexes): This style features a generous amount of brick at the first floor and board and batten lap siding on second and third floors to accent the main stucco body. The homes feature steep roof pitches, gable end treatments, and stylized lighting. Concrete flat tile roofing is used for this elevation.
• Santa Barbara (Row Townhomes, Duplexes, Triplexes, Pool building): This style has a stucco finish and features decorative clay tiles in the gable roofs, sculpted trim surround, arched openings at balconies, multipaned windows, and wrought iron elements. Metal awnings, decorative corbels under the balconies, finial accent elements, and boxed out trim focal windows are also used for this elevation. An “S” tile roof is provided typical of this style.
• Traditional (Triplexes): This style features a stone veneer base at the first floor and horizontal siding at the second and third floors. There are wood posts with decorative caps at balconies and decorative trim around windows and balconies. A flat concrete tile roof is provided typical of this style.
• Spanish Colonial (Courtyard Townhomes): This style has a stucco finish with wrought iron elements and shutters, decorative gable ends and simple trim around the windows and above garages. Entries are arched or recessed. The Spanish Colonial elevation provides an S-tile roof, typical of this style.
• Adaptive Spanish (Courtyard Townhomes): The Adaptive Spanish buildings feature clean lines and more of a modern flavor. This style has a stucco finish and features balconies with metal railing, and details in the gable ends. Some elevations also feature wood siding between and below upper-level windows at enhanced sides. An “S” tile roof is provided typical of this style.
• Spanish Andalusian (Courtyard Townhomes): The Spanish Andalusian style has a stucco finish and features clay medallions in the gabled ends, decorative corbels, sculpted trim around front doors and garage doors, and simple trim around multipaned windows. An “S” tile roof is provided typical of this style.
• Craftsman (Row Townhomes): This style utilizes a combination of stucco with horizontal siding at key locations on lower and upper floors and under gabled ends, simple railing at balconies and covered, porch-styled entries. This style has vertical multi-paned windows and features concrete flat tile roof material.
• (Colonial) Monterey (Row Townhomes): This style uses a combination of stucco finish and accents of brick veneer at the first floor, primarily at the entrances of the homes. Additional accents of vertical siding are provided at gabled roofs. Wood posts and wood trim around openings are featured at balconies. A simple trim with wood shutters is provided at the windows. A flat concrete tile roof is provided typical of this style.
Design Review Board (DRB)
On August 6 and 7, 2024, the Design Review Board (DRB) reviewed the proposed project. The project was generally well-received and the DRB did not request any changes. The DRB recommended approval of the project to the Planning Commission.
Public Open Space and Amenities
The Falloncrest Town Square master plan includes a 0.4-acre pocket park within the project boundaries that will be constructed with this project. The park site is located on the west side of “A” Street, north of Pine Avenue and will include a tot lot with shade sails, seating areas with shade structures, BBQs and bench seating (Public Park enlargement, Sheet L-14). The park plan and amenities have been coordinated with the Community Services Parks and Recreation Department to ensure the amenities located in the pocket park will meet the needs of the community. This park is part of a string of pocket parks (3 total) is required by the Falloncrest Design Guidelines that run in an east/west direction. A continuous pedestrian connection is required to connect these parks through a midblock art walk, street, or a pedestrian promenade. The project is meeting this requirement by providing “H” Drive that runs at the southerly end of the project that connects the pocket park to the other two parks that will be constructed in the future (Phase 1 with the first pocket park to the east is currently under development). Street design elements incorporated into “H” Drive include a 6-foot-wide landscape parkway with Zelkova Serrata street trees, decorative paving at the cross walks, and visual markers to identify pedestrian connection to other parks.
The project also includes various private amenities shared between the north and south neighborhoods, along with the amenities in Tri Pointe’s Falloncrest Phase 1, which is under construction. The amenities include a recreational area with a pool, spa, outdoor living room and fireplace, restroom and shower building. Additional amenities include BBQ and picnic areas, a large and small dog park with shade and seating areas, a putting green, a ping pong table, corn hole/bocce ball court area with shade and picnic area, and resting areas with seating. The SCE easement trail will be constructed as part of this project, with connections to the north and south neighborhoods as well as portions of the trail to the east and west of the project.
Landscaping, Walls, and Private Open Space
The residential development provides a landscape coverage of 28.1%, exceeding The Preserve Specific Plan minimum requirement of 20%. Landscaping throughout the development has a drought tolerant design, primarily located along street frontages and paseos. A minimum 100 square feet of private open space is required for each home, which is provided through patios, balconies, and yard areas that range in size from 100 square feet to 405 square feet.
A 6-foot-high decorative block wall with a decorative cap and pilasters is proposed along Pine Avenue. A landscape area is located between the proposed wall and sidewalk to provide a green-screen buffer between the sidewalk and the wall. A 6-foot-high combo wall with 2-feet of decorative block and 4-feet of tubular steel atop is proposed along the SCE easement to the north and south. A 3.5-foot-high stucco or tubular steel patio fencing is used for the courtyard walls with decorative wrought iron gates for the townhomes, defining the private open space for various units.
Parking
A two-car garage is provided for each home. Guest parking is required at one space for every 10 units, resulting in a total of 52 required guest parking spaces. The guest parking requirement is exceeded with a total of 120 guest parking spaces provided via internal roadways designed to allow for parking on one side of the street and parking spaces provided adjacent to major amenities. There are also 70 additional on street parking spaces. The number of parking spaces within the development totals 1,222 spaces (1,032 garage spaces, 120 on-site spaces, and 70 street parking spaces), which calculates to 2.29 parking spaces per unit. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan.
Public Noticing
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 August 10, 2024, and the City sent information out on the City’s social media platforms. A freestanding sign was also posted on the Pine Avenue frontage of the project site. 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 certified Falloncrest at The Preserve Master Plan Final Environmental Impact Report (EIR) (State Clearinghouse No. 2013101093) originally certified by the Planning Commission for the overall 125-acre Falloncrest project area on October of 2015, which adequately describes the proposed activity for the purposes of the California Environmental Quality Act (CEQA), pursuant to Section 15168 of the CEQA Guidelines. Additionally, there have been no substantial changes in the project since the certification of the EIR, or no substantial new information that was previously not known when the project was originally assessed under the EIR.