DATE: OCTOBER 21, 2026
TO: CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
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RECOMMENDATION
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Adopt a revision to Planning Commission Resolution No. PC2026-023.
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BACKGROUND
On August 19, 2026, the Chino Planning Commission approved PL25-0103 (Site Approval), PL25-0104 (Special Conditional Use Permit), and PL26-0076 (Special Conditional Use Permit), to construct a 7-11 gas station with a convenience store and a Quick Quack express car wash. The project is located in the CS (Commercial Service) zoning district and also within the Affordable Housing Overlay (AHO) district at the southeast corner of Central and Schaefer Avenues. The approval included a Type 20 Alcoholic Beverage Control (ABC) license for off-premise consumption of beer and wine for the 7-11 convenience store. Since the project is located within the AHO district and being developed consistent with the underlying zoning district, the approving resolution included findings related to the State’s “No Net Loss” housing requirements. The “No Net Loss” calculations included in the previously-adopted resolution were inaccurate and therefore do not correctly reflect the project’s impact on the City’s remaining Regional Housing needs Allocation (RHNA) obligations. To ensure the administrative record is accurate and compliant with Government Code Section 65863, the resolution has been updated to include correct “No Net Loss calculations”.
ISSUES/ANALYSIS
Government Code Section 65863, commonly referred to as the “No Net Loss” law, requires jurisdictions to maintain adequate sites throughout the Housing Element planning period to accommodate their remaining unmet Regional Housing Needs Allocation (RHNA) for each income category (very low, low, moderate, and above moderate incomes).
The project site is located within the CS zoning district and is also within the AHO district. This site is included in the City of Chino’s 2021-2029 Housing Element Sites Inventory as a property with capacity to accommodate 61 lower-income housing units, including units counted toward both the low- and very low-income RHNA categories.
The City’s Housing Element was adopted with excess residential capacity, or a buffer, beyond that necessary to accommodate the City’s RHNA. Following approval of the project by the Planning Commission on August 19, 2026, and accounting for the loss of the 61 lower-income units attributed to the project site, as well as other changes to the City’s available inventory sites, 813 units of excess capacity remained available to accommodate the City’s low- and very low-income RHNA needs. This remaining capacity represented 124 percent of the City’s remaining unmet RHNA obligation for the applicable income categories. Planning Commission Resolution No. PC2026-023 has been updated to reflect these numbers.
Attachment - PC Resolution No. 2026-023 (Revised)