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PL23-0072 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL23-0072 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 62 detached single-family residential dwelling units on 6.96 adjusted gross acres at a density of 8.9 dwelling units per acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
LOCATION: Northeast corner of Main Street and East Preserve Loop (APNs: 1057-181-19, -20, and -21).
RECOMMENDATIONrecommendation
Adopt Planning Commission Resolution No. PC2024-008, approving PL23-0072 (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 |
MDR (Medium Density Residential) |
Preserve Specific Plan |
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North - |
Vacant |
CC 16 (Community Core 16 du/acre) |
Preserve Specific Plan |
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East - |
Vacant |
MDR (Medium Density Residential) |
Preserve Specific Plan |
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South - |
Vacant |
ER (Estate Residential) |
Preserve Specific Plan |
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West - |
Vacant |
MDR (Medium Density Residential) & CC 16 (Community Core 16 du/acre) |
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 with 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 “B” level MSA (PL21-0056) and TTM No. 20445 (PL21-0075) to further master plan and subdivide 32.63-acres of land, a portion of the South of Pine master plan area for future residential development of 305 residential units, known as Block 11 master plan area. The applicant, Chino Preserve Development Corporation is now requesting approval of a Site Approval (PL23-0072) to construct 62 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 September 9, 2023, 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 in the Preserve Specific Plan, at the northeast corner of Main Street and East Preserve Loop in the Block 11 Master Plan Area and consists of 62 single-family detached condominium homes on 6.96 adjusted gross acres of land at a density of 8.9 units/acre in the Medium Density Residential (MDR) land use designation of The Preserve Specific Plan.
Primary access into the proposed development is provided from Tamarack Street and Sentinel Avenue, which provide connections to Main Street and East Preserve Loop. Internal circulation is provided via Tamarack Street, Douglas Avenue, Sentinel Avenue, and Estancia Avenue, which all allow parking on both sides of the streets. The single-family detached homes have been designed generally as a four-pack cluster comprised of 2 and 3-story homes either fronting a public street or an internal paseo with the two-car garages facing an internal, 24-foot wide, private drive aisle. Four homes (Lots 27, 28, 61, and 62) have garages facing Sentinel Avenue.
Project statistics are as follows:
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Item |
Proposed |
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Project area - |
6.96 adjusted gross du/acre |
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No. of residential units - |
62 |
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Density |
8.9 du/acre |
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Lot coverage |
33.8% provided |
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Landscape coverage |
33.1% provided |
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Parking - |
131 required / 228 provided |
Architecture and Floor Plans
Four floor plans and three architectural styles are proposed. Floor plans range in size from 1,833 square feet to 2,183 square feet. Plan 1 has an optional third floor and is plotted a total of 14 times throughout the project site. The size of the three-story option would be 2,363 square feet. Enhanced elevations have been provided for all elevations visible from a public street.
Typically, the four-pack clusters contain each plan once, with the configuration alternating so that every plan has a street-facing elevation to provide visual interest along the streetscape. There are instances where the side and/or rear elevations of Plans 1, 2, or 4 are visible from the street, in those cases, the elevations have been enhanced. The side elevations of Plan 2 and 3 have been enhanced when they face Tamarack Street (Lots 1, 2, 43, 44, 46, and 46) and East Preserve Loop (Lots 23 and 24), and the rear elevations of Plan 1 and 4 (Lots 25 and 26) are enhanced that face the tract to the east along East Preserve Loop. Four enhanced garage elevations have been provided for Lots 27, 28, 61, and 62 (Plan 2, 3, and 4).
The three architectural styles proposed include Adaptive Italian, Adaptive Spanish, and Adaptive Farmhouse. The following is a brief description of each architectural style:
• Adaptive Italian: This style has a stucco finish and features decorative quoins, cornice trims, and formal entry arched soffits at the front porch. The first and second stories are delineated with the use of a wide belly band. The decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. Regret control joints have also been added to the stucco to provide a banding effect. An “S” concrete tile roof is provided. The field colors include warm hues, and the trim colors are lighter, generally white.
• Adaptive Spanish: This style utilizes a combination of stucco finish and vertical wood siding. It features decorative gable accents, multi-paned windows with foam trim, decorative pot shelves, and an articulated front arched entry with a gable end detail. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided. Field colors of this style vary from white to warm colors and accent colors are various shades of brown.
• Adaptive Farmhouse: This style utilizes a combination of stucco and board and batten horizontal and vertical wood siding, gabled ends with wood siding and decorative louvered vents, steep roof pitches, decorative corbels, pot shelves, and decorative shutters. Enhanced entries have wood posts with braces and beams. Decorative Front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. A flat concrete tile roof is provided. The paint choice features white trim over darker blue and green field shades, and brown trim over white field shades, to create a contrast.
Design Review Board (DRB)
On March 7, 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 in the Block 11 master plan area, 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 Open Space
The project is providing a landscape coverage of 33.1%, exceeding The Preserve Specific Plan minimum requirement of 30%. Landscaping throughout the development has a drought tolerant design, primarily located along street frontages and paseos. Landscaping will be maintained by the private Homeowner’s Association (HOA). Each unit is required to provide 200 square feet of private open space with a minimum dimension of 10 feet. This is provided in either the rear or side of each home. Private open space for each unit ranges from 218 to 912 square feet and meets the minimum dimension requirement of 10 feet. Private open space is enclosed by either a 5-foot 6-inch-high vinyl fence for areas not visible from public view or 6-foot decorative block wall at locations visible from public view along the internal paseos and private drive aisles. In addition, a 5-foot 6-inch-high stucco finish wall with a decorative cap is proposed on walls that are adjacent to the streets.
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 completed the following year.
Parking
A two-car garage is provided for each home. Four homes have a driveway sufficient in size for parking of two additional vehicles. Guest parking is required at one space for every 10 units, resulting in a total of 7 required guest parking spaces. A total of 96 guest parking spaces are provided, which exceeds the required guest parking requirement. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 228 parking spaces, which is 3.68 parking spaces per unit (124 garage spaces, 8 private driveway parking spaces, 50 street parking spaces, and 44 angled spaces on Main Street with two ADA accessible stalls; 228 total 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 March 9, 2024, 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
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.