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PL23-0043
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LOCATION MAP
PROJECT NO.: PL23-0043 (Master Site Approval)
APPLICANT: Chino Development Corporation
REQUEST: A request for approval of a 39.29-acre Master Site Approval (MSA) for the future development of a total of 866 residential units (644 for-rent and 222 for-sale) at an overall density of 22.04 dwelling units per acre with varying product types and a 0.34-acre pocket park located in the Community Core 16 (CC-16), High Density Residential 16 (HDR-16), and High Density Residential 30 (HDR-30) land use designations.
LOCATION: South of Market Street, north of Legacy Park Street, between Main Street and West Preserve Loop within The Preserve Specific Plan (APNs: 1057-181-21 and -37)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC No. 2024-012, approving PL23-0043 (Master 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 |
HDR 30 (High Density Residential, 30 units/acre), HDR 16 (High Density Residential, 16 units/acre), and CC 16 (Community Core, 16 units/acre) |
The Preserve Specific Plan |
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North - |
Vacant, Multi-Family Residential, Commercial |
HDR 16 (High Density Residential, 16 units/acre) CC16 (Community Core, 16 units/acre) |
The Preserve Specific Plan |
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East - |
Vacant |
CC16 (Community Core, 16 units/acre) |
The Preserve Specific Plan |
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South - |
Vacant |
HDR 16 (High Density Residential, 16 units/acre), CC 16 (Community Core, 16 units/acre) |
The Preserve Specific Plan |
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West - |
Vacant |
MDR (Medium Density Residential) and LDR (Low Density Residential) |
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 16420) to subdivide 522 acres of land that established large parcels and the backbone street system for future residential and non-residential development within the South of Pine master plan area, generally located south of Pine Avenue, north of Chino-Corona Road, between Mill Creek Avenue and Hellman Avenue. In February 2022, the Planning Commission approved modifications to both MSA 2006-02 and TTM 16420, modifying the 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. The applicant, Chino Development Corporation, is requesting approval of PL23-0043 (MSA) for Block 8 of the South of Pine master plan area to further master plan a portion of the South of Pine master plan to accommodate future residential development and a 0.34-acre pocket park.
ISSUES/ANALYSIS
Master Site Approval
The purpose of an MSA is to develop a master plan that ensures the concepts, requirements, and provisions of the PSP are implemented in a cohesive and comprehensive manner to provide for a high level of variety, character, and quality of development, and to establish continuity, compatibility, and connectivity within the MSA area, neighboring properties, and areas of future development within The Preserve. Future residential development within the boundaries of the MSA will require submittal and approval of a Site Approval (SA) application to review project specific details within the development in greater detail. The plans included in the MSA package show building footprints for conceptual purposes only. Subsequent SA’s will be reviewed by the Design Review Board (DRB) prior to being scheduled for review by the Planning Commission.
The project site is located in Block 8 of the South of Pine master plan area, which is located in High Density Residential 30 (HDR 30), High Density Residential 16 (HDR16) and the Community Core 16 (CC 16) land use designations of The Preserve Specific Plan. The site and adjacent properties to the south, east and west are currently vacant. The property to the north is partially developed with The Town Center commercial center and Main Street Apartments, with the remainder of the area vacant. There are seven points of vehicle access into the project area from the surrounding public roadways (Main Street, Market Street, Legacy Park Street, and West Preserve Loop Road). Internal circulation is provided via several private roadways.
The Master Plan for Block 8 is designed to allow for future development of 866 units separated into two distinct communities consisting of a 644 rental community located on the western portion of the master plan area, adjacent to West Preserve Loop (Lot 49 of Tract 16420) and 222 condominium units located on the easterly portion of the master plan area, adjacent to Main Street (Lots 45, 46 and 48 of Tract 16420). A 6-foot-high decorative block wall is proposed between the rental units and the condominium units. A pocket park is planned on the west side of Main Street, within the condominium portion of the MSA. Block 8 is located within the urban core of The Preserve and provides higher density residential development with a network of streets and sidewalks to create an urban, pedestrian-friendly environment. Within the Community Core, homes are designed to front onto Main Street, Market Street, and West Preserve Loop to further provide a pedestrian oriented and interactive community environment. Since the proposed residential development consists of a rental community and condominium units, which will be located on existing lots established under Tract 16420, a separate map is not required for this project.
The MSA includes the concept for all perimeter landscaping along the backbone streets, which entails parkway landscaping and landscaping within the street adjacent lettered lots. The MSA includes a 0.34-acre public pocket park on Main Street. The park includes an open turf field, shade structures with game tables, seating, and a central courtyard and is conditioned to be constructed prior to last occupancy of the neighborhood it is located within.
Rental Neighborhood
The rental community provides a mix of building types including two different paired unit products and a multi-plex product. Both paired units take access from private drives, but one product has a private back yard, and the second paired unit product is designed to front onto the public streets (West Preserve Loop and Legacy Park Street) and includes a front yard. The multi-plex product is three stories with multiple units in a larger building. Units located along Main Street, Market Street, and West Preserve Loop will front onto the public streets as required by The Preserve Design Guidelines. There are three private common areas located within the rental community that will provide amenities for the residents. Additionally, a leasing center and private recreation center will be constructed at the northeast corner of Market Street and West Preserve Loop that will be shared by residents in the Block 8 rental community and residents located in a future rental community on the north side of Market Street (Sheet MSA-6).
Condominium Neighborhood
The for-sale neighborhood has a mix of three product types including a bungalow product, a six-pack condominium, and a three-story detached condominium. The bungalow product is arranged in groups of three units. Two of the units front onto a street or internal paseo, and the third unit is a carriage unit located above the garages that serve all three homes. The six-pack condominium is comprised of six, single-family detached homes that share a private drive. The three-story detached condominium is in a side-by-side configuration with access from private driveways. Future residents within the condominium portion of Block 8 will have access to all amenities within The Preserve operated by The Preserve Master Maintenance Corporation, which includes the Parkhouse at the southeast corner of Main Street and East Preserve Loop (north of Pine Avenue) and the new Parkhouse that has been approved at the southeast corner of Main Street and Legacy Park Street (south of Pine Avenue).
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 May 4, 2024, and the City sent information out on the City’s social media platforms. Additionally, a notice was posted in the mailroom for the residents within the Main Street Apartment Homes located northeast of the project site and the applicant sent a copy of the notice to the new Town Center commercial tenants via E-blast. 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 California Environmental Quality Act (CEQA), pursuant to Section 15164 of the CEQA Guidelines.