TO: MAYOR AND CITY COUNCIL MEMBERS, CITY OF CHINO
FROM: WARREN MORELION, AICP, DIRECTOR OF DEVELOPMENT SERVICES
SUBJECT
title
Introduction of Ordinance 2026-005 - Subdivision Ordinance Amendment (PL26-0001) and Ordinance 2026-006 - Preserve Specific Plan Amendment (PL25-0032).
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RECOMMENDATION
recommendation
1) Conduct a public hearing; 2) approve the introduction of Ordinance No. 2026-005, a proposed amendment to Chapter 19.06.040.A.3 (Subdivision Ordinance) of the Chino Municipal Code to allow private streets within single-family residential zones in The Preserve Specific Plan area; and 3) approve the introduction of Ordinance No. 2026-006, adopting PL25-0032 (Preserve Specific Plan Amendment) both to be read by number and title only and waive further reading of the ordinances.
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FISCAL IMPACT
There is no direct fiscal impact for the proposed amendment to The Preserve Specific Plan and Subdivision Ordinance. However, future development may occur as a result of these amendments which would result in the City receiving one-time revenues in the form of Development Impact Fees. Ongoing revenues through property taxes and limited retail sales could also be generated in the future.
CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES
The recommendation detailed above further the City’s values and strategic issues that serve as key pillars on which identified priorities, goals, and action plans are built, by fostering:
• Superior Customer Service
• Financial Stability
• Responsible Long-Range Planning
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BACKGROUND
The Preserve Specific Plan (PSP) was originally adopted in March 2003. The applicant, Chino Preserve Development Corporation, has submitted an application to amend The PSP, which proposes modifications to several sections of The PSP, including private street sections to better facilitate development within the single-family residential land use designations and development standards for self-storage and recreational vehicle storage facilities. The proposed amendment also includes various clean-up revisions identified by City staff and the applicant. In addition to The Preserve Specific Plan Amendment (PSPA), the request includes an amendment to Chapter 19.06.040 of the Subdivision Ordinance (Subdivision Design Standards) to allow for the implementation of private streets within single-family residential land use designations within The PSP. The proposed amendments do not include any land use changes, changes to densities, or changes to the maximum number of permitted residential units currently allowed in The PSP. All proposed amendments are outlined in City Council Ordinances No. 2026-005 and No. 2026-006.
On May 20, 2026, the Planning Commission held a public hearing for The PSPA. While The PSPA requires a recommendation by the Planning Commission, the proposed Subdivision Ordinance Amendment does not require Planning Commission review because it is a legislative amendment to the Subdivision Map Act. The Subdivision Ordinance Amendment was presented to the Planning Commission in conjunction with The PSPA for informational purposes only. At the public hearing, the Commission received no testimony from residents or interested parties in attendance. The Planning Commission voted 7-0, recommending approval of The PSPA to the City Council.
ISSUES AND ANALYSIS
Chapter 19.06.040.A.3 and Roadway Sections
Gated communities are permitted as part of the applicant’s Development Agreement (DA); however, the City’s current Subdivision Ordinance does not allow gating within single-family subdivisions utilizing private streets. Therefore, the applicant is requesting an amendment to Chapter 19.06.040.A.3 of the Subdivision Design Standards to facilitate the development of gated single-family communities through the use of private streets.
On March 23, 2026, two private street sections were presented to the City’s Infrastructure/Streets Committee. The first street section includes parkways, sidewalks, and parking on both sides of the street. The second street section omits the parkway and sidewalk on one side of the street, while maintaining parking on both sides in situations where lots side or rear onto a street. As initially presented, both street sections were proposed to apply citywide. The Committee indicated support for the first street section, emphasizing a preference to maintain sidewalks on both sides of the street due to concerns identified in past projects. While the Committee reviewed the second street section, they did not express support to apply the second street section citywide. The Committee specified that if these street sections were to move forward to City Council, these sections should only be permitted within The PSP area and shall not be applied citywide, noting that The PSP is a master planned community with design characteristics distinct from other areas of the City. The related Subdivision Ordinance Amendment and private street sections reflect those changes presented to the Committee and are proposed to be limited to The PSP area.
To implement the applicant’s request and reflect the Infrastructure/Streets Committee’s direction, an amendment to Chapter 19.06.040.A.3 of the Subdivision Design Standards is required. Currently, this section permits private streets only within commercial, industrial or multifamily residential developments, with a limited exception for certain single-family subdivisions approved prior to January 1, 2019. The applicant proposes to amend Chapter 19.06.040.A.3 to expand the provision of private streets to include single-family residential zones within The PSP. The amended section is attached as Exhibit “A” to the staff report.
In addition, the applicant is requesting an amendment to The PSP to incorporate the two private street sections supported by the Committee for use in single family residential land use designations. The proposed street sections designs are attached as Exhibit “B” to the staff report.
Development Standards for Self-Storage and Recreational Vehicle Storage Facilities
As part of the applicant’s DA, self-storage and recreational vehicle (RV) storage facilities are allowed with approval of a special conditional use permit within the Low Density Residential (LDR) land use designation at a specific location along Chino-Corona Road (Mill Creek Avenue), across from the California Institution for Woman (CIW). To facilitate implementation of the DA, the proposed PSPA would establish development standards for these uses, as The PSP does not currently include standards for self-storage or RV storage facilities. The proposed development standards for self-storage and RV storage facilities are consistent with the applicable standards in the City’s Zoning Code and are included as Table 4 in City Council Ordinance No. 2026-005.
General Clean Up and Clarification
In addition to the primary revisions, the proposed PSPA includes minor clean-up and clarification updates to The PSP. The amendment does not modify land use designations, densities, or the intensity of permitted uses. A complete list of the proposed PSP changes is provided in City Council Ordinance No. 2026-006). Some examples are listed below:
• Revision to graphics to reflect previously approved land use changes that were not incorporated into earlier exhibits.
• Updates to land use acreage tables for open space recreational and light industrial to reflect prior project approvals.
• Renumbering of tables to accommodate the addition of new Table (self-storage and RV storage development standards).
• Updates to the truck route exhibit.
PUBLIC NOTICE
A notice was published in the Chino Champion on June 27, 2026. The notice meets the legal noticing requirements and is adequate in scope for this project. No comments have been received to date.
ENVIRONMENTAL REVIEW
The existing environmental documentation is adequate and conforms with the provisions of the California Environmental Quality Act (CEQA), as the project is within the scope of The Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036) originally certified on March 25, 2003, which adequately describes the proposed activity for the purposes of the CEQA, pursuant to CEQA Section 21166 and Section 15162 of the CEQA Guidelines. The Preserve Specific Plan Amendment does not include any land use changes, change in residential densities, or changes to the maximum number of permitted residential units allowed in The PSP, and would not create any new significant impacts, or impacts that are significantly different than those identified in The Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036).
Attachments:
Exhibit “A” - Chapter 19.06.040.A.3 Amendment
Exhibit “B” - Private Street Sections for Single Family Residential
City Council Ordinance No. 2026-005 (Subdivision Ordinance Amendment)
City Council Ordinance No. 2026-006 (Preserve Specific Plan Amendment)