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PL23-0083 (Master Site Approval) and PL23-0085 (Tentative Tract Map No. 20633)
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LOCATION MAP
PROJECT NO.: PL23-0083 (Master Site Approval) and PL23-0085 (Tentative Tract Map No. 20633)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request for approval of a 45.15-acre Master Site Approval for the future development of 292 residential units within four neighborhoods and a 3-acre public park located in the Medium Density Residential (MDR) and Low Density Residential (LDR) land use designations of The Preserve Specific Plan (Block 1), which includes Tentative Tract Map No. 20633 for a 218-lot subdivision on 45.15 adjusted gross acres of land in the MDR and LDR land use designations.
LOCATION: South of Pine Avenue, north of Legacy Park Street, between Chino Corona Road and West Preserve Loop (APNs: 1057-181-01, 1057-181-02, 1057-181-21, 1057-181-22, 1057-181-37, 1057-281-02, 1057-281-03, 1057-281-04, 1057-281-05, and 1057-281-14)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-016, approving PL23-0083 (Master Site Approval) and PL23-0085 (Tentative Tract Map No. 20633), 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, Construction Trailer & Outdoor Storage |
MDR (Medium Density Residential) & LDR (Low Density Residential) |
The Preserve Specific Plan |
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North - |
Single-Family Detached Condos |
MDR (Medium Density Residential) & R/OS (Recreation/Open Space) |
The Preserve Specific Plan |
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East - |
Vacant |
HDR (High Density Residential) & RD 30 (Residential 30 du/acre) |
The Preserve Specific Plan |
|
South - |
Vacant |
LDR (Low Density Residential) |
The Preserve Specific Plan |
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West - |
Outdoor Storage Uses, Agricultural Uses, Restaurant & Convenience Store |
MDR (Medium Density Residential) & R/OS (Recreation/Open Space) |
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 residential and non-residential development within the South of Pine master plan area, generally located south of Pine Avenue, north of Chino-Corona Road, between Mill Creek Avenue and Hellman Avenue. 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. The applicant, Chino Preserve Development Corporation, is requesting approval of PL23-0083 (Master Site Approval) and PL23-0085 (Tentative Tract Map No. 20633) to further master plan a portion of the South of Pine master plan area (45.15 acres), known as Block 1 and subdivide the land into 218 lots for future residential development and a 3-acre public park.
ISSUES/ANALYSIS
Master Site Approval
The purpose of a Master Site Approval (MSA) is to develop a master plan that ensures the concepts, requirements and provisions of The PSP are implemented in a cohesive and comprehensive manner to provide for a high level of variety, character, and quality of development, and to establish continuity, compatibility, and connectivity within the MSA area, neighboring properties, and areas of future development within The Preserve. Future residential development within the boundaries of the MSA will require submittal and approval of a Site Approval (SA) application to review project specific details within the development in greater detail. The plans included in the MSA package show building footprints for conceptual purposes only. Subsequent SA’s will be reviewed by the Design Review Board (DRB) prior to being scheduled for review by the Planning Commission.
The project site is located in Block 1 of the South of Pine master plan area, which is located in Medium Density Residential (MDR) and Low Density Residential (LDR) land use designations of The PSP. The site and adjacent properties to the east and south are currently vacant. The properties to the north are single-family residential and the properties to the west are comprised of a variety of commercial and industrial uses. In the future, properties to the west will be developed as MDR and Neighborhood Commercial (NC) per The PSP land use designations. There are three points of access into the project area from West Preserve Loop to the west and Legacy Park Street to the north. Internal circulation is provided via several public streets.
The Master Plan for Block 1 is designed to allow for future residential development of 292 residential units and a 3-acre public park. The residential units are divided into four neighborhoods, which include three fee-simple neighborhoods and the fourth neighborhood consists of single-family detached condominium units. The condominium units are located on the eastern portion of the master plan area adjacent to West Preserve Loop (Lots 1-3) and will include 77 units. The homes are configured to either front onto a public street or private drive with garage access provided from either a public street or private drive. The three remaining single-family neighborhoods will be developed with 4,000 square foot, 4,500 square foot and 5,000 square foot lots. The smaller lots are plotted along the northernly portion of the master plan area adjacent to Pine Avenue and the lot size increases towards Legacy Park Street, which is the southern boundary of the master plan area. The single-family lots will accommodate a more traditional single-family home with garage access from the internal public streets. Lots will back onto Pine Avenue, Legacy Park Street and Chino Corona Road, with a perimeter wall proposed along the rear of the lots and landscape lots are provided between the wall and the public sidewalk.
The MSA includes the concept for all perimeter landscaping along the backbone streets, which entails parkway landscaping and landscape within the street adjacent to the lettered lots. As part of the MSA, a 3-acre public park will be constructed towards the center of Block 1, north of
“F” Street between “I” and “K” Streets. The park includes a tot lot, dog park, themed garden, open turf area with a strolling loop, gaming tables, stretching and workout nodes, restrooms, shade structure, and seating areas. The majority of homes around the park will front onto the park except for those lots north of the park, where the homes are rear facing. In addition, a pedestrian connection is provided in the project site over Lot Q that connects to Legacy Park Street, located at the southwest corner of the project site.
Tentative Tract Map No. 20633
Project statistics are as follows:
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Item |
Proposed |
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Project Area |
45.15 adjusted gross acres |
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No. Lots |
218 numbered lots and 17 lettered lots |
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No. of Units/Density (50’ x 80’) |
74 units/6.1 units/acre |
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No. of Units/Density (45’ x 100’) |
74 units/6.5 units/acre |
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No. of Units/Density (50’ x 100’) |
67 units/5.1 units/acre |
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No. of Units/ Density (Single Family Detached Condos) |
77 units/8.3 units/acre |
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Total No. of Units |
292 |
Tentative Tract Map No. 20633 is a “B” level map that creates 218 numbered lots and 17 lettered lots to accommodate a total 292 single-family homes and 3-acre public park. Lots 1-3 are for condominium purposes and will accommodate 77 units at a density of 8.3 units/acre. Lots 4-70 have a minimum lot size of 5,000 square feet (50’ x 100’) and a density of 5.1 units/acre. Lots 71-144 have a minimum lot size of 4,500 square feet (45’ x 100’) and a density of 6.5 units/acre. Lots 145-218 have a minimum lot size of 4,000 square feet (50’ x 80’) and a density of 6.1 units/acre. The subdivision falls within the allowable density range of 3 - 8 units per acre for the LDR land use designation, and 8 - 12 units per acre for the MDR land use designation.
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 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 the California Environmental Quality Act (CEQA), pursuant to Section 15164 of the 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.