DATE: July 15, 2026
TO: CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
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SUBJECT
PL26-0119 (Specific Plan Amendment), PL25-0120 (Site Approval), and PL25-0121 (Tentative Tract Map No. 20845).
RECOMMENDATION
1) Adopt Planning Commission Resolution No. PC2026-012, recommending the City Council approve PL26-0019 (East Chino Specific Plan Amendment), based on the findings listed in Planning Commission Resolution No. PC2026-012; 2) Adopt Planning Commission Resolution No. 2026-013, approving PL25-0120 (Site Approval) and PL25-0121 (Tentative Tract Map No. 20845), based upon the findings and subject to the departmental conditions of approval.
BACKGROUND
On June 17, 2026 the Planning Commission heard PL26-0119 (Specific Plan Amendment), PL25-0120 (Site Approval), and PL25-0121 (Tentative Tract Map No. 20845), a request to subdivide 12.42 acres of land for the development of 55 single-family homes. The request also included an amendment to the East Chino Specific Plan to allow homes to front onto Amsterdam Avenue and reduce the front yard setback to allow swing-in garages. At the Planning Commission hearing, staff presented the item with a recommendation for approval. During the public comment period, the Planning Commission heard testimony from various residents who live in the community west of the project. The residents expressed concerns about traffic, parking, and vehicular accessibility on Amsterdam Avenue. For parking, there were concerns that residents and guests of the 10 homes facing Amsterdam Avenue will park on the adjacent street, Dalton Street. Residents also stated that the parking of personal vehicles and temporary package delivery trucks would create a blockage which inhibits vehicles from driving through Amsterdam Avenue. After the public testimony, the Planning Commission asked the applicant if they were able to flip the site plan and have homes front onto Cypress Avenue instead of Amsterdam Avenue, as presented by the community. The change could not be agreed upon at the time of hearing which resulted in the Planning Commission voting 5-1 to continue the item to allow further analysis of the plotting substitution and its feasibility. The applicant has created and reviewed an alternative vesting map (Exhibit A) and utility plan (Exhibit B) in which homes front onto Cypress Avenue and not Amsterdam Avenue. In drafting a new vesting map with 10 homes facing Cypress Avenue, the applicant found construction issues relating to grading, drainage and utilities as well as an increase in cost for the construction of the project. For these reasons outlined in this report, the applicant is requesting approval of their original proposal.
ISSUES/ANALYSIS
The applicant has analyzed the request to flip the site plan, as requested by the Planning Commission and determined this to be infeasible for several reasons, included in the letter from PLC Communities attached as Exhibit “C”. The reasons are discussed in detail below.
• Infrastructure Improvements: Sewer and drain utilities currently exist on Amsterdam Avenue and not on the portion of Cypress Avenue where the 10 homes would be fronting. To flip the site plan, it would require over 700 feet of new underground sewer and storm drain lines to be installed to service the 10 homes on Cypress Avenue. A similar extension would be required for dry utilities as well. Additionally, Cypress Avenue does not appear to have enough of a grade change to facilitate a new storm drain line to flow to the water quality treatment basins and underground detention basin located on Amsterdam Avenue. The flip would require an additional treatment and detention basin on Cypress Avenue, and an outlet to the open Cypress Creek Channel just east of the project site. This would require the applicants to obtain additional permits from the San Bernardino County Flood Control District. The added costs of infrastructure and engineering would add over $1 million to the cost of the project.
• Loss of Lots: Flipping the site plan to allow homes to front onto Cypress Avenue will result in a loss of one resulting in 54 lots instead of 55. As the project is currently designed, along the northern boundary there are currently six homes proposed with four of the six homes single-story. The alternative design with homes fronting onto Cypress Avenue would result in eight homes along the northern boundary. Due to the lot sizes, only three lots would be able to accommodate single-story homes.
The residents who spoke at the June 17 Planning Commission meeting voiced parking concerns for the 10 homes facing Amsterdam Avenue. The residents were concerned that guests of these homes would not have a place to park and would instead park within the neighborhood east of the project, specifically on Dalton Street. Currently the East Chino Specific Plan prohibits parking along loop streets (Amsterdam Avenue). To alleviate the parking concerns, the applicant is requesting an additional amendment to the East Chino Specific Plan to allow parking in front of the 10 homes facing Amsterdam Avenue. The addition of these parking spaces in conjunction with the driveway parking spaces on each lot will help alleviate parking concerns along Dalton Street. If recommended by the Planning Commission, this change will be incorporated into the Ordinance presented to the City Council.
Exhibit “A” - Alternative Vesting Tentative Map
Exhibit “B” - Alternative Utility Map
Exhibit “C” - PLC Communities letter to the Planning Commission
Exhibit “D” - Planning Commission Staff Report dated June 17, 2026