DATE: November 19, 2025
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
SUBJECT: A request for a developer modification to remove Development Services Department, Planning Division, Conditions of Approval No. 8.8.5 and Section 8.10 (Condition Nos. 8.10.1 to 8.10.4) of the previously approved The Campus at College Park Project, located in the Mixed Use (MU) land use designation of the College Park Specific Plan, on the north side of Eucalyptus Avenue, west of Satterfield Way, south of Notre Dame Avenue, and east of Oaks Avenue (APN: 1026-251-03).
RECOMMENDATION
title
Adopt Planning Commission Resolution No. PC2025-026, approving a Developer Modification to PL21-0004 (Site Approval) for The Campus at College Park Project, subject to the revised Development Services Department, Planning Division conditions of approval.
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BACKGROUND
On September 6, 2022, PL21-0004 (Site Approval) for The Campus at College Park Project was approved for the construction of three two-story buildings, totaling 50,630 square feet of commercial, retail, office and restaurant space, and a 27,000 square foot community church. The applicant, UTR College Park LLC, is now requesting a modification to the previously approved Planning Division conditions of approval (COA) placed on the project. Specifically, the applicant is requesting to remove COA No. 8.8.5 and Section 8.10 (Condition Nos. 8.10.1 through 8.10.4), as these conditions were tied to the College Park Development Agreement (DA), which has since expired and is no longer applicable to the project (Exhibit A - Original Conditions of Approval). The applicant is also requesting a revision to the approved site plan to allow construction of two single-story buildings, totaling 12,558 square feet in place of one previously approved two-story building, totaling 23,810 square feet.
ISSUES/ANALYSIS
The applicant requests removal of the following Planning Division conditions of approval:
• COA 8.8.5 - Approximately one half (40% to 60%) of the total commercial area shall be included within the 1st phase of construction.
• COA 8.10.1 - A minimum 50,000 square feet of retail and office space shall be developed.
• COA 8.10.2 - A maximum of 15,000 square feet of said 50,000 square feet allocated for retail and office space shall be developed for college related uses.
• COA 8.10.3 - Office uses shall only be located on the 2nd floor of the structures such that commercial and retail uses are developed on the 1st or 2nd floor of structures.
• COA 8.10.4 - Drive-thru freestanding fast-food restaurants shall not be developed.
These conditions were included solely in implementing the College Park DA. Since the DA has expired, these conditions are no longer enforceable or applicable to the project. Removing these conditions will allow the developer to construct the project, as modified and approved by the Director of Development Services. The City’s Office of Economic of Development has also reviewed the proposed changes and supports the removal of the conditions of approval. Per Section 20.23.170.A of the Chino Municipal Code, the Planning Commission has the authority to modify or delete conditions of approval for an existing site approval. A new set of conditions of approval for PL21-0004.DM01 (Site Approval Developer Modification) reflecting the proposed revisions, is included with Planning Commission Resolution No. PC2025-026, as Exhibit A - Revised Planning Division Conditions of Approval.
In addition, the applicant proposes to replace a previously approved two-story building (23,810 square feet) with two single-story buildings totaling 12,558 square feet. Pursuant to the original Planning Division COA No. 2.3, the Director of Development Services has the authority to approve minor deviations in the site plan, architecture and/or landscaping, provided the total approved building area is not exceeded. Since the revised design reduces the overall building square footage, this modification only requires approval by the Director of Development Services.
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 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 certified College Park Specific Plan - Final Environmental Impact Report (EIR) (State Clearinghouse No. 2002071120) originally adopted on September 7, 2004, which adequately describes the proposed activity for the purposes of the California Environmental Quality Act (CEQA). The EIR adequately describes the proposed activity for the purposes of the CEQA. The EIR satisfies the requirements of CEQA and the CEQA Guidelines (California Public Resources Code §§ 21000 et seq.; 14 Cal. Code Regs. §§ 15000 et seq.) pursuant to Sections 15080 thru 15097 of the CEQA Guidelines. No further action under CEQA is required.
Attachments:
Exhibit A - Original Conditions of Approval
Planning Commission Resolution No. PC2025-026