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PL26-0010 (SPA) and PL26-0014 (GPA)
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LOCATION MAP
PROJECT NO.: PL26-0010 (SPA) and PL26-0014 (GPA)
APPLICANT: RCCD Inc. for Falloncrest Farms
REQUEST: A request to redesignate a total of 13.5 acres of land to the CC-16 (Community Core 16 dwelling units to the acre) land use designation. PL26-0010 proposes to amend the Preserve Specific Plan by changing the existing land use designation from CC-30 (Community Core 30 dwelling units to the acre) to CC-16 (Community Core 16 dwelling units to the acre), and PL26-0014 proposes to amend the General Plan by changing the existing land use designation from MU-H (Mixed Use - High Density 30 dwelling units per acre) to CC-16 (Community Core - 16 (Mixed Use). The proposed modifications will not result in an increase or decrease to the number of residential units within The Preserve Specific Plan area.
LOCATION: Northwest and northeast corners of Pine Avenue and Main Street (APN: 1057-141-02, 1057-151-01, 1057-121-02, 1057-131-01)
RECOMMENDATION
recommendation
1. Adopt Planning Commission Resolution No. PC2026-020, recommending the City Council approve PL26-0010 (Specific Plan Amendment), based on the findings listed in Planning Commission Resolution PC2026-020 and 2. Adopt Planning Commission Resolution No. PC2026-021, recommending the City Council adopt the PL26-0014 (General Plan Amendment), based on the findings listed in Planning Commission Resolution PC2026-021.
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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 (prior dairy and cattle farm) |
CC-30 (Community Core 30 du/acre) |
The Preserve Specific Plan |
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North - |
Vacant (prior dairy and cattle farm) and Southern California Edison Easement |
CC-16 (Community Core 16 du/acre) and OS-R (Open Space-Recreational) |
The Preserve Specific Plan |
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East - |
Residential (under construction) |
HDR 20 (High Density Residential 20 du/acre) |
The Preserve Specific Plan |
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South - |
Commercial and residential |
CC-16 (Community Core 16 du/acre) |
The Preserve Specific Plan |
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West - |
Residential (under construction) |
HDR 20 (High Density Residential 20 du/acre) |
The Preserve Specific Plan |
BACKGROUND
The project site is located within The Preserve Specific Plan (“The Preserve”) which was approved in 2003. The property owner, Falloncrest Farms, owns approximately 125 contiguous acres located north of Pine Avenue on both the east and west sides of Main Street known as Falloncrest Town Square, within The Preserve. The property includes land designated Medium Density Residential (MDR), High Density Residential 20 (HDR 20), Community Core 16 (CC-16), Community Core 30 (CC-30), and Open Space-Recreational (OS-R). Since the mid-1950’s, the property has operated as a dairy and cattle farm.
In 2015, Falloncrest Farms prepared a master plan to guide the phased development of its approximately 125-acre property. The Medium Density Residential (MDR) portion, located at the northeast corner of Pine Avenue and East Preserve Loop, has since been developed with 197 homes. In 2020, the master plan was refined for the remaining approximately 100-acre Community Core area, and the property owner entered into a Development Agreement with the City. The agreement established the framework for phased development, including the timing and construction of public infrastructure and other improvements necessary to support each phase. The Community Core area, located between West Preserve Loop and East Preserve Loop, is planned for three phases of development, with Phases 1 and 2 currently under construction.
Phase 3, the subject of this application, is centrally located within the master plan area along Main Street and remains undeveloped. The Phase 3 area includes land designated Community Core 16 (CC-16) and Open Space-Recreational (OS-R) north of Bickmore Avenue, while the area between Bickmore Avenue and Pine Avenue is designated Community Core 30 (CC-30). The approximately 13.5-acre CC-30 portion south of Bickmore Avenue is the subject site for this application. The Community Core is intended to accommodate a complementary mix of residential and commercial development. The proposed amendment to The PSP and General Plan would change the land use designation for the 13.5 acres designated CC-30 to CC-16 for future development.
ISSUES/ANALYSIS
The Preserve Specific Plan allocates approximately 13.5 acres within the CC-30 designation to a mix of residential, commercial, and park uses. After accounting for the required one-acre park acreage, the remaining developable residential area supports approximately 306 dwelling units based on the planned average density of 30 dwelling units per acre and up to 104,762 square feet of commercial use. While Table 2 of The Preserve Specific Plan identifies 323 units, the difference reflects the conceptual nature of the land use plan and subsequent refinements that occur during implementation. The CC-30 designation is unique within The Preserve Specific Plan, as the project area shown is the only property assigned this land use classification. Although the CC-30 designation was originally intended to accommodate the highest-intensity mixed-use development within The Preserve community, the overall mixed-use vision of The Preserve Specific Plan is not dependent upon retaining a single CC-30 designated site. Notably, the mixed-use areas located south of Pine Avenue along Main Street were planned and approved under lower-density Community Core designations.
The proposed amendments would redesignate the subject property from CC-30, which has a range of 24-40 dwelling units per acre to Community Core 16 (CC-16), which has a range of 12-20 dwelling units per acre. Although the amendment would result in an overall decrease in residential density, the overall number of residential units within Phase 3 would remain consistent with the units approved in the master plan. This is required by the “No Net Loss Rule”, which operates in tandem with the Housing Accountability Act (HAA). The No Net Loss Rule states that a parcel’s residential density cannot be reduced, unless you accommodate for the loss in units. Since the property has a Community Core land use designation which allows for mixed use development, this can be accommodated on the project site. This requires additional land area within Phase 3 to be set aside for residential development, which would result in a reduction to the developable commercial square footage of the Community Core. Specially, there would be a reduction of 46,762 square feet of commercial development. The proposed CC-16 designation continues to allow a compatible mix of residential and commercial uses while providing greater flexibility to respond to current market conditions and community needs. The amendment does not alter the role of the Community Core as a mixed-use activity center; rather, it adjusts the intensity of development to better reflect current economic conditions and anticipated development patterns. As such, the amendment continues to implement the intent of the Preserve Specific Plan by supporting development that is both economically viable and responsive to community needs, while preserving the long-term vision for a vibrant Community Core.
If both the amendment to The PSP and General Plan land use designations are approved, the applicant would be required to submit the necessary land use entitlement applications in order to develop the property. The applicant intends to sell the residential portion of Phase 3 to a residential developer and the commercial portion would be marketed to a commercial developer for future development. All future development will comply with the provisions of the Development Agreement, including timing of street improvements and obligations for affordable housing.
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 8, 2026. In response to the public notice, no comments have been received. The notice meets legal noticing requirements.
ENVIRONMENTAL REVIEW
The environmental documentation is adequate and conforms with the provisions of CEQA, as the Project is within the scope of the previously certified Falloncrest at The Preserve Master Plan Final Environmental Impact Report (EIR), which adequately describes the proposed activity for the purposes of the California Environmental Quality Act (CEQA), pursuant to Section 15168 of the CEQA Guidelines.
Because the Project includes an amendment to the Preserve Specific Plan and General Plan map, the City was also required to comply with the tribal consultation requirements of Senate Bill 18 (SB 18), which applies to the adoption or amendment of General Plans and Specific Plans. Consistent with SB 18, the City conducted consultation with California Native American tribes that requested notification. One response was received from the Morongo Band of Mission Indians requesting tribal consultation and cultural resource protection measures (Exhibit “C”). In response, the proposed Specific Plan Amendment includes project-specific language requiring compliance with those measures for the parcels subject to this application. The added language is incorporated on page 89 of the Preserve Specific Plan and applies only to the project site. The revisions memorialize the commitments established through the SB 18 consultation process and do not apply to other properties within the Preserve Specific Plan.
Exhibit “A” - Planning Commission Resolution No. PC2026-20
Exhibit “B” - Planning Commission Resolution No. PC2026-21
Exhibit “C” - Tribal Consultation letter - Morongo Band of Mission Indians