DATE: JULY 16, 2025
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
SUBJECT
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PL19-0079.DM02 (Site Approval - Developer Modification) - A request for a developer modification to increase the building area of a previously approved drive-thru fast food restaurant from 1,500 square feet to 4,500 square feet to construct a one-story retail/office building with a drive-thru, located in the CG (Commercial General) zoning district at 5592 Philadelphia Street (APN: 1014-591-07).
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RECOMMENDATION
Approve, by motion of the Planning Commission, PL19-0079.DM02 (Site Approval Developer Modification), an amendment to the originally approved Project.
BACKGROUND
On December 7, 2020, the Chino Planning Commission approved PL19-0079 (Site Approval) and PL19-0080 (Special Conditional Use Permit) to allow the construction of two medical office buildings, an assisted living/memory care facility, and a future commercial pad, located on the north side of Philadelphia Street, west of Benson Avenue and east of Town Square. Although no specific user was determined at the time of entitlement, the future commercial pad was intended to accommodate a drive-thru fast-food restaurant. In March 2024, the Planning Commission approved a developer modification (PL19-0079.DM01) to the project for the assisted living/memory care facility. The applicant requested to reduce the overall size of the facility by eliminating the third story of the building, which reduced the size of the facility and maximum bed count. Phase 1, which includes the medical office buildings, has been completed, and Phase 2, which includes the assisted living/memory care facility is near the issuance of building permits.
The applicant, Clover Estate, Inc., has submitted a subsequent request to modify the previously approved project for the pad building to increase the size of the drive-thru commercial pad building by 3,000 square feet, with subsequent minor changes.
ISSUES/ANALYSIS
The applicant is proposing to increase the size of the commercial drive-thru pad building from 1,500 square feet to 4,500 square feet. The commercial pad building is located at the southwest corner of the site. Parking is provided to the east of the building, consistent with the approved project. Access to the site is provided from an existing central driveway on Philadelphia Street. The proposed building maintains a contemporary Mediterranean architectural style, consistent with the design of the two medical office buildings and assisted living/memory care. The building incorporates varying earth tone stucco colors, stone veneer, decorative fabric window awnings, and a concrete tile roof.
The applicant has been marketing the site since project approval and has not been able to secure a tenant for the building. The proposed changes will result in a building that is more marketable since it would be able to accommodate a variety of uses permitted in the CG zoning district. The larger building is intended to be used for a drive-thru pharmacy and adjacent office/retail use, but no tenants have officially signed lease agreements at this time. A pharmacy use would be compatible with both the medical office buildings and the assisted living facility. The previously approved plans for the project are included as Exhibit “A” and the updated plans are included as Exhibit “B”. The modified project is consistent with the previously approved Site Approval and the findings of fact that were made by the Planning Commission as part of the approval of PL19-0079, found in Planning Commission Resolution No. 2020-046 (Exhibit “C”). Subject to the proposed changes, the project will still meet all requirements of the Chino Zoning Code, General Plan, and all conditions of approval previously approved with the Project will remain in effect.
Public Notice
A 10-day notice was mailed to all property owners and residents within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on July 5, 2025, and the City sent information out on the City’s social media platforms. In response to public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
An Initial Study/Mitigated Negative Declaration (IS/MND) was previously adopted for the project on December 7, 2020, and the project is within the scope of the IS/MND. The IS/MND satisfies the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines (California Public Resources Code § 21000 et seq.; 14 CCR 15000 et seq.).
Attachments:
Exhibit “A” - Previously Approved Plan
Exhibit “B” - Updated Plans
Exhibit “C” - Planning Commission Resolution No. PC2020-046