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PL24-0103 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0103 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 60 detached condominium (bungalow) dwelling units on 4.4 adjusted gross acres of land at a density of 13.6 dwelling units per acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
LOCATION: Southwest corner of Main and Market Streets (APNs: 1057-181-21, and -37)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-0008, approving PL24-0103 (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 |
Community Core 16 (CC16) |
The Preserve Specific Plan |
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North - |
Vacant and Mixed Use |
Community Core 16 (CC16) |
The Preserve Specific Plan |
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East - |
Vacant |
Community Core 16 (CC16) |
The Preserve Specific Plan |
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South - |
Vacant |
Community Core 16 (CC16) |
The Preserve Specific Plan |
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West - |
Vacant |
High Density Residential 30 (HDR 30) |
The Preserve Specific Plan |
BACKGROUND
On February 13, 2008, the Planning Commission approved an “A” level Master Site Approval (MSA No. 2006-02) and Tentative Tract Map (TTM) No. 16420 to subdivide approximately 514 acres of land for future development of a variety of residential, commercial, institutional, mixed use, and open space recreational land uses for the South of Pine master plan area within The Preserve Specific Plan (PSP). On February 23, 2022, the Planning Commission approved modifications to both MSA 2006-02 and TTM 16420, modifying underlying conditions of approval and rectifying the inconsistencies between the MSA and TTM that resulted when The PSP was updated in 2021. On May 15, 2024, the Planning Commission approved a “B” level MSA (PL23-0043) to further master plan 39.29-acres of land, a portion of the South of Pine master plan area for future residential development of 866 residential units, known as Block 8 master plan area. The applicant, Chino Preserve Development Corporation, is now requesting approval of a Site Approval (PL24-0103) to construct 60 detached condominium (bungalow) dwelling units. The previous Public Works and Fire District conditions of approval for Tract 16420 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On June 27, 2024, the applicant submitted a preliminary application 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 and fees that apply to their projects. Subject to limited expectations, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed.
ISSUES/ANALYSIS
The proposed project site is located within The Preserve Specific Plan area, at the southwest corner of Main and Market Streets, at the eastern portion of the Block 8 Master Plan Area and consists of 60 detached condominium (bungalow) units on 4.4 adjusted gross acres of land at a density of 13.6 units/acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
Access to the site is provided from Main and Market Streets. The detached bungalow units are arranged in groups with three residential units per group. Two of the units (Plans 2 and 3) front onto a street, private drive aisle, or internal paseo, and the third unit (Plan 1) is a carriage unit located above the three, two-car garages that serve the group of units. The garages are constructed in a side-by-side configuration and take access from private drive aisles. Front entries for all three units are accessed from a street or internal paseo, with the carriage unit having access via a pathway between Plans 2 and 3. The Plan 1 (carriage unit) also has direct access from the garage to the unit. Garage access for Plan 2 and 3 is taken from the private yard area to an exterior door of the garage. A similar residential product, called Delia, was recently constructed in The Preserve.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
4.4 adjusted gross acres |
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No. of Residential Units - |
60 |
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Density - |
13.6 dwelling units per acre |
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Lot Coverage - |
34% |
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Landscape Coverage - |
27% |
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Parking (proposed/required)- |
157 proposed / 126 required (120 garage spaces + 6 guest spaces) |
Architecture and Floor Plans
The bungalow product consists of three floor plans and three architectural styles. Plan 1 is 1,609 square feet, Plan 2 is 1,608 square feet, and Plan 3 is 2,049 square feet in size. Plan 1 and 2 are two-story homes and Plan 3 is a three-story home. A massing plan has been provided to show where the two-story and three-story plans are located.
The project has been designed with four-sided architecture to make the appearance of all sides of the homes more visually appealing, especially where the homes front onto Main and Market Streets. In addition, enhanced elevations are proposed where both side and rear elevations of the homes face a street or open space feature. Porches are also provided on the Plan 2AX when facing the street. The full porch has been plotted seven times where the Plan 2AX faces Main Street and Market Streets.
The three architectural styles proposed include Adaptative Prairie, Adaptive Farmhouse, and Adaptive Spanish. The following is a brief description of each architectural style:
• Adaptive Prairie (Building Group “A”): This style utilizes a combination of stucco with horizontal siding. This style has vertical multi-paned windows and features hip roofing. Concrete tiling roofing is proposed as the roof material.
• Adaptive Farmhouse (Building Group “B”): This style features vertical and horizontal siding to accent the main stucco body, gable end treatments. Front doors, garage doors and light fixtures are provided to match the architectural style. Steeper roof pitches are provided at key locations. Shake tile concrete roofing is used for this elevation.
• Adaptive Spanish (Building Group “C”: This style has a stucco finish with arched elements, simple trim around the windows, scallops under the second-story windows. Plan 2 and Plan 3 feature horizontal siding as well. The Adaptive Spanish elevation provides an S-tile roof, typical of this style.
Design Review Board (DRB)
On April 9, 2025, the Design Review Board (DRB) reviewed the proposed project and it was generally well-received. The DRB noted that the project was ideally located and in proximity to several amenities within the community core which will be convenient for future residents. They were very complementary of the architecture as well. The DRB had no further comments and recommended approval of the project to the Planning Commission.
Landscaping, Walls, and Private Open Space
The project provides an overall landscape coverage of 27%, and The PSP requires a minimum coverage of 20%. Landscaping throughout the development has a drought tolerant design, primarily located along Main Street. Enhanced landscape material is provided at the entry off Market Street and within the internal paseo areas. Each unit is required to have a minimum private open space of 100 square feet with a minimum dimension of 5 feet. Private open space for Plans 2 and 3 range in size from 257 to 313 square feet and is provided by internal yards at the rear of the units. In addition to the interior yards, some of the Plans 2 and 3 include a front porch that provides additional private open space. The carriage unit has its private open space on the second floor via a balcony. The private balcony for each carriage unit is 100 square feet in size and is positioned at the back of the unit. Due to the design of the community, walls are minimal and consist of full height stucco with pilasters where walls terminate and at wall turns.
Residents will have access to the community center and 10-acre park across Main Street, a pocket park in the community directly to the south, and a private recreational center called the Club on Main to the south of this project. The Club on Main will be open prior to the construction of this project.
Parking
Internal circulation is provided via alleys and a private drive along the southerly boundary. Each home has a two-car garage. Guest parking spaces have been provided internally throughout the site and along the southern boundary of the project site. Additional parking is located on Main and Market Street. The number of parking spaces within the development totals 157 spaces (120 garage spaces, 37 on-site spaces), which calculates to 2.61 parking spaces per unit. There are 38 additional street parking spaces available on Main and Market Streets, which calculates to a 3.25 parking ratio.
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 April 26, 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 Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036) (EIR) for South of Pine Update 2022, which adequately describes the proposed activity for the purposes of California Environmental Quality Act (CEQA), pursuant to Section 15164 of 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.