DATE: MAY 20,2026
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
RECOMMENDATION
Adopt Planning Commission Resolution No. PC2026-006, recommending the City Council approve PL25-0032 (Preserve Specific Plan Amendment), based on the findings listed in the Planning Commission Resolution No. PC2026-006.
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BACKGROUND
The Preserve Specific Plan (PSP) was originally adopted in March 2003. The applicant, Chino Preserve Development Corporation, is the Master Developer and majority landowner within the PSP area. The subject application represents the nineth amendment to The PSP and proposes modifications to several sections of The PSP, including private street sections to better facilitate development within the single-family residential land use designations and development standards for self-storage and recreational vehicle storage facilities. The proposed amendment also includes various clean-up revisions identified by City staff and the applicant; however, it does not include any land use changes, changes to densities, or changes to the maximum number of permitted residential units allowed in the PSP. All the proposed amendments are outlined in the draft City Council ordinance, as Exhibit “A” to Resolution No. PC2026-006.
ISSUES AND ANALYSIS
Chapter 19.06.040.A.3 and Roadway Sections
On March 23, 2026, two private street sections were presented to the City’s Streets and Infrastructure Committee. The Committee indicated support for street designs that include parkways, sidewalks, and parking on both sides of the street. The Committee also supported an alternative configuration that omits the parkway and sidewalk on one side of the street in situations where lots side or rear onto the street and specified that such private street sections should be limited to The Preserve. Based on its discussion, the Committee expressed support for the proposed street sections, limited to The Preserve.
To implement the applicant’s request and reflect the Committee’s direction, an amendment to Chapter 19.06.040.A.3 of the Subdivision Design Standards is required. Currently, this section permits private streets only within commercial, industrial or multifamily residential developments, with a limited exception for certain single-family subdivisions approved prior to January 1, 2019. The applicant proposes to amend Chapter 19.06.040.A.3 to expand the provision of private streets to include single-family residential zones within The PSP. The amended section is attached as Exhibit “A” to the staff report. The Planning Commission is not required to take action on the proposed Subdivision Ordinance Amendment.
In addition, the applicant is requesting an amendment to The PSP to incorporate the two private street sections supported by the Committee for use in single family residential land use designations. The proposed street sections designs are attached as Exhibit “B” to the staff report.
Development Standards for Self-Storage and Recreational Vehicle Storage Facilities
As part of the applicant’s Development Agreement (DA), self-storage and recreational vehicle (RV) storage facilities would be permitted within the Low Density Residential (LDR) land use designation at a specific location along Chino-Corona Road (Mill Creek Avenue), across from the California Institution for Woman (CIW). To facilitate implementation of the DA, an amendment to The PSP is required. The proposed SPA would establish development standards for these uses, as The PSP does not currently include standards for self-storage or RV storage facilities. The proposed development standards for self-storage and RV storage facilities are consistent with the applicable standards in the City’s Zoning Code and are included as Table 4 in draft City Council ordinance, as Exhibit “A” to Resolution No. PC2026-006.
General Clean Up and Clarification
In addition to the primary revisions, the proposed SPA includes minor clean-up and clarification updates to The PSP. The amendment does not modify land use designations, densities, or the intensity of permitted uses. A complete list of the proposed changes is provided in the List of Changes to The PSP (Exhibit “A” to Resolution No. PC2026-006). Some examples are listed below:
• Revision to graphics to reflect previously approved land use changes that were not incorporated into earlier exhibits.
• Updates to land use acreage tables for open space recreational and light industrial to reflect prior project approvals.
• Renumbering of tables to accommodate the addition of new Table (self-storage and RV storage development standards).
• Updates to the truck route exhibit.
PUBLIC NOTICE
A notice was published in the Chino Champion on May 9, 2026. The notice meets the legal noticing requirements and is adequate in scope for this project. No comments have been received to date.
ENVIRONMENTAL REVIEW
The existing environmental documentation is adequate and conforms with the provisions of the California Environmental Quality Act (CEQA), as the project is within the scope of The Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036) originally certified on March 25, 2003, which adequately describes the proposed activity for the purposes of the CEQA, pursuant to CEQA Section 21166 and Section 15162 of the CEQA Guidelines. The Preserve Specific Plan Amendment does not include any land use changes, change in residential densities, or changes to the maximum number of permitted residential units allowed in The PSP, and would not create any new significant impacts, or impacts that are significantly different than those identified in The Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036).
Attachments:
Exhibit “A” - Chapter 19.06.040.A.3 Amendment
Exhibit “B” - Private Street Sections for Single Family Residential
Planning Commission Resolution No. PC2026-006
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