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PL24-0110 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0110 (Site Approval)
APPLICANT: Chino Holding Company LLC
REQUEST: A request to construct 850 luxury rental units within Block 6 and Block 8 master plan areas at a density of 24.38 dwelling units per acre on 34.86 adjusted gross acres of land in the Community Core 16 (CC-16), High Density Residential 16 (HDR 16), and High Density Residential 30 (HDR 30) land use designations of The Preserve Specific Plan.
LOCATION: Southeast corner of Pine Avenue and West Preserve Loop
(APN: 1057-181-02, and portions of 1057-441-04 and 1057-181-37)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-017, approving PL24-0110 (Site Approval), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
recommendation
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Vacant |
Commercial Core 16 (CC 16), High Density Residential 16 (HDR 16), and High Density Residential 30 (HDR 30) |
The Preserve Specific Plan |
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North - |
Vacant |
High Density Residential 20 (HDR 20) |
The Preserve Specific Plan |
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East - |
Vacant and Mixed uses with commercial and residential |
Commercial Core 16 (CC 16) |
The Preserve Specific Plan |
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South - |
Vacant |
Medium Density Residential (MDR) |
The Preserve Specific Plan |
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West - |
Vacant |
Medium Density Residential (MDR) and Low Density Residential (LDR) |
The Preserve Specific Plan |
BACKGROUND
On April 5, 2021, the Planning Commission approved the District 4 (Block 6 and Block 7) Master Site Approval (MSA) bound by Pine Avenue to the north, West Preserve Loop to the west, East Preserve Loop to the east, and Market Street to the south to allow for the future development of the Town Center at The Preserve commercial center and up to 393 units of multi-family residential development. District 4 is comprised of three areas: a high-density residential parcel on the west side, a high-density residential parcel on the east side, and a centrally located commercial parcel situated between the two residential areas, bisected by Main Street. The commercial portion and the residential portion to the east have been completed, with the exception of a single drive thru pad. On May 15, 2024, the Planning Commission also approved PL23-0043 (Master Site Approval), for Block 8, which included a 39.29-acre MSA bound by Market Street to the north, Legacy Park Street to the south, West Preserve Loop to the west, and Main Street to the east for the future development of 866 residential units across four distinct neighborhoods.
The applicant, Chino Holding Company LLC, now proposes to construct 850 residential units for a rental community within the western portion of the Block 6 and Block 8 master plan areas. In addition to the project’s specific conditions of approval, all previously approved Engineering Division and Chino Valley Independent Fire District infrastructure conditions of approval for the Block 6 and Block 8 MSAs shall apply to this development, which include backbone right-of-way dedications and public improvements for access, streets, drainage, and utility systems.
ISSUES/ANALYSIS
Sign Design
The proposed project is located west of West Preserve Loop between Pine Avenue and Legacy Park Street. The project site is surrounded by vacant land to the north, south, and west. The Town Center at The Preserve commercial center, residential development and vacant land to the east. The project, known as Town Center Apartments, consists of an 850-unit rental community, located on 34.86 adjusted gross acres of land at an overall density of 24.38 dwelling units per acre in the Commercial Core (CC 16), High Density Residential 16 (HDR 16), and High Density Residential 30 (HDR 30) land use designations of The Preserve Specific Plan.
The Town Center Apartments is comprised of two product types: two-story duplexes and three-story stacked flats. There is a mix of both building types on the north and south portion of the project site. There are a total of 205 duplex buildings and 18 stacked flat buildings, which are described in more detail below. Additionally, a two-story Clubhouse is located at the corner of West Preserve Loop and Market Street (refer to Sheet A-0.3.1). Access is provided into the neighborhood from West Preserve Loop, Market Street and Legacy Park Street. A shared access point is also provided with the Town Center at The Preserve commercial center to the east. The northerly portion of the project (Block 6), which was master planned with the commercial center, has east-west and north-south connections to enhance the walkability of the community and create strong connections with the community core uses on Main Street.
Duplexes
The proposed duplexes are two stories and are comprised of two-bedroom and three-bedroom units with floor plans that range in size between 1,175 square feet and 1,829 square feet in size. The duplex buildings face internal and external roadways and are either configured in a back-to-back configuration where each duplex has a private rear yard area or duplexes rear onto Pine Avenue, West Preserve Loop, and shared project boundary to the west. Each unit is required to provide a minimum of 100 square feet of private open space, which is provided in the back yards or courtyard areas that range in size from 147 square feet to 350 square feet. Side yards between duplexes provide access to the rear yard area. Special gates and decorative tile, combined with enhanced landscape treatments are provided when duplex elevations are adjacent to internal roadways.
Stacked Flat Buildings (23-plex and 37-plex)
There are a total of 18 stacked flat buildings that include a 23-plex building and a 37-plex building. These buildings are located on both the north and south side of Market Street with the majority of the buildings being on the north side. The buildings are designed to front on internal drive aisles or front onto West Preserve Loop and Market Street. The buildings are all three stories and comprised of studios, one-bedroom, and two-bedroom units with floor plans that range in size from 482 square feet to 1,119 square feet. Each unit is required to provide a minimum of 50 square feet of private open space, which is provided via patios or balconies that range in size from 50 square feet to 75 square feet. Enhanced elevations have been provided for all elevations that front or side-on to roadways.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
34.86 adjusted gross acres |
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No. Lots - (Tentative Tract Map No. 16420) |
2 |
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Density - |
24.38 dwelling units/acre |
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No. of Units - |
850 attached multi-family units |
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No. of Buildings - |
205 Duplex buildings 18 Stacked flat buildings 1 Recreation building 1 Pool building 15 garage buildings |
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Landscape Coverage - |
Proposed Block 6 & 8: 26.4% & 21% Required: 20% |
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Parking (proposed/required)- |
1,794 / 1,598 (surplus of 196 spaces) Overall parking ratio 2.11 |
Fencing and Walls
The Town Center Apartments will not be gated, however 6-foot perimeter walls are located at the north and northeast edges of the community. The perimeter wall along Pine Avenue is distinct from the standard perimeter walls throughout The Preserve and incorporates stucco with themed pilasters at key locations. This will create a consistent wall between the West Preserve Loop Road and the East Preserve Loop Road, south of Pine Avenue. There is also a larger, ten-foot-high icon pilaster and enhanced landscape corner at the southeast corner of Pine Avenue and West Preserve Loop which matches the existing corner treatment at Pine Avenue and East Preserve Loop. A 6-foot perimeter wall is also located along the east edge of the community, south of Market Street where future for-sale neighborhoods will be constructed. Courtyard walls are provided at building ends, and 5.5-foot-high walls are provided between duplex buildings to create private open space areas for units.
Architecture
The stacked flat buildings are designed with a contemporary Spanish style and the duplexes are more traditional Spanish, but both are in the same cohesive architectural family. Below is a brief description of the architectural styles proposed.
• Adaptive Spanish (Stacked Flats and Recreational Building): The Adaptive Spanish buildings feature clean lines and more of a modern flavor. This style has a stucco finish and features balconies with horizontal wood railing, flat roof lines combined with hip roofing and decorative tile elements. Some elevations also feature wood siding between and below upper-level windows at enhanced sides. An “S” tile roof is provided typical of this style. The recreational building is adaptive Spanish as well but also includes accents of stone, large windows, and sculpted rooflines, and integrates large glass doorways and windows.
• Santa Barbara (Duplexes): This style has a stucco finish and features decorative vents in the gable roofs, sculpted trim surround, multipaned windows, and wrought iron elements. Inset tile surround or metal shed roofs over entries, decorative corbels under the balconies, and boxed out trim focal windows are also used for this elevation. Arched and shed roofing adorns entries. Front doors, garage doors and light fixtures are provided to match the architectural style. An “S” tile roof is provided typical of this style.
Design Review Board
On July 22, 2025, the Design Review Board (DRB) reviewed the project. Overall, the project was well received. The DRB recommended approval of the project to the Planning Commission.
Landscaping & Amenities
The project provides a total of 26.4% landscape coverage in the portion located in Block 6 and 21% landscape coverage in the portion located in Block 8, which exceeds The Preserve Specific Plan minimum requirement of 20%. Landscaping throughout the development has a drought tolerant design, which will complement the commercial center to the east. The Town Center Apartments provide both major and minor amenities throughout the project area. The major amenities include a recreation building that will have a clubhouse, pool and spa, and fitness center, which is located at the northeast corner of West Preserve Loop and Market Street. This area will be secured to reserve the use of the building for residents of the rental community. The recreation building is required to be fully constructed prior to final occupancy of any residential unit within this project. A dog park is located at the corner of Pine Avenue and West Preserve Loop. Minor amenities include BBQ areas, internal enhanced walkways, seating nodes, tot lot, ping pong table, open green and shade pods and a garden retreat area. A future transit stop has been designed and will be placed on West Preserve Loop (near the recreational center) and will be constructed in the future when ridership supports transit service in the area. The design of the transit stop will match the transit stop on East Preserve Loop.
Parking
Parking for the residential development is provided for by both garage (attached or detached) and uncovered parking spaces. Overall, the project includes 766 garage spaces, 246 driveway spaces, 314 detached garage spaces and 468 on-site parking spaces. Combined, the parking provided results in 2.11 parking spaces per unit, which exceeds the required 1.85 parking spaces per unit outlined for multi-family rental communities in the Preserve Specific Plan. In addition, Market Street has 49 additional parking spaces on the north and the south sides of the street adjacent to the project site. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve with an overall parking count of 1,794 parking spaces, which is a surplus of 196 parking spaces.
The Town Center Apartments will have a parking management system in place to help alleviate any parking concerns on site. The Town Center Apartments will have a permit system in place for both residents and guests. Citations and towing occur if there are parking violations. Parking regulations and restrictions will be provided with the lease agreement to ensure residents are aware of the parking regulations for the community. Additionally, garage doors include windows that allow regular inspections by the property management team to ensure enclosed garages are being used for vehicle parking and not storage.
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
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.