TO: LINDA REICH, CITY MANAGER
FROM: HYE JIN LEE, PUBLIC WORKS DIRECTOR
SUBJECT
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Final Map No. 20445 - Beazer Homes Holding, LLC.
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RECOMMENDATION
Approve Final Map No. 20445; and authorize the City Manager to execute any necessary documents on behalf of the City.
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FISCAL IMPACT
There is no direct fiscal impact to the City.
CITY OF CHINO MISSION / VISION / VALUES / STRATEGIC ISSUES
The recommendation detailed above will 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:
• Responsible Long-Range Planning
• Public Service Excellence Through Internal & External Partnerships
BACKGROUND
In 2008, the City’s Planning Commission approved an “A” level Master Site Approval and Tentative Tract Map No. 16420 to subdivide 522 acres of land generally located south of Pine Avenue, west of Hellman Avenue, and north and east of Chino Corona Road for what is known as the South of Pine area in The Preserve. An "A" level master site development plan is a preliminary, conceptual plan for a large-scale land development project. The purpose of the original Master Site Approval was to establish large parcels, and phase major backbone street systems for both future residential and non-residential development within the master plan area.
On February 23, 2022, the City’s Planning Commission conditionally approved a Development Modification to the Master Site Approval and Tentative Tract Map No. 16420. The modification removed the phased development concept originally approved, divided the larger land area into smaller lots to be reconveyed for development, and established improvement areas for future development. It is important to note that the Developer modification also incorporated conditions of approval for improvements along Pine Avenue for associated developments within the larger project area to help facilitate needed improvements to the area.
Subsequently, on September 19, 2022, the City’s Planning Commission approved a 32.63-acre Master Site Approval PL21-0056 and Tentative Tract Map No. 20445 for the future development of 305 single-family homes within four neighborhoods, a pocket park, and private recreation center located in the MDR (Medium Density Residential) and CC16 (Community Core 16) land use designations known as “Block 11.” This project is generally located south of Legacy Park Street, east of Main Street, and north of East Preserve Loop.
The developer, Chino Preserve Development Corporation, a Lewis Management Corporation company (“Lewis”), received City Council approval of Final Map No. 16420-6 on April 1, 2025, to subdivide the previously approved Tentative Tract Map No. 16420, as shown in Exhibit A. Lewis is actively developing the site and has entered into purchase agreements with four guest builders.
The Engineering Conditions of Approval (COA) for Block 11 requires public improvements including, but not limited to curb, gutter, sidewalk, streetlights, asphalt concrete pavement, median/parkway landscape, sewer, water, recycled water and drainage improvements. To guarantee the completion of these public improvements, Lewis entered into a Subdivision Improvement Agreement (SIA) with the City and obtained the necessary securities for the improvements which were approved with the Final Map on April 1, 2025.
ISSUES/ANALYSIS
Following the close of final escrows with the guest builders, City staff coordinated with each builder to execute replacement Subdivision Improvement Agreements (SIAs) to transfer and secure their obligations. Beazer Homes Holding, LLC completed its replacement SIA after acquiring Lots 4 and 7 of Tract Map No. 16420-6. These lots are further subdivided under Tract Map No. 20445, as shown in Exhibit A, into 77 numbered lots and 2 lettered lots, for a total of 79 lots. The replacement SIA for Tract Map No. 20445 was previously approved by the City Council on November 4, 2025 (Exhibit B).
The conditions established at the time of tentative map approval have been satisfied through execution of the replacement SIAs for Tract Map No. 16420-6 and the posting of securities guaranteeing construction of the public improvements required for Block 11. The City Attorney has reviewed and approved the replacement SIAs and associated securities. In addition, Lewis has executed Partial Assignment and Assumption Agreements to the Development Agreement for the applicable guest builders, including Beazer Homes Holding, LLC. With these actions complete, the Final Map represents the final remaining step to complete the subdivision approval process in compliance with the Subdivision Map Act and City requirements.
Attachments:
Exhibit A - Location Map Tract Map No. 16420-6
Exhibit B - Replacement Subdivision Improvement Agreement