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PL24-0132 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0132 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 77 detached single-family condominium dwelling units on 9.30 adjusted gross acres at a density of 8.30 dwelling units per acre in the Medium Density Residential (MDR) and the Low Density Residential (LDR) land use designation of The Preserve Specific Plan.
LOCATION: Southwest corner of Pine Avenue and West Preserve Loop, in the Block 1 Master Plan Area (Tentative Tract Map No. 20663) (APNs: 1057-181-01, -02, and -42).
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-011, approving PL24-0132 (Site Approval), 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 |
Medium Density Residential (MDR) and LDR (Low Density Residential) |
The Preserve Specific Plan |
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North - |
Residential |
MDR (Medium Density Residential) and Recreation Open Space (R/OS) |
The Preserve Specific Plan |
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East - |
Vacant |
MDR (Medium Density Residential) |
The Preserve Specific Plan |
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South - |
Vacant |
LDR (Low Density Residential) |
The Preserve Specific Plan |
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West - |
Vacant |
HDR 30 (High Density Residential 30 Dwelling Units / Acre) |
The Preserve Specific Plan |
BACKGROUND
On February 13, 2008, the Planning Commission approved an “A” level Master Site Approval (MSA No. 2006-02) and Tentative Tract Map (TTM) No. 16420 to subdivide approximately 514 acres of land for future development of a variety of residential, commercial, institutional, mixed use, and open space recreational land uses for the South of Pine master plan area within The Preserve Specific Plan. On February 23, 2022, the Planning Commission approved modifications to both the MSA 2006-02 and TTM 16420, modifying underlying conditions of approval and rectifying the inconsistencies between the MSA and TTM that resulted when The Preserve Specific Plan (PSP) was updated in 2021. On July 17, 2024, the Planning Commission approved a “B” level MSA (PL23-0083) and TTM No. 20633 (PL23-0085) to further master plan and subdivide 45.15 acres of land, a portion of the South of Pine master plan area for future residential development of 292 residential units within four neighborhoods and a 3-acre public park, known as Block 1 master plan area. The applicant, Chino Preserve Development Corporation, is now requesting approval of a Site Approval (PL24-0132) to construct 77 detached single-family condominium units. The previous Public Works and Fire District conditions of approval for Tract 16420 and 20633 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On June 24, 2024, 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 and fees that apply to their projects. Subject to limited expectations, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed.
ISSUES/ANALYSIS
Site Design
The project site is located within the Preserve Specific Plan, west of West Preserve Loop, south of Pine Avenue, and north of Legacy Park Street, in the Block 1 master plan area (Tentative Tract Map No. 20633) and consists of 77 single-family detached condominiums on 9.30 adjusted gross acres of land at a density of 8.30 units/acre in the Medium Density Residential (MDR) and Low Density Residential (LDR) land use designations of The Preserve Specific Plan.
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Item |
Proposed |
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Project Area - |
9.3 adjusted gross acres |
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No. of Residential Units - |
77 |
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Density - |
8.3 dwelling units per acre |
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Covered Parking (proposed/required)- |
154 proposed/154 required |
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Guest Parking (proposed/required) |
57 proposed/ 8 required |
Access to the site is provided from West Preserve Loop, entering onto Market Street and “B” Street, which provide a direct connection to “K” Street. The proposed homes are detached condominiums, comprised of 2 or 3-story units. Homes are plotted along eight private drive aisles with access from “K” Street, and designed to generally front onto West Preserve Loop, Market Street, and “K” Street. All three-story homes are strategically plotted on interior lots, away from public streets. The homes are designed as detached single-family units with garage access provided from private drive aisles, except for the homes facing Market Street, “B” and “G” Streets. These homes will have direct access from those streets.
Project statistics are as follows:
Architecture and Floor Plans
Three floor plans, with options, and three architectural styles are proposed. Floor plans range in size from 2,244 square feet to 3,005 square feet. Enhanced elevations have been provided for all elevations visible from a public street or open space feature. The three architectural styles proposed include Adaptive Italian, Adaptive Spanish, and Adaptive Farmhouse. The following is a brief description of each architectural style:
• Adaptive Italian: This style has a stucco finish and features decorative quoins, cornice trims, and an arched front entry with a faux precast trim. The first and second stories are delineated with the use of a wide belly band. Front doors, garage doors, and light fixtures are provided to match the architectural style. An “S” concrete tile roof is provided.
• Adaptive Spanish: This style has a stucco finish and features decorative gable accents, exposed rafter tails, iron elements, multi-paned windows with shutters, foam trim, decorative pot shelves, and an articulated front entry with columns and a gable end detail. Horizontal wood accents are provided at the third story of Plan 2X. Front doors, garage doors, and light fixtures are provided to match the architectural style. An “S” shaped concrete tile roof is provided.
• Adaptive Farmhouse: This style features board and batten siding to accent the main stucco body with the addition of vertical and horizontal scoring in the stucco to further enhance the adaptive style. This style utilizes simple gable ends, steep roof pitches, decorative corbels, pot shelves, and decorative shutters. Enhanced entries have wood posts and beams. Front doors, garage doors, and light fixtures are provided to match the architectural style. A flat concrete tile roof is provided.
Design Review Board (DRB)
This project is a repeat product of PL23-0120 (Site Approval), previously reviewed by the Design Review Board (DRB) on March 7, 2024. The project was well-received and the DRB recommended approval of the project to the Planning Commission, which the Commission approved on March 20, 2024.
Landscaping, Walls, and Open Space
A unique landscape theme has been established in the neighborhood, which includes shrubs, a minimum 24-inch box tree, and ground cover for the front yard of each unit. Landscaping throughout the development has a drought tolerant design, concentrated along the street frontages.
Each home is required to have a minimum private open space (POS) requirement of 200 square feet, which is provided in either the rear or side of each home. POS for each home ranges in size from 283 square feet to 2,443 square feet. Each POS area is enclosed with a 5’ 6” high vinyl fence in areas not visible from the public view and a 6’ high decorative block wall with 24” square pilasters at locations visible from public view. To enhance visual interest and reduce the appearance of continuous walls, a 42” high decorative block wall with 24” square pilasters is proposed along West Preserve Loop at the ends of the private drive aisles. This treatment helps delineate the transition between the homes and the public street, while maintaining a sense of openness. The project site is also adjacent to a future 3-acre park to the west. The park will be fully constructed prior to occupancy of the 200th residential unit within the Block 1 master plan area.
Parking
The project meets the minimum parking requirement of two garage spaces per unit. In addition, driveways are provided for each home to allow for parking of two additional vehicles. The project is required to provide a total of eight guest parking spaces, which are provided along Market Street, “B” and “K” Streets. Overall, the total number of parking spaces provided exceeds the minimum parking requirements of The Preserve Specific Plan with a total parking count of 365 parking spaces, which is 4.7 parking spaces per unit (154 garage spaces, 154 driveway spaces, 57 on-street spaces).
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 June 7, 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 meets legal noticing requirements.
ENVIRONMENTAL REVIEW
The project is within the scope of the previously adopted Addendum to The Preserve Chino Sphere of Influence - Subarea 2 Final Environmental Impact Report (SCH# 2000121036) (EIR) for South of Pine Update 2022, which adequately describes the proposed activity for the purposes of the California Environmental Quality Act (CEQA), pursuant to Section 15164 of the CEQA Guidelines. Additionally, there have been no substantial changes in the project since it was originally assessed under the Addendum, or no substantial new information that was not previously known when the project was originally assessed under the Addendum. No further action under CEQA is required.