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PL24-0131 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL24-0131 (Special Conditional Use Permit)
APPLICANT: Michael Carpenter
REQUEST: A request to construct a 1,600 square foot detached non-habitable structure for the storage of a Recreational Vehicle (RV) in the RD2 (Residential/Agricultural) zoning district.
LOCATION: 12795 Ross Avenue (APN: 1015-531-29)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-019, approving PL24-0131 (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 - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 - Residential/Agricultural |
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North - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 - Residential/Agricultural |
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East - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 - Residential/Agricultural |
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South - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 - Residential/Agricultural |
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West - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 - Residential/Agricultural |
BACKGROUND
The applicant is requesting approval to construct a 1,600 square foot detached RV garage in the rear yard of an existing single-family lot located in the RD2 (Residential/Agriculture 2 dwelling units/acre) zoning district. The purpose of this zoning district is to provide for large lot residential development in a non-urbanized environment, with lot sizes typically 20,000 square feet or larger. The property includes an existing 1,132 square-foot single family home with a 776 square foot attached-garage. The proposed garage will be built for the existing property owners to store RVs for their personal use. Per the City’s Zoning Code, Section 20.11.040.A.9, a Special Conditional Use Permit (SCUP) is required to be approved by the Planning Commission for the construction of a non-habitable accessory structure exceeding 1,200 square feet in size.
ISSUES/ANALYSIS
The proposed 1,600 square foot RV garage will be 20 feet in height, located at the rear northeast corner of the property with a 10-foot setback from the rear property line and a 5-foot setback from the interior side property line. Access to the garage will be provided from Ross Avenue via an existing driveway, with additional driveway space to be constructed to connect to the proposed RV garage. The garage has been designed to include two roll-up garage doors, each measuring 13.5 feet in height, to accommodate two RVs. One pedestrian door will be provided on the south elevation to allow for ingress and egress. No windows are proposed on this structure.
The architecture and paint colors of the garage are proposed to match that of the primary home. The front elevation features double-stacked stone veneer and trim covering approximately two-thirds of the façade, with the remaining portion finished with horizontal siding. A decorative vent is proposed within the gable roof above the garage doors. The remaining elevations will have a light texture plaster finish. The color scheme features a white garage door complemented by beige stucco, and composite shingles will be used for the roof to match the material and style of the main dwelling. The overall design is consistent with the architectural aesthetic quality of the surrounding neighborhood, as multiple properties in the surrounding neighborhood contain similarly scaled accessory structures in the rear yard area.
A covenant of restriction that runs with the property is required by the Zoning Code to be recorded, which specifies that the RV garage shall only be used for non-commercial purposes by the owners or occupants of the residence and shall not be converted to habitable living space unless the proper permits are obtained from the City. Due to the location, size, and operating characteristics of the proposed RV garage, use of the garage will not be detrimental to the public interest, health, safety or general welfare, as the proposed accessory structure use meets all applicable standards of the RD2 zoning district and has been designed and located to meet all minimum City requirements.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
23,700 sq. ft. (0.54 acres) |
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Building Area - |
Existing home with attached garage: 1,908 sq. ft Proposed detached RV garage: 1,600 sq. ft. Total: 3,508 sq. ft. |
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Height - |
20 feet |
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Lot Coverage - |
14.8% proposed / 25% maximum allowable |
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 August 9, 2025, 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
Staff has performed a preliminary assessment of the proposed project and has determined that it falls within the Class 3 Categorical Exemption set forth In the California Environmental Quality Act (CEQA), pursuant to Section § 15303 - New Construction or Conversion of Small Structures, as the proposed project is for the construction of an accessory structure. Furthermore, staff has determined that none of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.