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PL24-0026 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0026 (Site Approval)
APPLICANT: Trumark Homes
REQUEST: A request to construct 55 detached single family residential dwelling units on 8.43 adjusted gross acres of land at a density of 6.52 dwelling units per acre located in the Low Density Residential (LDR) land use designation of The Preserve Specific Plan.
LOCATION: Southwest corner of Legacy Park Street and Chino Corona Road
(APN 1057-181-29, -30 & -36)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC 2024-017, approving PL24-0026 (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 |
|
East - |
Vacant |
ER (Estate Residential) and OSR (Open Space Recreational) |
The Preserve Specific Plan |
|
South - |
Vacant |
ER (Estate Residential) |
The Preserve Specific Plan |
|
West - |
Vacant |
LDR (Low 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 16420) to subdivide 522 acres of land that established large parcels and the backbone street system for future development for the South of Pine master plan area. In February 2022, the Planning Commission approved modifications to both MSA 2006-02 and TTM 16420, modifying the 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 “B” level MSA (PL21-0045) and TTM No. 20446 (PL21-0057) to further master plan and subdivide 21.90-acres of land, a portion of the South of Pine master plan area for future residential development of 114 single family homes, known as Block 3A master plan area. The applicant, Trumark Homes is now requesting approval of a Site Approval (PL24-0026) to construct 55 detached single-family 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 February 29, 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 at the southwest corner of Legacy Park Street and Chino Corona Road, in the Block 3 Master Plan Area (Tract Map No. 20446). The project consists of 55 single-family homes on 8.43 adjusted gross acres of land at a density of 6.52 units/acre in the Low Density Residential (LDR) land use designation. The project site has a minimum lot size of 5,500 square feet and is required to provide single-story homes on ten percent of the lots.
Access to the site is provided via Legacy Park Street and internal roadways. The single-family homes, comprised of 1 or 2-stories, have been designed to front onto the internal streets, except for Lots 4,5 20, and 21 which are accessed from a private shared driveway. The homes are a typical single-family layout with garage access provided from internal streets and typical rear yard areas for each home. Garages are plotted at varying depths that range from 18 feet to 31 feet to provide an undulating street scene.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
8.43 adjusted gross acres |
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No. of residential units - |
55 |
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Density - |
6.52 dwelling units per acre |
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Parking (proposed/required)- |
110 required / 283 provided |
Architecture and Floor Plans
Three floor plans and three architectural styles are proposed. Plan 1X, which is a variation of Plan 1, includes additional square footage under a larger roof pitch to accommodate an extra bedroom, bathroom and media area. Floor plans range in size from 2,434 square feet to 3,702 square feet. Enhanced elevations have been provided for all elevations visible from a public street. To help provide pedestrian-level massing and variation in the street scene, five homes on corner lots feature full-sized porches where the larger side yards and grades can accommodate the depths of the porches (Lots 1, 26, 37, 47 and 55). The three architectural styles proposed include Adaptive Prairie, Adaptive Spanish, and Adaptive Farmhouse. The adaptive styles are part of the Millennium Style series which encourage a modern spin on the traditional styles. The following is a brief description of each architectural style:
• Adaptive Prairie: This style has a stucco finish and brick siding at key locations. The Prairie style has multiple horizontal features including a horizontal windowpane pattern throughout, horizontal siding around a main focal window, and horizontal stucco cut outs above the main entry. Additionally, there is the addition of horizontal scoring in the stucco to further enhance the adaptive style. Front doors, garage doors with glass windows at side panel, and light fixtures are provided to match the architectural style. A concrete flat tile roof is provided.
• Adaptive Spanish: This style has a stucco finish and features focal windows with tile, decorative gable accents, multi-paned windows with shutters, foam trim, and decorative pot shelves. Horizontal wood accents are provided at the second story of the Plan 3. Plans 1 and 3 feature a centrally located grand front entry. Front doors, garage doors, and light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided.
• Adaptive Farmhouse: This style features board and batten siding and stone to accent the main stucco body. This style also utilizes simple gable ends, steep roof pitches, asymmetrical window arrangement, and an enhanced Farmhouse garage door. Front doors, garage doors, and light fixtures are provided to match the architectural style. A flat concrete tile roof is provided.
Design Review Board (DRB)
On July 2, 2024, the Design Review Board (DRB) reviewed the proposed project. The project was well-received. The DRB noted that the elevations will complement the similar, adjacent tracts yet each neighborhood will still have its own distinct identity, and had no further comments. The DRB recommended approval of the Project by the Planning Commission.
Landscaping, Walls and Fencing, and Open Space
A unique landscape theme has been established in the neighborhood, which includes shrubs, a minimum 24-inch box tree, and ground cover for the front yard of each unit. Corner lots have an increased setback to unit which allows for additional landscaping. The master developer, Chino Preserve Development Corporation, will landscape the parkway and construct a 6-foot-high decorative perimeter block wall with decorative cap and 24” square decorative pilasters adjacent to Legacy Park Street and Chino-Corona Road. All landscape and block wall materials will be consistent with The Preserve Specific Plan requirements. The walls proposed on the interior portion of the project site are proposed to be 6-foot-high made with decorative block and decorative pilasters in areas visible to the public. The walls for the corner lots are plotted to expose at least half to two thirds of the building architectural treatments on the homes, as required by The Preserve Specific Plan. In addition, a 6-foot-high vinyl fence will enclose the side and rear yards of each home.
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 requirement of two garage spaces per unit. In addition, driveways are provided for each home to allow for parking of two additional vehicles. Toyon Street, Deergrass Avenue, Terra Seca Avenue, and Tamarack Street are all public streets and can accommodate an additional 63 on-street parking spaces. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 283 spaces, which is 5.15 parking spaces per unit (110 garage spaces, 110 driveway spaces, 63 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.