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PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit)
APPLICANT: Orbis Schaefer, LLC
REQUEST: A request for approval to subdivide approximately 9.82 acres of land into five lots for the construction of the Eden mixed-use development project consisting of 20,800 square feet of commercial retail, a 132,438 square foot self-storage facility, and a 264-unit residential rental community consisting of a four-story apartment building at a density of 26.9 dwelling units per acre, and to conditionally permit two fast food drive-thru restaurants and a self-storge facility, located within the General Commercial (GC) land use designation of the East Chino Specific Plan within the Mixed Use Overlay (MUO) district.
LOCATION: North side of Schaefer between Euclid and Fern Avenues (APN: 1052-581-03)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-009, approving PL22-0074 (Special Conditional Use Permit), PL22-0075 (Site Approval), PL24-0080 (Tentative Tract Map No. 20634) and PL24-0081 (Special Conditional Use Permit), 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, Agricultural Uses |
General Commercial (GC) with Mixed-Use Overlay (MUO) |
East Chino Specific Plan, General Commercial (GC) with Mixed-Use Overlay (MUO) |
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North - |
Vacant, Agricultural Uses |
General Commercial (GC) with Mixed-Use Overlay (MUO) |
East Chino Specific Plan, General Commercial (GC) with Mixed-Use Overlay (MUO) |
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East - |
City of Ontario - Vacant |
City of Ontario, Medium Density Residential with Affordable Housing Overlay |
City of Ontario, Medium Density Residential with Affordable Housing Overlay |
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South - |
Stater Brothers Shopping Center |
General Commercial (GC) |
East Chino Specific Plan, Village Commercial (VC) |
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West - |
Single Family Residential |
RD 4.5 (Residential, 4.5 du/ac) |
East Chino Specific Plan, RD 4.5 (Residential, 4.5 du/ac) |
BACKGROUND
The 2021-2029 Housing Element (Housing Element) update was originally adopted by the City Council on January 4, 2022, with revisions to the document adopted December 2024. The Housing Element established an Affordable Housing Overlay (AHO) and Mixed Use Overlay (MUO) on 91 different sites throughout the City. These specific sites were identified during the drafting of the Housing Element as a strategy for meeting the City’s Regional Housing Needs Assessment (RHNA) numbers required by the State. Housing sites within both overlays allow for residential development of up to 30 dwelling units per acre (du/ac) provided that projects provide affordable housing for low-income households. The subject project is located on one of the MUO sites identified in the adopted Housing Element.
On December 20, 2024, Orbis Schaefer, LLC (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 that apply to their project. Subject to limited exceptions, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed. Prior to the SB 330 submittal, the applicant submitted a Special Conditional Use Permit (PL22-0074) and Site Approval (PL22-0075) for the development of the project site as a commercial center. The project scope was later revised, and on October 18, 2023, the applicant submitted updated plans reflecting the current proposal for a mixed-use development. Consistent with the revised project scope, subsequent applications were submitted on July 9, 2024, including Tentative Tract Map (PL24-0080) and a second Special Conditional Use Permit (PL24-0081).
It is also important to note that the State has placed increased limitations on the City’s discretion to approve or deny housing projects. Under the Housing Accountability Act (Government Code 65589.5(j)), when a proposed housing project meets applicable, objective general plan, zoning, and subdivision standards, and environmental review has been conducted in compliance with the California Environmental Quality Act (CEQA), then the City must approve the project unless it makes written findings that: (1) the project would have a specific, adverse impact upon the public health or safety unless the project is disapproved; and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact other than disapproval of the project.
“Specific adverse impact” is defined in State law as “a significant quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” State law further explains that: “It is the intent of the Legislature that the conditions that would have specific, adverse impact upon the public health and safety … arise infrequently.”
ISSUES/ANALYSIS
Site Design
The proposed mixed-use development is located on the north side of Schaefer Avenue between Fern Avenue and Euclid Avenue and consists of a 264-unit residential apartment building and a commercial component. The project site will be served by five points of access: two driveways from Euclid Avenue, two from Fern Avenue, and the main driveway from Schaefer Avenue. A shared access between the project and the vacant property to the north is provided along the north portion of the project site that runs in an east/west direction, connecting Euclid Avenue and Fern Avenue. The vacant 3-acre property to the north has not been planned for development but is within the MUO and can be developed with commercial and/or residential developments.
The commercial component on the eastern portion of the project site includes two drive-thru restaurant pads totaling 7,000 square feet, a 13,800 square foot multi-tenant retail building, as well as a 132,438 square foot self-storage facility. Both drive-thru pads are located east of the main drive aisle along Schaefer Avenue. Drive-thru Pad 1 is 2,500 square feet and designed as a single tenant building. Pad 2 is 4,500 square feet and can accommodate a single tenant or be subdivided to allow two tenants within the building. The retail shops are located to the north of the drive-thru pad buildings and are connected to a four-story self-storage facility via a service corridor. The proposed self-storage facility is located adjacent to Euclid Avenue and provides a total of 938 storage units, which are accessed from the interior of the building with loading areas located at the north side of the building. No specific tenants have been identified for the commercial component of the project.
The residential component of the development is located along the western portion of the project site and consists of a three to four story apartment building with 240 market-rate units and 24 affordable units, for a total of 264 units. The 24 affordable units represent 9% of the total number of units proposed and are being set aside for low-income households. The building has been designed to minimize impacts to the surrounding single-family home community, specifically the homes located directly west across Fern Avenue. Key design strategies include increased building setbacks, varied building massing, and a stepped height transition from three-stories (approximately 35 feet) at the western edge to four-stories (approximately 45 feet) further east, with a covered rooftop lounge at 55 feet. While the maximum height in the MUO district is 50 feet, additional height up to 55 feet is permitted to accommodate recreational amenities. Parking for the apartment building is located within a parking structure, which will not be visible, as it is concealed by the surrounding apartment building.
Project statistics are as follows:
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Item |
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Project Area |
9.82 acres |
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Density |
26.9 dwelling units per acre |
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No. of Residential Units |
264 multi-family units |
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No. of Buildings |
4 |
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Building Area (Non-Residential) |
153,238 square feet (commercial & self-storage) |
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Building Area (Residential) |
377,125 square feet (apartments) 180,429 square feet (parking structure) |
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Lot Coverage (proposed/maximum) |
46% proposed/80% maximum |
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Landscape Coverage (proposed/required) |
18.1% proposed/15% required |
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Parking (proposed/required) |
Commercial & Self-Storage • 143 parking spaced proposed • 112 parking spaces required Multi-Family Residential • 487 parking spaces proposed • 475 parking spaces required (448 residential spaces + 27 guest spaces |
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No. of Lots (Tentative Tract Map No. 20634) |
5 lots |
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Lot Area - |
Parcel 1 - 218,744 square feet (5.02 acres) Parcel 2 - 61,838 square feet (1.42 acres) Parcel 3 - 29,268 square feet (0.67 acres) Parcel 4 - 58,308 square feet (1.34 acres) Parcel 5 - 59,534 square feet (1.37 acres) |
Parking
The commercial portion of the project site is classified as a shopping center and is required to provide four parking spaces for each 1,000 square feet of gross leasable floor area per the City’s Zoning Code. The self-storage facility is required to provide one parking space for every 100 storage units. Based on these standards, a total of 112 parking spaces are required for the commercial and self-storage portion of the project. Overall, 143 parking spaces are provided, which exceed the minimum requirement.
Off-street parking requirements for the residential building are calculated based on unit bedroom count, resulting in a requirement of 475 parking spaces (448 resident spaces and 27 guest spaces). The residential building provides a total of 487 parking spaces, exceeding the minimum parking requirement. The majority of the parking spaces for the residential building are located within a five-level parking structure that includes one subterranean level. Seven guest parking spaces are located at the southern driveway entrance off Fern Avenue, with the remaining guest spaces located within the parking structure. Guests will access the parking structure via a call box system.
Traffic and Street Improvements
A Traffic Impact Analysis (TIA) was prepared for this project and approved by the City Traffic Engineer. The TIA estimates that the project will generate 4,540 daily trips with 427 during the morning peak hour, 357 during the evening peak hour, and 510 during the weekend peak hour based on typical industry standard trip generation rates. In addition to the curb, gutter, sidewalk, streetlighting, and landscaping along the project’s frontage, the applicant is also required to construct a dedicated southbound right-turn pocket on Euclid Avenue at Schaefer Avenue and install a new traffic signal on Schaefer Avenue between Fern Avenue and Euclid Avenue that will provide safe access to both this project and the shopping center on the south side of Schaefer Avenue. The new traffic signal will be required to be interconnected to the City’s Traffic Signal System so that the timing can be coordinated with the other Schaefer Avenue traffic signals. Additionally, the project is conditioned to pay its fair share contributions towards additional public improvements as identified in the TIA.
Landscaping and Amenities
The project provides an overall landscape coverage of 18.1%, which exceeds the minimum MUO landscape requirement of 15%. Landscaping throughout the development has a drought tolerant design, including trees, shrubs, and groundcover concentrated along the street frontages, and around the perimeter of the apartment building. Outdoor dining areas are provided at both drive-thru restaurants and at the ends of the multi-tenant retail building. Each outdoor dining area includes tables, chairs, and umbrellas or a patio cover. Potted landscape treatments are also provided along the commercial storefronts.
The residential component of the project includes 28,276 square feet of private open space (POS), exceeding the minimum requirement of 26,400 square feet. POS is provided through individual patios and balconies, ranging in size from 72 square feet to 150 square feet. In addition, the project offers 101,123 square feet of common open space, exceeding the minimum requirement of 68,640 square feet. Common open space is provided throughout the rental community that includes a pool, spa, BBQ areas, outdoor yoga area, outdoor kitchen, dog park with a pet spa, outdoor dining areas, outdoor roof top deck with a running/walking track, lounge areas, corn hole area, corner plaza, gym, and indoor spaces to have gatherings, work, craft, lounge and play games.
The entry monumentation at both Euclid Avenue and Schaefer Avenue enhances the project’s identity and sense of arrival, incorporating the commercial center’s monument signage, pylon entry columns with brick veneer matching the primary buildings, decorative light sconces, and decorative caps. Decorative pots with plantings top the columns, contributing to a high-quality streetscape presence.
Architecture
The proposed mixed-use development features a contemporary architectural style characterized by clean lines, varied massing and materials that emphasize quality and visual interest. There are cohesive design elements provided throughout each of the buildings that complement each other architecturally.
The commercial buildings, including the self-storage facility and commercial shops, display an aesthetic design with strong vertical articulation, flat roofs, and prominent features. A mix of materials such as smooth stucco, metal panels, and brick veneer, add texture and depth to the façades. The color scheme incorporates neutral tones with accents of warm wood and dark trim. Architecturally, the project complements the shopping center to the south, which shares a similar contemporary design style. Both developments use similar building forms, materials, and landscape treatments, contributing to a cohesive visual identity along Euclid Avenue and Schaefer Avenue.
The residential building ranges from three to four-stories in height and is designed with a mix of materials and colors to create visual variety and reduce overall massing. In keeping with the commercial component, the architecture includes flat rooflines, clean lines, and varied heights that contribute to a cohesive aesthetic design. Building façades are finished with stucco, cement siding, and accent materials in neutral and earth toned palettes of beige, white, gray and muted greens. Along Fern Avenue, the building is articulated with undulating setbacks to break up the mass and avoid a box like appearance. Transitional elements, such as varied rooflines, articulated façades and the use of earth-toned colors further soften the building’s visual impact and help transition the scale between the multi-family development and adjacent lower-density homes. Strategic setbacks, and gradual height changes are incorporated to reinforce compatibility with the surrounding neighborhood.
Special Conditional Use Permit
The applicant has applied for two Special Conditional Use Permits (SCUP), one to allow two fast food drive-thru restaurants and a second to allow a self-storage facility. The required findings for the drive-thru restaurants and self-storage facility can be made in the affirmative as described in the Planning Commission Resolution No. PC2025-009.
The MUO specifically allows for the development of a self-storage facility subject to a SCUP under conditions set forth in the MUO, provided it meets these specific conditions: 1) the site must be at least 5 acres in size; 2) a minimum 50 foot setback from the street side property line; 3) the facility height shall not exceed the building height of the adjacent mixed use buildings; 4) the floor area shall not exceed 25% of the total gross floor area for all residential and non-residential uses; 5) building materials, colors and finishes shall match those used in the mixed use buildings; 6) street facing façades shall incorporate building projections, recesses, doorways or window trim and other details that provide architectural articulation and visual interest; and 7) on-site, 24-hour management shall be provided. The proposed self-storage facility complies with all these standards.
The proposed self-storage facility departs from the traditional mini-self storage layouts by offering a modern, multi-story design with interior access to units, a large, covered loading area, access control and advanced security systems with 24/7 video monitoring that will be connected to Chino’s Police Department Real Time Crime Center Analysts. The facility will be managed by 2 to 3 on-site employees.
Tentative Tract Map No. 20634
The proposed tract map creates five lots to facilitate the development of the mixed-use project. The five lots range in size from approximately 28,000 square feet to 218,000 square feet. Each lot exceeds the minimum lot size of 10,000 square feet for the MUO overlay district. To ensure proper access and maintenance of all five parcels within the mixed-use development, the applicant is required to prepare Covenants, Codes, and Restrictions (CC&Rs). The CC&Rs will ensure maintenance of all common areas, including landscaping, site access points, off-street parking areas, and to assure common ingress and egress between parcels. The required findings for Tentative Tract Map No. 20634 can be made in the affirmative as described in the Planning Commission Resolution No. PC2025-009.
Neighborhood Meeting
The applicant hosted two neighborhood meetings to engage the community and gather input. The first meeting was held on October 9, 2024, in the Neighborhood Activity Center (NAC), with City staff in attendance. During the meeting, the applicant introduced the proposed project and obtained feedback from the attendees. Approximately 44 residents attended this meeting. A second neighborhood meeting was held on January 23, 2025, at Crosspoint Church and was also attended by City staff. At this meeting, the applicant presented revisions to the project that were made in response to the feedback received during the first neighborhood meeting. Approximately 132 residents attended this meeting.
Public Noticing
A 10-day notice was mailed to all property owners beyond the required 300-foot radius of the project site and to all interested parties that attended the neighborhood meetings or requested a notice. In addition, a notice was published in the Chino Champion on May 10, 2025, and the City sent information out on the City’s social media platforms. A total of three freestanding signs were posted along each of the project’s street frontages with project information in accordance with Section 20.23.140.D.1 of the City’s Zoning Code. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
An Addendum to the City of Chino General Plan Environmental Impact Report (EIR) (SCH# 2008091064) for the Eden Mixed-Use Development Project, dated April 2025, has been prepared for this project by Applied Planning. As outlined in CEQA Guidelines Section 15164, an Addendum is the appropriate environmental document if some changes or additions to the previously certified EIR are necessary, but the proposed project does not constitute significant new information and would not change the assumptions, analysis, conclusions, or mitigation measures of the EIR to a significant degree. The analysis concluded that the proposed project would not create any new significant impacts or impacts significantly different than those identified in the City of Chino’s General Plan EIR. In addition, the proposed project would not increase the severity of any previously identified significant impacts. Therefore, the proposed project is within the scope of the previous EIR.
Link to EIR Addendum: Environmental Documents | Chino, CA <https://www.cityofchino.org/591/Environmental-Documents>