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PL24-0042 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0042 (Site Approval)
APPLICANT: Century Communities
REQUEST: A request to construct 59 detached single family residential dwelling units on 7.88 adjusted gross acres of land at a density of 7.49 dwelling units per acre located in the Low Density Residential (LDR) land use designation of The Preserve Specific Plan.
LOCATION: Southeast corner of Legacy Park Street and East Preserve Loop (APN 1057-181-29)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-019, approving PL24-0042 (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 |
LDR (Low Density Residential) |
The Preserve Specific Plan |
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North - |
Residential |
LDR (Low Density Residential) |
The Preserve Specific Plan |
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East - |
Vacant |
LDR (Low Density Residential) |
The Preserve Specific Plan |
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South - |
Vacant |
ER (Estate Residential) |
The Preserve Specific Plan |
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West - |
Vacant |
MDR (Medium Density Residential) |
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. On February 23, 2022, the Planning Commission approved modifications to both the MSA 2006-02 and TTM 16420, modifying underlying conditions of approval and rectifying the inconsistencies between the MSA and TTM that resulted when The Preserve Specific Plan (PSP) was updated in 2021. On September 19, 2022, the Planning Commission approved a “A” level MSA (PL21-0045) and TTM No. 20446 (PL21-0057) to further master plan and subdivide 21.9 acres of land, a portion of the South of Pine master plan area for future residential development of 114 residential units, known as Block 3 master plan area. The applicant, Century Communities is now requesting approval of a Site Approval (PL24-0042) to construct 59 detached single-family units. The previous Public Works and Fire District conditions of approval for Tract 20446 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On April 11, 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 lock in the development standards that are in place on the day the preliminary application is filed.
ISSUES/ANALYSIS
Site Design
The project site is located within The Preserve Specific Plan (PSP) at the southeast corner of Legacy Park Street and East Preserve Loop, in the Block 3A Master Plan Area (Tentative Tract Map No. 20446). The project consists of 59 single-family homes on 7.88 adjusted gross acres of land at a density of 7.49 units/acre in the Low Density Residential (LDR) land use designation.
Access to the site is provided via Deergrass Avenue and Tamarack Street, which provide connections to Legacy Park Street and East Preserve Loop. The two-story single-family homes have been designed to front onto the internal streets, except for Lots 47 and 48 which front onto a shared private drive aisle (Letter Lot A). The homes are a typical single-family layout with garage access provided from internal streets. Homes are plotted at varying depths that range from 10 feet to 18 feet to provide an undulating street scene.
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Item |
Proposed |
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Project Area - |
7.88 adjusted gross acres |
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No. of residential units - |
55 |
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Density - |
7.49 dwelling units/acre |
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Parking (proposed/required)- |
304 proposed/162 required |
Architecture and Floor Plans
Three floor plans and four architectural styles are proposed within the development. Floor plans range in size from 2,719 square feet to 3,352 square feet. Each architectural style is designed with front doors, garages, light fixtures, and architectural details to complement the architectural style. The applicant has provided three color schemes per architectural style, as required by The Preserve Design Guidelines. In addition, enhanced elevations are provided on the side and rear elevations of all homes that are visible from a public street or open space area. The four architectural styles proposed are Spanish, Farmhouse, Cottage, and California Ranch, all of which are building styles that are encouraged in PSP. The following is a description of each architectural style:
• Spanish (Plans 1, 2 & 3): This style has a stucco finish and features decorative tile at roofs, recessed windows, decorative shutters, and a low seat wall at first story. Arched stucco columns are provided at the front porch and front entry. An “S” tile roof is provided.
• Farmhouse (Plans 1 & 3): This style features board and batten siding to accent the main stucco body, multi-paned windows with decorative shutters, gable vent treatments, and a garage door to match. A flat concrete tile roof is provided.
• Cottage (Plans 1 & 2): This style utilizes a combination of stucco with horizontal siding and features decorative corbels at gable roofs, multi-paned windows with decorative shutters that match the architectural style. Stone accents are provided at the garage and front entry. Porches are provided with simple wood posts, brackets, and railing. A flat concrete tile roof is provided.
• California Ranch (Plans 2 & 3): This style utilizes a combination of stucco with board and batten siding and features brick veneer around the garage door with a decorative brick header at the garage opening. Porches are provided with simple wood post, brackets, and railing. A flat concrete tile is provided.
Design Review Board
The architecture is a repeat product of a previously approved Site Approval (PL21-0013), located at the northeast corner of Legacy Park Street and Discovery Park Avenue. Therefore, Design Review Board approval is not required.
Landscaping, Walls, and Open Space
A unique landscape theme has been established in the neighborhood, which includes shrubs, two 24-inch box trees, and ground cover for the front yard of each unit. Corner lots have an increased setback to the unit which allows for additional landscaping. Landscaping throughout the development has a drought tolerant design. Six foot-high decorative block walls with decorative caps and 24-inch square pilasters will be constructed along Legacy Park Street and Discovery Park Avenue. A 6-foot-high split face fall with decorative caps and 24-inch square pilasters is also provided on internal corner lots. The walls on corner lots are plotted to expose at least half to two thirds of the building architectural treatments on the homes, as required by The PSP. Parkway plantings will be provided as a buffer between walls and the sidewalks. Vinyl privacy fences will be provided between properties and will not be visible from public view.
Residents will have access to a recreation center, known as the Club on Main, located at the southeast corner of Main and Legacy Park Streets. The recreation center includes a tennis court, half basketball courts, volleyball court, swimming pool, spa, clubhouse, and fitness center. Construction is anticipated to begin at the end of the year and be completed the following year.
Parking
The project meets the minimum parking requirements of two garage spaces per unit. In addition, driveways provide for each home to allow for parking of two additional vehicles. Tamarack Street, Bristlecone Avenue, Toyon Street, and Dara Avenue combined will accommodate 68 on-street parking spaces. Overall, the total parking spaces provided exceeds the parking requirements of the Preserve Specific Plan with a total of 304 parking spaces, which is 5.2 parking spaces per unit (118 garage spaces, 118 driveway spaces, 68 on-street spaces).
Public Noticing
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 6, 2024, 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 the adoption of 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 for the project.